Urban Residential (RU) Zoning Districts in Oakland
Urban Residential (RU) zones in Oakland allow for multi-unit housing with densities ranging from 1,000 sq. ft. per unit in RU-1 to 200 sq. ft. per unit in RU-4/5. Minimum lot sizes are 2,500 to 4,000 sq. ft. Building heights vary by zone and height area, reaching a maximum of 125 feet in RU-5 districts. Parking must follow citywide standards, with strict driveway restrictions on major corridors.
The Urban Residential (RU) zones are designed to facilitate multi-unit residential development, ranging from low-rise structures to high-rise buildings. These districts are strategically located to ensure residents have high-quality access to transportation and essential services [Article 17.19.010].
General Purpose and Intent of RU Zones
The RU classification is divided into five distinct zones, each with a specific developmental intent [Article 17.19.010]:
- RU-1: Focuses on multi-unit, low-rise residential structures and neighborhood businesses.
- RU-2: Accommodates multi-unit, low-rise to mid-rise residential structures and neighborhood businesses.
- RU-3: Similar to RU-2 but allows for higher densities.
- RU-4: Intended for multi-unit, mid-rise, and high-rise structures specifically located along the City's major corridors.
- RU-5: Targeted for major corridors, this zone allows for multi-unit, mid-rise, and high-rise structures with mandatory or encouraged ground-floor neighborhood businesses.
Dimensional and Development Standards
Development standards vary across the RU zones to reflect the intended density and scale of each district.
Lot Dimensions and Density
Minimum lot requirements and maximum residential densities are based on the specific RU designation [Table 17.19.03]:
| Standard | RU-1 | RU-2 | RU-3 | RU-4 / RU-5 |
|---|---|---|---|---|
| Minimum Lot Width | 25 ft. | 25 ft. | 25 ft. | 25 ft. |
| Minimum Lot Area | 2,500 sf. | 2,500 sf. | 4,000 sf. | 4,000 sf. |
| Density (Regular Units) | 1 unit / 1,000 sf. | 1 unit / 750 sf. | 1 unit / 450 sf. | 200 - 500 sf. per unit* |
*Density in RU-4 and RU-5 is determined by the specific Height Area as defined in Table 17.19.04.
Setbacks
Setbacks are determined by the lot size and the type of facility. For lots equal to or greater than 3,000 square feet, the following minimums apply [Table 17.19.03]:
- Front Setback (Residential): Ranges from 15 feet in RU-1 to 0 feet in RU-5.
- Interior Side Setback: 4 feet in RU-1/RU-2, 3 feet in RU-3, and 0 feet in RU-4/RU-5.
- Rear Setback (Residential): Generally 10 feet across all RU zones.
Height Regulations
Height limits are tiered based on the zone and, for RU-4/RU-5, the designated Height Area [Tables 17.19.03 and 17.19.04]:
- RU-1: 45 ft. maximum.
- RU-2: 55 ft. maximum.
- RU-3: 65 ft. maximum.
- RU-4 & RU-5: Maximums range from 35 ft. to 125 ft. depending on the Height Area.
Parking Requirements
Parking in RU zones must generally comply with the citywide automobile and bicycle parking requirements (Chapters 17.116 and 17.117) [Article 17.19.050].
Specific RU-4 and RU-5 Restrictions
For new construction in RU-4 and RU-5 zones, vehicular access (driveways and garage doors) must not be located on the principal street if alternative access via an alley or secondary frontage is feasible. Furthermore, open parking areas are prohibited between the sidewalk and the principal building [Table 17.19.03, Reg. 18].
S-12 Combining Zone Regulations
In areas where the S-12 Residential Parking Combining Zone applies, specific dimensions for regular, intermediate, and compact spaces are required. Up to 50% of provided spaces may be compact. Tandem parking is permitted only if one independent space is assigned to each dwelling unit and both spaces in a tandem pair are assigned to the same unit [Article 17.94.060].
Provisions for Flexibility and Exceptions
The RU zoning code provides several mechanisms for flexibility in development:
- Small Lot Reductions: For lots smaller than 3,000 square feet, side setbacks can be reduced to 3 feet in RU-1/RU-2 and 0 feet in RU-3 [Table 17.19.03].
- Planned Unit Developments (PUD): Large integrated developments exceeding specific size thresholds may apply for a PUD permit. This allows for the waiver or modification of standard RU regulations and can include uses not otherwise permitted [Article 17.19.060].
- Encroachments and Projections: Allowed projections into setbacks and heights are governed by Section 17.108.130 [Table 17.19.03, Reg. 3].
- Height Increases near Lower-Density Zones: If an RU building abuts an RH, RD, or RM zone, height is restricted to 30 feet at the setback line but may increase as the building moves further away from the property line [Table 17.19.03, Reg. 14].
- Usable Open Space Substitutions: Private open space can be substituted for group usable open space at a ratio where one square foot of private space equals two square feet of group space [Table 17.19.03, Reg. 19].