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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 Future Land Use 750 N. Carroll Avenue Land UseDesignation: Office Commercial Future Land Use 16a-Year Flood Plain Corps of Engineers Properly s T� Public ParW Open Space y PublicfSemi-Public Gar Low Density Residential Medium Density Residential �Pudicl5emi-Public Office Commercial - Retail Commercial c - Mixed Use QeRSfty �y - Town Center Regional Retail - Industrial L 9 =5 4N 90D Fest i off Co-. st) r ELr \+�! DMION ST ♦FS, � � v o To•1 0-41t�� ium Qe iTy R isl 'a AL W.4Y 4t Current Zoning Current Zoning: 750 N. Carroll Avenue "0-1"Office District Zoning Districts: C " 0 AG ®C 1 1?. * RE EM C2 0 SF1A C3 0 SF1B -C4 ®SF2 -NR-PUD 480- SP I 0 SF30 -HC 515 480-714 0 SF20A 0 B1 0 SF20B 0 B2 -R-PL1D 0 11 {✓2 fl 0 MF1 0 12 0 MF2 0 SPi 0 MH 0 SP201 0 CS 0 DT 0 01 TZ[] r. 0 02 0 ECZ _ 0 127.5 375 754) Feet 480-526 !i 01 1 , f 48 s 1 � 1- 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 I -_. 8RE GALA Il ! I LANDMARK OFFICE EXHIBIT `----'� 754N-CAR ROLLAVE- SOUTHLL''A��KE.TX Existing Volumes with Current Driveway Location and Existing Building (no expansion) Queuing and Warrant Study Findings: Existing Volumes with Current Driveway N . Carroll Avenue Access Evaluation March 5, 2015 Kimley>Morn 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 Kimley»)Horn k AR OL 5CHaME 6AT€ I-. . PLACE M1L SR rh�R+r Miava o:N--- , `���' GAS 11�GAMIPU5 pW 1 weao-o — L A. = pR , 1 _¢ f iNVIEtAti R� IE i \ �Q�a u £R 6L•ET r �. f— FEDERAL,."' I � l r C)OD ��-MEETINGST �p 1P G14zGLE _ �R� e riVir AcARL-C;N,_ - _ - _. SIAs e3%j-� - Kimley»>Horn Data Collection • Recent traffic studies • Reviewed 2030 Mobility Master Plan • In-field observations during AM and PM peak periods • Turning movement counts SH 114 interchange • Lakewood Drive • NB left-turn into 7-Eleven property Kimley>>)Horn F7 Existing { Traffic r m Counts S H 114 > Interchange r � N 4 • N. Carroll Ave. at Lakewood Drive 2����9� �a t1& 1 OAS STATIONIZI, �► 0 I j WAY n r > n f m u col T 2 131 DRIVE-AY LAKEWOOD DR. T r DENTIST Q /� 1 ORNEVYAY, .... AM JPM] T � m Existing Traffic Counts • N. Carroll Ave. at FM 1709 o � m o m ti — 87 [1511 C GN[1750] T � m 172[275] E.SDUTHLAKE BLVD. ` (FM 1709) 451[250] 2016[10701 259[215] - . N � T T C" r� . r N10 v AM [PM] rn K mley>>)Hvrn Field Observations Lakewood Drive CU PM rush hour is critical peak Existing median configuration for SIB left-turn creates ` numerous conflict points and potential safety problems Existing raised island design on retail drive is not effective Lakewood Drive • No significant delays along EB and WB approaches during peak periods (queue 1 -2 vehs) s; Vehicle gaps are created from upstream traffic signals at SH 114 and Federal Way agery!. 16ii2/2014 Kimley>>)Horn Traffic Analysis Lakewood Drive imIr AM peak PM peak • Acceptable LOS Movement Delay Delay during the AM (seclrr h) LOS (seclv ) Los peak N B Left 9.6 A 11 .3 B EB approach is SB Left 9.6 A 9,9 A LOS F during the PM peak EB Approach 31.8 D 60.8 F However, avg. wB Approach 11 .3 B 11 .4 B queue is only 1 vehicle long 004 k KimleyA Horn Access Alternatives ..: _ Wild Wood Lane , r c,' • Option A. (C2U-60') u Aligns with existing drainage channel between 800 and 850 ` - J Wild Wood Lane Qy • Includes TxDOT deceleration lane ' ROW acquisition $252,000 :; Construction Cost ($853,000) Engineering/Surrey ($85,000) • Total Project Cost ($1 ,190,000) Kimley#>Horn Access Alternatives WIAW Wild Wood Lane J V Option B (C2U-66') Includes TxDOT deceleration lane tiQ J ROW acquisition w y�sr .. /Construction Cost WILDIYOODLNr. � ``i . ,. l� '�.�7696,aaa) \ Engineering/Survey ($69,6oa) Total Project Cost ($975,6aa) Kimley>Morn Access Alternatives Wild Woad Lane Option C C2U-60' Aligns with existing driveway along SH 114 OKI Does not meet TxDOT �o o spacing requirements from existing off-ramp Includes TxDQT deceleration lane ROW ac uisition $168 00� • Construction Cost ($609,500) • Engineering/Survey In In ($61 ,000) • Total Project Cost ($838,500) Kimley>))Horn Access Alternatives Wild Wood Lane o cA Option D (C2U-60') Ix • Includes TxDQT deceleration lane Q J ROW acquisition �T ° a ($132,000) . . Construction Cost WILDWOODLN � rAo �. ;, l'' ($534,5©l,J) Engineering/Survey ($53,500) Total Project Cost s ($720,000 J 5, ) Y ,p, t - Q Kimley>))Horn Access Alternatives Lakewood Drive Q tion - 4 p ) o Extend median for SIB left- turn lane nodWamy o Lakewoodve Add access drive alone on akew on Extend Median Lakewood Drive • Stripe EB approach as a �- two-lane approach (11 ' lanes) LAKEW000 oR _ ' No significant change in LOS for EB approach Reduces conflict points Eliminates confusion • Improves safety • Total Project Cost ($30,000) 0&99111L Kimley>>)Horn Access Alternatives Lakewood Drive Proposed Doiveway Relocation �" (Option 2) U, • option 1 plus. . . Relocate existing .Glose Driveway � �� �`' Realign GhannelizeG driveway along N. Right Turn Lane r -, Carroll 4 _ + f Modify existing raised LAKEWOODDR , island and driveway radius along east approach • Total Project Cost ($85,000) NRAI L Kimley>s)Horn Access Alternatives ` Lakewood Drive r = (option 3) Option 1 plus. Relocate existing 10 driveway along N. Hooded LO him Lane Carroll Install median island to "5R restrict left-turn from k side streets Total Project Cost i ( 85,000) Kimley>))Horn Traffic Analysis - Lakewood Drive Option 2 AM Peak PM Peak • Revised traffic for Movement Delay Los Delay LDS proposed (seclveh) (seclveh) modifications and NB Left 10.3 B 12.7 B the future retail development traffic SB Left 9.7 A 10.3 B • Delay increases EB Left/Thru 52.7 F 170.1 F for EB and WB EB Right 11 .4 B 13.1 B approaches WB Approach 11 .6 B 11 .6 B • EB Queue = 2 veh • WB Queue = 1 veh E&ddlhk Kirnley>Morn Traffic Analysis - Lakewood Drive Option 3 AM Peak PM Peak • No left-turns from Movement Delay Los Delay LOS side streets (seclveh) (seclveh) • Minimal delay NB Left 10.5 B 12.9 B along side streets SB Left 10.4 B 10.3 B • Previous left-turns from Lakewood EB Left/Thru -- -- -- -- Drive are required EB Right 11 .7 B 13.4 B to make U-turn WB Approach 11 .6 B 11 .6 B south of intersection EM99 k Kimloy>))Nora Lakewood Acres • Conclusions/Recommendations • No significant congestion problem at N. Carroll Avenue & Lakewood Drive • Vehicle gaps are created from upstream traffic signals at SH 114 and Federal Way • Do not implement access connections from Wild Wood Lane • Option 2 results in fewer restrictions for Lakewood Drive approach • Consider implementing Option 3 if side street delay increases along Lakewood Drive Kimley»>Horn Field Observations • ■ • • • Neighborhood • No significant delays observed along • • • • • Lane or Owenby Lane • Foxborough Lane traffic r easily rightout of neighborhood r • make rU-turn at Byron Parkway Ir AtIT pp I J tile Ile � r�. + .. f � � his +f' wT . r„.�: t _ ���•�♦.� E- oul-I < •.ivd� _ Ol! I118 Access Alternatives Foxborough INN !� Neighborhood FpxBORQ GHLN NI+ _DWYL, • Extension of Crass all® I Lane ° • ROW acquisition $50 000 • Construction Cost ($1 ,0 51 ,0 0 0) - SO147LAKE 9LV0 - • Engineering/Survey - ($105,000)• Total Project Cost Connection not needed to support ($1 ,660,000) current conditions Consider implementing when vacant tract develops MEAMML Kimley>))Harn Field Observations South • • • • • • No significantdelaysalong t Southcrest Courtand f -- � So[rtheresl•GR r Owenby Lr ` w= �sVehicle gaps are created from i ` rtraffici r at FM 1709 and Federal r 1No recommended access �,� AMA isimprovements ♦�♦��!! ILL Kimley>))Horn FM 1709 at N . Carroll Avenue SIB Right Lane ' Existing storage is approx. 120 feet (too short) : Poor utilization because • pear hour queues extend beyond turn bay - � 4 Extend turn ,day r approximately 200 feet to 2nd driveway to increase . , utilization and reduce , . queues AWL Total Project Cost ($75,000) Sr4lhlake 9hid- - - Kimley>>)Horn SH 114 Ramp Reversal Kimley>>)Horn SH 114 Ramp Reversal Approximate Off Ramp Locstlori(1 Frontage Road Driveway Clear Space{464') �1.� � ■■ � Frontage Road Driveway Clear Space(200') Approximate On Ramp Location(1,549 Long) r ■ SH 114 Minimum Weaving -.+ FBISection with Next Qif Ramp(1,46.. �'} ...... J �1 Projecf Cost: $3'000,000 (Approx. $1.51VI per ramp, includes potential for auxiliary lanes) Kimley>))Horn f - � 4 . Reversal �.�. .r ML rk8saoargaa SH 114 Ramp Reversal Looking East under the N. Carroll Avenue U-Turn Bridge - Avoid U-Turn bridge abutment Kimley>>>H©rn IL ALI 1J _ es_.. SH 114 Ramp Reversal Looking Bast just past N. Carroll Avenue U-Turn Bridge - Note change in grade Kimley>Morn FpAp-NExi gKXi -- - Change in grade Sign relocations 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