Item 5 - PresentationLandmark Office Expansion
Site Plan
ZA18-0028
ZA18-0028 Landmark Office Expansion
APPLICANT:Landmark General Contractors,Inc.
OWNER:N.Carroll 114 Properties,LLC
REQUEST: Approval of a Site Plan to allow the expansion of
an existing office building
LOCATION: 750 N. Carroll Avenue
Aerial View
Existing Site
Existing
Driveway
Existing
Driveway
Previously Proposed Site Plan (P&Z 2-7-19)
50.77 ft.
Proposed Driveway 8 ft. sidewalk
5 ft. sidewalk
8 ft. wood board-
on-board fence
Previously Proposed Rendered Elevations (P&Z 2-7-19)
Previously Proposed Rendered Elevations (P&Z 2-7-19)
Previously Proposed Rendered Elevations (P&Z 2-7-19)
Previously Proposed Tree Conservation Plan (P&Z 2-7-19)
Previously Proposed Landscape Plan (P&Z 2-7-19)
Required trees
from east bufferyard
Proposed Site Plan (P&Z 4-4-19)
50.77 ft
Existing
Driveway
8 ft. sidewalk
5 ft.
sidewalk
8 ft. wood
board-on-
board fence
Proposed Rendered Elevations (P&Z 4-4-19)
Proposed Rendered Elevations (P&Z 4-4-19)
Proposed Rendered Elevations (P&Z 4-4-19)
Proposed Tree Conservation Plan (P&Z 4-4-19)
Proposed Landscape Plan (P&Z 4-4-19)
Required trees
from east bufferyard
Comparison of Site Plans
Driveway location (previously proposed
5 ft. sidewalk 2 ft. off curb
Existing driveway location
12,195 sf 11,839 sf
Site Data Summary Comparison
Site Data Summary
Previously Proposed
ZA18-0028
Revised Proposed ZA18-
0028
Existing Zoning O-1 O-1
Proposed Zoning O-1 O-1
Land Use Designation Office Commercial Office Commercial
Gross/Net Acreage 1.364/1.364 1.364/1.364
Total Building Floor Area (Gross)
Floor Area by Use
General Office
Medical Office
12,195 sf
6,098 sf
6,097 sf
11,839 sf
5,919.5 sf
5,919.5 sf
Building Ht./Number of Stories 18’-10”/1 18’-10”/1
Open Space %35.08%35.47%
Impervious Coverage %64.92%64.53%
Total Parking Required 63 60
Total Parking Provided 60* variance requested 60
Site Photographs
View northeast to site
View west from N. Carroll Avenue
View north from Lakewood Drive
View north from Lakewood Drive
Variance Requests
1.The following issue pertains to the driveways and compliance with the Driveway Ordinance No.634,as amended:
a.Variance to Driveway Ordinance No.634,as amended,5.2.d,to allow an approximately 30-foot stacking depth
(75 ft.is required)on N.Carroll Avenue.
b. Variance to Driveway Ordinance No. 634 as amended, 4.0.b, Revision of Existing Driveways for Conformance,
expansion in an existing business; the existing driveway is in not conformance in the current location. The
applicant has proposed to leave the driveway in its current location.
Note: The existing driveway accessing N. Carroll Avenue is “non-conforming” with the regulations of the
Driveway Ordinance regarding minimum centerline spacing (minimum 200’ from intersection required, ±48’
provided (+66’ to centerline); 250’ from existing driveway to the north, ±225’ provided)and stacking depth
requirements. (75’ required, ±30’ provided). Due to the proposed changes to the site, Section 4.0 requires that
the driveway be brought into compliance. Neither the existing driveway nor a reconstructed driveway can to be
placed onto Carroll Avenue without approval of a variance to the spacing requirements.
2. Variance to Section 42 Bufferyards of the Zoning Ordinance, to allow relocation of 3 canopy trees and 5 accent trees from the
east bufferyard, into the interior landscape area along the north side of the lot.
Planning and Zoning Commission
January 3, 2019; Approved (4-3) a motion to deny.
City Council
January 15, 2019; Approved (7-0) on the Consent Agenda that the item be
remanded back to the Planning and Zoning Commission’s February 7, 2019 meeting.
Planning and Zoning Commission
February 7, 2019: Moved forward with a (3-3) vote on the motion to deny.
City Council
February 19, 2019; Approved (7-0) on the Consent Agenda that the item be tabled until the
March 5, 2019 City Council meeting.
March 5, 2019; Approved (5-0) on the Consent Agenda that the item be tabled
until the March 19, 2019 City Council meeting.
March 19, 2019; Approved (6-0) on the Consent Agenda to remand the item back to the April 4,
2019 Planning and Zoning Commission meeting at the applicant’s request.
Questions?
Existing Volumes with Current Driveway
Location with Existing Building
Volumes with Relocated Site Driveway
with Proposed Building Expansion
Queuing and Warrant Study Findings and Summary
Existing Volumes with Current Driveway
Location and Existing Building (no expansion)
Queuing and Warrant Study Findings: Existing Volumes with Current Driveway
Existing Volumes with Current Driveway
Location and Existing Building (no expansion)
Queuing and Warrant Study Findings: Existing Volumes with Current Driveway
Kimley Horn N. Carroll Avenue Access Evaluation March 6, 2015
Study Purpose
Identify any operational deficiencies related
to access along N. Carroll Avenue between
SH 114 and FM 1709
•Develop alternatives to
improve access to N. Carroll
Avenue
•Lake Wood Acres
•South View
•Foxborough
Existing Traffic Counts
•SH 114 Interchange
•N. Carroll Ave. at
•Lakewood Drive
Field Observations:
Lakewood Drive
•PM rush hour is critical peak
•Existing median configuration for SB
left-turn creates numerous conflict
points and potential safety problems
•Existing raised island design on retail
drive is not effective
•No significant delays along EB and WB
approaches during peak periods (queue
1-2 vehs)
•Vehicle gaps are created from upstream
traffic signals at SH 114 and Federal Way
Kimley Horn N. Carroll Avenue Access Evaluation March 6, 2015
Kimley Horn N. Carroll Avenue Access Evaluation March 6, 2015
Kimley Horn N. Carroll Avenue Access Evaluation March 6, 2015
Kimley Horn N. Carroll Avenue Access Evaluation March 6, 2015