Oakland commission approves design review for Turnpike Commerce Park amid questions about road access and parking

The Town of Oakland Commission voted on April 28 to approve a design review for the Turnpike Commerce Park, a proposed 13.8‑acre industrial flex development at 1360 West Colonial Drive that would comprise four single‑story shallow‑bay buildings totaling about 160,160 square feet.

Planning staff presented the project as consistent with the town’s urban corridor design district and recommended approval, noting the proposal had prior reviews by the Appearance Review Board and Planning & Zoning. "Staff finds that the proposed Turnpike Commerce Park, including the requested deviations and conditions, fulfills the intent and purpose of the town's urban corridor design district," staff said during the presentation.

The developer representative said the project would be a $34 million single‑phase investment and projected roughly $800,000 a year in new tax revenue. "We're proposing investing $34 million in total budget to deliver this project," the representative said, arguing the product would create local services jobs and fill a gap for shallow‑bay industrial space.

Commissioners pressed the applicant and staff on several practical issues before approving the concept plan. Multiple members expressed concern about the entrance road width and truck turning radii; one commissioner noted the proposed 26‑foot easement for the entryway and said that appeared tight for semitrailer movements and delivery trucks. Commissioners also questioned whether the 216 parking spaces proposed would be sufficient for a speculative industrial development with potentially dozens of small tenants.

On building scale, some commissioners said they were uncomfortable with an increase in the maximum floor plate from 32,000 to roughly 40,040 square feet. "That 'perceived' change doesn't sit well with me," one commissioner said, urging staff to show comparable examples so the commission could judge visual impact.

The project seeks several variances tied to landscaping/wall requirements, a parking reduction using industry parking standards, building floor‑plate increases, orientation exceptions and reduced fenestration on portions of the buildings. Planning staff said all variances except one (fenestration percentages) were recommended by prior review boards; the Planning & Zoning Board provided further clarification on fenestration so the proposal shows increased windows on north‑facing facades and clerestory windows on south elevations visible over vegetation.

Kim Horn Associates, the project civil engineer, outlined utility and access commitments intended to support future connections. The engineer said the developer will dedicate a 50‑foot roadway right‑of‑way, stub potable water to the south, dedicate a lift station to the town and install roughly 1,500 feet of force main across State Road 50 to connect to the town system. Those elements, staff said, will be evaluated in final engineering review along with solid waste and fire safety requirements by Orange County.

The commission approved the design review motion by voice vote. Commissioners and staff emphasized this approval is concept/design review only; the applicant must return for final engineering review and any county permitting before construction permits can issue.

Next steps: the applicant will proceed to final engineering review and coordinated county approvals. The commission’s design approval does not authorize construction; it establishes the project concept and the conditions that final engineering must satisfy.