HomeMy WebLinkAboutCDD MEMO 7-21-22 Minor Amed ORD 02-05
DATE: July 21, 2022
TO: File PLPA-2021-00037
CC: File PA 03-058
FROM: Jeff Baker, Community Development Director
SUBJECT: Minor Amendment to Planned Development (PD) Zoning District PA 03-
058 (Dublin Station by Windsor Apartments)
Background
On December 3, 2002, the City Council adopted Ordinance No. 21-02 to rezone an
approximately 91-acre area known as the Dublin Transit Center to a Planned
Development (PD) Zoning District (PA 00-013) and adopted a Stage 1 Development Plan
for the area. On January 18, 2005, the City Council adopted Ordinance No. 02-05, which
approved a Stage 2 Development Plan for a portion of the Dublin Transit Center known
as Site B-2 (PA 03-058).
Site B-2, known as Dublin Station by Windsor Apartments (formerly referred to as
Avalon Bay and Eclipse at Dublin Station) is a mixed-use development located at 5300
Iron Horse Parkway. The site includes a five-story residential building wrapped around
a six-level parking structure. The approved Stage 2 Development Plan permitted a
maximum of 308 residential units, as well as approximately 15,389 square feet of
ancillary, neighborhood-serving commercial uses at the ground level.
In 2007, the developer constructed Dublin Station by Windsor Apartments, with a total
of 305 residential units and 13,340 square feet of commercial space at the ground level
along Iron Horse Parkway and Campbell Green. The commercial space was given a
second address of 5286 Iron Horse Parkway and was subsequently split into six
individual suites, lettered A through F, and a 2,600-square-foot residential leasing office.
The six commercial suites remained mostly vacant until 2015, when three of the six
suites became occupied by businesses.
On December 8, 2016, the Community Development Director approved a Minor
Amendment to the Stage 2 Development Plan for Site B-2 (PA 03-058), resulting in the
conversion of two of the three remaining vacant commercial suites (totaling 3,556
square feet) into amenity space. The amenity space includes a fitness center and a
clubhouse, used exclusively by residents. The last remaining commercial suite, which is
located mid-block along Iron Horse Parkway, continues to be vacant.
Proposal
The applicant is proposing to convert the last remaining commercial suite
(approximately 2,004 square feet) into two residential units and has requested a Minor
Amendment to the Stage 2 Development Plan (PA03-058). Each new unit will be two
stories, with two bedrooms and two full bathrooms. Proposed exterior modifications
are limited to the removal of one set of double doors for the commercial suite and
installation of a single glass door for each residential unit located on the ground floor
level of Iron Horse Parkway.
Minor Amendment to a Planned Development (PD) Zoning District
A minor amendment to an adopted PD may be approved administratively by the Community Development Director
upon a finding that the amendment substantially complies with and does not materially change the provisions or
intent of the adopted Planned Development Zoning District Ordinance for the site (Dublin Municipal Code Section
8.32.080).
Approval
The Community Development Director finds that the proposed Minor Amendment to the Stage 2 Development
Plan (Ordinance No. 02-05) is in substantial compliance with, and does not materially change the provisions or
intent of the PD. The Director hereby approves a Minor Amendment to the Stage 2 Development Plan (Ordinance
No. 02-05) as shown on the attached plans submitted by SZFM Design Studio, received by the Planning Division on
April 4, 2022, and hereby amends Section 7 (Density and Affordability), Section 8 (Development Regulations), and
Section 10 (Site Plan and Architecture) of the Stage 2 Development Plan, attached as Exhibit A to Ordinance No. 02-
05, as shown below. To provide flexibility, this approval would allow either commercial or residential uses in the
remaining 2,004-square-foot commercial suite, which is described in a new paragraph in Section 10.
Section 7 (Density and Affordability) is hereby amended to allow the option of converting the 2,004-square-foot
commercial suite on Ironhorse Parkway to two, two-bedroom townhouse units, and increase the total number of
residential units as follows:
Unit Types: Studio: 20
Apartment/Flat: 249
Townhouse (walk-up): 38
Apartment Type Apartment Plan No. of Units Unit Size Bathrooms
Studio Flat S1, S2, & S3 20 522 sf – 644 sf 1
1 Bedroom Flat A1, AH1S, A53,
A53.1, A53.2, A55.1
& A55.2
121 681 sf – 835 sf 1
1 Bedroom Flat +
Den
A2 2 877 sf 1
2 Bedroom Flat B2, B2.1, B2.2, B2.3,
B2.5, B2.6, B3, B4
112 1,048 sf – 1,315 sf 2
3 Bedroom Flat C2.1, C2.2, C2.3 &
C3
14 1,048 sf – 1,471 sf 2 or 2.5
1 Bedroom
Townhouse
TH1, TH1.2 & TH2 12 877 sf – 1,364 sf 1.5
2 Bedroom
Townhouse
TH2.1 16 1,182 sf 2 or 2.5
3 Bedroom
Townhouse
TH7.1 & TH7.2 10 1,655 sf – 1,847 sf 3
Total: 307
Unit Affordability
10% required Studio 1 Bedroom 2 Bedrooms 3 Bedrooms Total
Moderate (80%
or 120%
2 units 13 units 13 units 3 units 31 units
Section 8 (Development Regulations) is hereby amended to increase the required number of parking spaces for
residential uses, decrease the required number of parking spaces for commercial, and decrease the total required
number of parking spaces, if the subject commercial space (5238 Ironhorse Parkway, Suite A) is converted to two
residential units, as follows:
Required Parking: 1.5 spaces per dwelling unit
(see discussion) 3 spaces per 1,000 sf of commercial use
Residential 461
Commercial 34
Total Parking required 495
Section 10 (Site Plan and Architecture) is hereby amended to clarify the design of the residential units and to update
the ancillary commercial square footage as follows:
Residential, Paragraph 4:
With the exception of the Dublin Boulevard frontage and the two potential two-bedroom townhouse units facing
Ironhorse Parkway, ground level units along the building perimeter will be provided with stoop entries elevated
from 1 to 5 feet above the public way and tied directly to the sidewalk. They would be screened from the public
way with landscaping or set back and separated from the public way by front courtyards.
Ancillary Commercial, Paragraph 1:
Approximately 7,184 square feet of ancillary, neighborhood-serving commercial uses are allowed for development
at the ground level along Iron Horse Parkway on the east side of the project. This space will include the leasing
office for the residential portion of the project. Residents and guests will have access to the leasing office from
either the public way, from the pool courtyard, or from the ground-level parking garage. Access to the retail areas
will be from the public way, or from the ground-level parking garage.
Flexible Commercial/Residential, Paragraph 1:
The approximately 2,004-square-foot commercial suite on Ironhorse Parkway (5238 Ironhorse Parkway, Suite A)
may be utilized for commercial or residential uses. If converted to residential use, a maximum of two, two-bedroom
townhouse units may be provided, each with its own entrance. Privacy/screening elements, such as opaque window
film on the lower three feet of the floor to ceiling windows, as well as landscaped planters on the ground floor shall
be provided for the residential units. Prior to issuance of a building permit to convert the commercial suite to
residential use, an amendment to the existing Affordable Housing Regulatory Agreement shall be recorded to
ensure one additional two-bedroom unit within the Dublin Station by Windsor Apartments is made affordable to a
moderate-income household in accordance with the requirements of Dublin Municipal Code Chapter 8.68
(Inclusionary Zoning Regulations).
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