Planning commission approves preliminary plan for All Inclusive Living housing project with conditions

The Dublin Planning & Zoning Commission on Thursday approved a preliminary development plan for a four‑story, 75‑unit multifamily building proposed by All Inclusive Living, with two waivers and seven conditions the commission said must be addressed at the final development plan stage.

Jenna Kessler, designer for the applicant, told the commission the project concentrates community space along the 161 frontage, shifts vehicular access to a shared midpoint drive with a neighboring property and increases open space in the site plan. "All Inclusive Living aspires to create a community of good neighbors in which adults with disabilities can live alongside people of all ages and abilities," Kessler said during the presentation.

City staff recommended approval at the preliminary development stage with administrative departures. Staff planner Basem Pajar summarized the technical context and code considerations in the Bridge Street District, noting the site’s mixed‑use urban designation and that two waivers were requested: (1) an administrative departure from the required building zone along the north frontage and (2) an exception for certain occupied‑space requirements within 20 feet of the public street. "We believe the criteria are met for both waivers and recommend approval with seven conditions," Pajar said.

Commissioners raised several substantive concerns during deliberation. A central dispute focused on how the project counts a corner amenity labeled Pocket Park B: the design includes a covered, columned area with a mural recessed behind the columns. Several commissioners said the corner’s covered, enclosed feel makes it questionable whether the space should count toward the 15,000‑square‑foot open‑space requirement. Commissioner Wei said the project "fits into the Dublin plan and works very well," but urged careful review of how the open space is used and counted. Others, including Commissioner Alexander, praised the design changes but urged more glazing or permeability so the corner feels inviting rather than private.

Commissioners also pressed the applicant on parking. Staff noted the Bridge Street District code normally requires 88 spaces for the proposed unit mix (38 one‑bedroom, 29 two‑bedroom and 8 three‑bedroom units), but proximity to transit allows a reduced count; the applicant proposes 75 on‑site spaces and says on‑street parking could bring the total nearer to the code’s intent. Dan Schein of TFG Housing Resources said market analysis and developer consultation supported a minimum 1:1 parking ratio (75 spaces) for marketability.

Noise and usability concerns about an equipment area at the northern edge — including a proposed generator adjacent to the pocket park — drew sustained comment. Commissioners asked the applicant to relocate or better screen mechanical equipment so it does not dominate or reduce usability of the park space; the commission added relocation of the generator as a condition to the approval.

After discussion the commission voted to approve the preliminary development plan and the two requested waivers, subject to the staff’s seven conditions and additional direction: demonstrate that the corner pocket park will be publicly accessible and usable before counting it as required open space (or otherwise provide additional usable open space), relocate major mechanical equipment outside the pocket park, and provide a pedestrian‑safety solution through the surface parking area. Commissioner Wei moved approval of the plan with seven conditions; Commissioner Alexander seconded and the motion carried by recorded roll call.

The commission’s approval is for the preliminary development plan only; the applicant must return with a final development plan that resolves technical items flagged by staff, including stormwater details related to a below‑pavement detention tank, final landscaping for islands atop storm infrastructure, exact parking accounting including any on‑street spaces, and material/sample boards for architectural review. Staff will also continue coordination with the Transportation and Mobility division on on‑street parking striping and the city’s future right‑of‑way changes associated with the COTA Northwest Corridor study.

The project team said they will return for final review and will continue to refine materials, site details and mechanical locations in response to the commission’s direction. "We appreciate the commission’s feedback and will bring material samples and additional information to the final development plan review," Kessler said.

The commission’s action was recorded in the meeting minutes; the applicant was directed to work with staff on the conditions and return for final development plan review.