Appearance Review Board hears Tubbs Street Main‑Street overlay; members press for limits on 5‑story proposal, parking and trail links

Katie Greer, a presenter with DICK'S High Plus Partners, described the Tubbs Street/Oakland Avenue Main‑Street overlay as an effort to "reenvision this corridor as the heart of Oakland," proposing wider sidewalks, shade trees, plazas and traffic‑calming measures to encourage pedestrian activity and support nearby businesses.

Staff framed the item as a comprehensive plan amendment that would replace three smaller overlay nodes with a unified Main Street sub‑overlay. Greer said required standards would apply to properties that front Tubbs Street and Oakland Avenue upon major renovation or redevelopment; other properties would be "opt in." She said incentive tools such as density bonuses tied to public amenities, sustainability certifications, workforce housing and public parking or plaza contributions would help align private projects with the vision.

The presentation identified three character areas with different suggested maximum heights: the Canopy District at about two stories, the Heritage Walk around three stories and a Gateway area along State Road 50 where the proposed maximum could reach five stories. Greer emphasized retaining local character and cited preservation measures, including saving a prominent oak tree and using historically rooted materials such as brick and tabby concrete for streetscapes.

Board members and attendees asked detailed questions about implementation. Member Laura Kettle asked whether angled parking would be removed and where displaced spaces would be relocated; staff said on‑street parking would be extended along the corridor and sidewalks would be added in phases so total parking is not necessarily reduced on a town‑wide basis. On connectivity, staff said grant funds are available to develop a Sadler Avenue trail that would link Longleaf to the West Orange Trail, add sidewalks and provide golf‑cart access for neighborhood circulation — a point staff attributed to a Healthy West Orange grant.

Several participants said a five‑story allowance near Saddler Avenue felt out of scale for the downtown. One attendee urged restoring "Florida vernacular" language to the design standards and narrowing the five‑story allowance to State Road 50 only; staff said they would take that feedback back and consider revising the comprehensive plan language to better protect properties immediately fronting Saddler.

A public commenter proposed approving the comprehensive plan amendment with specific edits — limiting Tuck Street to three stories, allowing four stories on State Road 50 and restoring Florida‑vernacular design language — and asked staff to note the policy objectives to be changed. Staff agreed to address the requested policy language when the amendment returns with the land development code. The transcript records a request for a second to a motion but does not capture a formal vote or final outcome during this meeting.

If approved in later steps, staff said the amendment would proceed to planning and zoning for transmittal, then to the Town Commission for transmittal, and finally be transmitted to the state; a follow‑up presentation and more detailed land development code standards would return to the board before implementation.

The board also handled routine business: the clerk introduced approval of the April 7, 2026 minutes and a motion to approve was made; the transcript does not capture a recorded second or a roll‑call vote for that item.

Next steps: staff will revise the comprehensive plan language to reflect the board’s feedback and return to the board with detailed land development code standards as the amendment moves through planning and zoning, Town Commission transmittal and state review.