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Oakland commission transmits Tub Street–Oakland Avenue overlay amendment to state with reduced gateway height
Summary
Design consultants presented a Tub Street Streetscape and overlay amendment to make Tub Street a pedestrian‑oriented main street; the commission voted to transmit the comprehensive plan amendment to the state after revising gateway height limits from five to four stories in portions of the district.
Consultants from Dixs Height Partners and Kimley Horn presented a multi‑block design and policy framework on June 9 to transform Tub Street into a human‑scaled main street with wider sidewalks, consistent parallel parking, plazas, and materials intended to preserve Oakland’s character.
"I'm here to present to you the vision for transforming Tub Street into a main street," said Katie McGrder, who led the presentation and described organizing the corridor into character districts (gateway, canopy, heritage walk) with block‑by‑block treatments.
The comprehensive plan amendment would replace three nodes with a unified main‑street subarea, establish maximum densities, and offer density or intensity bonuses for vertically mixed‑use development and public improvements such as plazas or public parking. Presenters and staff said the overlay would apply only to new construction or major renovations; existing properties would remain unchanged until redevelopment.
A key policy revision presented to the commission reduced the maximum height originally proposed for parts of the gateway district from five stories to four stories (and three stories in adjacent areas) following ARB comments; staff recommended transmitting the amendment to state reviewing agencies. Commissioners and residents discussed parking, funding strategies (including developer contributions and potential parking funds used elsewhere) and whether Oakland might replicate nearby Winter Garden; presenters and staff said the goal was to retain town character and that on‑site parking requirements for new development would remain in force while the overlay adds additional on‑street parking.
After public comment and staff clarifications, the commission voted to transmit the Tub Street–Oakland Avenue overlay comprehensive plan amendment to the state for review; a second public hearing will follow once state comments are received and code language for implementation is drafted.
Next steps: Staff must submit the amendment to the state within 10 days; agencies typically provide a response letter within about a month, and the town has up to 180 days to schedule the second hearing if extended review is required.
