OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Oakland Planning Commission Meeting – February 18, 2026

City CouncilWednesday, February 18, 2026
BodyOakland, California
SessionCity Council
DateWednesday, February 18, 2026
StatusFILED
Video Record
0:00 / 2:32:35
Transcript — Verbatim
2:38

And you're surprised like that.

3:26

Good afternoon, everyone.

3:27

Uh, welcome to the February eighteenth, twenty twenty-six Oakland Planning Commission meeting.

3:34

I will call the meeting to order and we can do the roll call.

3:39

All right.

3:40

Uh, Commissioner Maurice Rob is absent today.

3:42

Um, Commissioner Alex Randolph.

3:45

Here, Commissioner Owen Lee.

3:47

Here, Commissioner Josie Aaron's.

3:49

Here, Vice Chair Natalie Sanibal.

3:51

Here.

3:52

You chair Jennifer Wank.

3:53

Here.

3:54

You have a quorum.

3:55

Thank you.

3:56

Uh, we'll move on to Commission Business.

3:58

Do we have any agenda discussion?

4:00

No agenda discussion.

4:02

Do we have a director's report?

4:04

No director's report.

4:06

Okay, and it looks like we have an informational report that was continued from the January seventh agenda meeting.

4:13

So that will go right to item number one.

4:15

Yes, and I feel bad because I just told the presenter.

4:19

Oh, you've got a bit of time because of open form, but over the form is layer.

4:23

So now of course she's sitting in the middle of a row.

4:24

So I apologize for that.

4:26

So we have uh Christy Johnson here from EWD.

4:30

I believe you're a deputy director, Deputy Director of Economic and Workforce Development Department, with a presentation on activation regarding the downtown, and before she gets going, uh, she's got a nice presentation.

4:42

I will note this is something that the planning commission asked for.

4:47

You had noted that there's been a trend of up proposed updates to regulations that affect the downtown, and you were curious about other initiatives the city has worked on in concert with relaxation of alcoholic beverage regulations in the downtown adoption of the DOSP.

5:08

And so this presentation is intended to complement the regulations you are now becoming familiar with.

5:15

They're new to all of us, of course.

5:17

And I also have asked Laura Kaminsky, the strategic planning manager, to be here as well in case you have questions about the connection between the economic development initiatives that Christy will be presenting and the recently adopted regulations for which you provided recommendations to city council.

5:36

And with that, Christy, welcome.

5:38

Thank you so much.

5:38

And hopefully you can hear me all right.

5:41

Alright, so for the next 15 minutes, I get to walk you through our.

5:45

I'm sorry, can you please state your full name for the list?

5:47

Sure, thank you.

5:48

Like a rookie.

5:50

Christy Johnston Limon, Deputy Director of Economic and Workforce Development.

5:54

And thank you for inviting us here today to talk about this strategy.

5:58

So I'll spend about 15 minutes giving you an overview of the economic development action plan, which is the city's five-year strategy to address many of the economic opportunities and challenges that you all probably have talked about before here, including five goals and actions that the city intends to take, and then go out into a deeper dive into our Oakland business community, who they are, where they're located, and more importantly, how the City of Oakland and the planning and building department can partner to further support both retaining and expanding our business community here in Oakland.

6:33

And then I believe we also have some time for question and answer.

6:36

Alright, so with that, this is the overall economic development action plan.

6:42

I actually brought three hard copies, which we just picked up from the printer last week.

6:46

If you or the public are interested, there's also copies of the slides there if you'd like to follow along.

6:51

What we tried to do was develop a five-year vision for how we wanted to develop Oakland's economy in a way that is equitable and that aligns with the Systies City's existing policies.

7:02

Our role at EWD, primarily my role in the business development division, is to sustain, attract, and retain and grow businesses here in Oakland and increase their investment.

7:13

But we also have many other roles that we play as part of the entire department, including building relationships with our business community, connecting businesses with the city and community resources to help them navigate Oakland so that they can thrive.

7:28

We permit special events that help activate our communities, including film permits and our cannabis and mobile food vending and other special activities that are what make our community really vibrant.

7:39

We also manage the workforce development board, which many cities do not, mostly counties do that function, but I believe it really allows us to integrate our workforce and economic development work in one place.

7:49

We also attract an administer grants and funding.

7:53

We provide real property asset management services through licensing and leasing of city owned property, as well as attract private investment, such as the partnership with Samuel Merritt University here downtown.

8:04

We also work with our artists and our culturalists to strengthen the creative economy.

8:08

And I can't read that last part.

8:12

Here we go.

8:13

You know what?

8:14

I have it right here.

8:15

I always come prepared.

Discussion Breakdown — Share of Meeting
Economic Development█████████████████████████████████33%
Land Use and Zoning████████████████16%
Environmental Protection███████████████15%
Procedural██████████10%
Transportation Safety████████8%
Affordable Housing██████6%
Zoning and Land Use████4%
Public Safety███3%
Public Engagement██2%
Summary of Proceedings

Oakland Planning Commission Meeting – February 18, 2026

The Oakland Planning Commission convened on February 18, 2026, with a quorum present (Commissioner Rob absent). The meeting included an informational presentation from the Economic and Workforce Development Department on downtown activation and the city's economic development action plan, followed by a public hearing on an appeal regarding a property at 966 81st Avenue. The commission also heard public comments on a non-agendized project (6230 Claremont Avenue) and approved the minutes from the February 4, 2026 meeting.

Public Comments & Testimony

  • Five members of the public spoke during open forum regarding the proposed development at 6230 Claremont Avenue. They expressed concerns about traffic safety (citing fatalities on Claremont Avenue), insufficient shadow and sunlight studies, fire code compliance, and the building's scale relative to the neighborhood. Speakers urged the commission to require comprehensive traffic studies, health impact assessments, and adherence to fire safety codes before any approval. Staff clarified that no application for that site has been accepted for review and no formal action was taken.

Discussion Items

  • Informational Report: Downtown Activation and Economic Development Action Plan – Christy Johnston Limon (Deputy Director, EWD) presented the city's five-year economic development strategy. Key statistics: 40% of Oakland's 54,000 business license holders are residential landlords; 94% of businesses earn less than $250,000/year and employ fewer than 5 people; the business community is racially diverse. The plan focuses on five goals: attract key sectors, sustain businesses, build workforce, invest in places, and support arts/culture. EWD offers technical assistance, façade grants, ambassador programs, revolving loans, and BID support. Commissioners discussed barriers such as conditional use permit (CUP) requirements, zoning flexibility, and the need for permit reform. Staff noted recent zoning changes (effective January 2026) that streamline CUPs and create performance standards. Coordination between EWD and Planning on the General Plan Phase 2 was highlighted.
  • Appeal of Determination – 966 81st Avenue – Staff (Neil Gray) presented the appeal: the property owner (Neil Johnson) contested staff's determination that the general outdoor storage use was purposefully abandoned and requires a CUP. The use ceased in November 2024 when tenant AJW Construction vacated. Under the 2023 code, truck-intensive activities lose legal nonconforming status immediately if purposefully abandoned. Staff argued that the owner took affirmative steps (clearing the site, marketing without specifying outdoor storage, seeking zoning clearances for other uses) indicating abandonment. The appellant (Annie Mudge) countered that the owner actively marketed the site through Colliers, maintained improvements (wall, gate, building), and that cessation alone does not prove abandonment. She cited a similar 2025 case at 727 Kennedy where staff found no abandonment due to active marketing. Commissioners questioned the definition of “purposeful abandonment” and whether third-party inquiries or zoning clearances constitute abandonment. The owner stated they continued to seek tenants for outdoor storage, but market conditions made it difficult.

Key Outcomes

  • Appeal Uphold – The commission voted unanimously (5-0) to uphold the appeal of the determination at 966 81st Avenue, finding that the owner did not purposefully abandon the general outdoor storage use. The legal nonconforming use is therefore preserved, though staff noted that proactive marketing must continue to avoid future abandonment claims. The commission acknowledged the tension between environmental justice goals and the ambiguous code language and requested that staff consider revising the definition of “purposeful abandonment” for clarity.
  • Minutes Approved – The commission unanimously approved the minutes from February 4, 2026.
  • The chair indicated that staff will provide a summary of the city council's recent approval of impact fee updates, including affordable housing impact fees, at a future meeting.

Meeting Transcript

And you're surprised like that. Good afternoon, everyone. Uh, welcome to the February eighteenth, twenty twenty-six Oakland Planning Commission meeting. I will call the meeting to order and we can do the roll call. All right. Uh, Commissioner Maurice Rob is absent today. Um, Commissioner Alex Randolph. Here, Commissioner Owen Lee. Here, Commissioner Josie Aaron's. Here, Vice Chair Natalie Sanibal. Here. You chair Jennifer Wank. Here. You have a quorum. Thank you. Uh, we'll move on to Commission Business. Do we have any agenda discussion? No agenda discussion. Do we have a director's report? No director's report. Okay, and it looks like we have an informational report that was continued from the January seventh agenda meeting. So that will go right to item number one. Yes, and I feel bad because I just told the presenter. Oh, you've got a bit of time because of open form, but over the form is layer. So now of course she's sitting in the middle of a row. So I apologize for that. So we have uh Christy Johnson here from EWD. I believe you're a deputy director, Deputy Director of Economic and Workforce Development Department, with a presentation on activation regarding the downtown, and before she gets going, uh, she's got a nice presentation. I will note this is something that the planning commission asked for. You had noted that there's been a trend of up proposed updates to regulations that affect the downtown, and you were curious about other initiatives the city has worked on in concert with relaxation of alcoholic beverage regulations in the downtown adoption of the DOSP. And so this presentation is intended to complement the regulations you are now becoming familiar with. They're new to all of us, of course. And I also have asked Laura Kaminsky, the strategic planning manager, to be here as well in case you have questions about the connection between the economic development initiatives that Christy will be presenting and the recently adopted regulations for which you provided recommendations to city council. And with that, Christy, welcome. Thank you so much. And hopefully you can hear me all right. Alright, so for the next 15 minutes, I get to walk you through our. I'm sorry, can you please state your full name for the list? Sure, thank you. Like a rookie. Christy Johnston Limon, Deputy Director of Economic and Workforce Development. And thank you for inviting us here today to talk about this strategy. So I'll spend about 15 minutes giving you an overview of the economic development action plan, which is the city's five-year strategy to address many of the economic opportunities and challenges that you all probably have talked about before here, including five goals and actions that the city intends to take, and then go out into a deeper dive into our Oakland business community, who they are, where they're located, and more importantly, how the City of Oakland and the planning and building department can partner to further support both retaining and expanding our business community here in Oakland. And then I believe we also have some time for question and answer. Alright, so with that, this is the overall economic development action plan. I actually brought three hard copies, which we just picked up from the printer last week. If you or the public are interested, there's also copies of the slides there if you'd like to follow along. What we tried to do was develop a five-year vision for how we wanted to develop Oakland's economy in a way that is equitable and that aligns with the Systies City's existing policies. Our role at EWD, primarily my role in the business development division, is to sustain, attract, and retain and grow businesses here in Oakland and increase their investment. But we also have many other roles that we play as part of the entire department, including building relationships with our business community, connecting businesses with the city and community resources to help them navigate Oakland so that they can thrive.

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