|
TOWN
OF CARY
,
NORTH CAROLINA
REQUEST FOR REZONING
STAFF RECOMMENDATION TO THE TOWN COUNCIL
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Rezoning
Petition:
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04-REZ-09
(SAS Institute, Inc.)
|
|
Land
Use Plan Amendment:
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04-LPA-07
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Request:
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Amend
the Land Use Plan to Office and Institutional.
Amend the zoning from R-40 to O&I, Office and
Institutional. Remove
Activity Center Overlay designation from the properties.
These changes are to facilitate development of the land for
use as part of SAS campus.
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Meeting
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Date
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Staff
Recommendation
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Action
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Town Council
Public Hearing
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July 15, 2004
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Staff recommends
forwarding the request to the Planning and Zoning Board meeting of
August 16, 2004
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Town Council
forwarded the request to the
August 16, 2004
Planning and Zoning Board meeting
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|
Planning and
Zoning Board
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August 16, 2004
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Recommends
approval
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Planning
and Zoning Board voted unanimously to recommend approval
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Town Council
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August 26, 2004
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Recommends
approval
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STAFF
RECOMMENDATION
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Northern tract:
The
staff recommends approval of the requests for this tract.
This tract is adjacent to the property on which the Umstead
Hotel will be developed. The
proposed zoning designation will be consistent with the remainder of
the SAS campus.
Southern
tract: The staff
recommends approval of the requested Land Use Plan amendment and
rezoning for this tract as well, including the removal of the
Activity
Center
overlay designation. The
property is part of the SAS campus, and will be developed as part of
the campus. The proposed
zoning and land use designations are consistent with the remainder
of the SAS campus.
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APPLICANT
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OWNERS
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Mr. George Finch
George Finch/Boney & Assoc., P.A.
309 N. Boylan Avenue
Raleigh
,
NC
27603
Telephone: (919)
833-1212
Fax: (919) 834-3203
e-mail: gfinch@gfba.net
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SAS Institute, Inc.
100 SAS Campus Drive
Cary
,
NC
27513
And
Reedy Creek
Investments, Inc.
P.O. Box
3557
Cary
,
NC
27513
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|
PROJECT
DESCRIPTION
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|
This
is a three-part request:
- A request to amend the
boundaries of the
Regional
Activity
Center
to remove these tracts from the Center.
- A request to change the
zoning of the tracts from R-40, Residential, to O&I, Office
and Institutional
- A request to amend the
Land Use Plan from LDR, Low Density Residential and MDR, Medium
Density Residential to OFC/INS, Office and Institutional on the
southern tract.
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Parcel
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Maximum
Density (Du/Ac)
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Acreage
|
Total
Units
|
Minimum
Lot
Size
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077503043502
(part
of southern tract)
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NA
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2.22
acres
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NA
|
NA
|
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076516948282
(part
of southern tract)
|
NA
|
0.68
acres
|
NA
|
NA
|
|
076516941659
(part
of southern tract)
|
NA
|
8.42
acres
|
NA
|
NA
|
|
076502967585
(northern tract)
|
NA
|
0.56
acres
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NA
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NA
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Total
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11.88
acres
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APPLICANT’S
JUSTIFICATION STATEMENT
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“This
rezoning request is submitted on behalf of SAS Institute Inc., who
would like to have the opportunity to expand their existing
business/office facilities as well as the ancillary services they
provide to their employees. The
current R40 zoning of the land within this application will not
allow SAS Institute Inc. to meet their business expansion goals as
well as provide current and future service facilities to their
employees within their Campus.
This
request is in keeping with the existing surrounding uses and
character of the area. The
current SAS Institute Inc. Campus and its employee service
facilities are directly north and east of this rezoning proposal.
These existing uses are all located within the O&I zoning
classification requested in this application.
The main employee entrance/roadway serving the SAS Campus and
this surrounding service area,
Research Drive
, is located to
the South of the land within this rezoning.
These existing conditions also serve to substantiate the
statement that this request provides a natural, logical and
appropriate extension of the uses and character of the area while
providing a consistency of community growth.
The
consistent growth and character support of this proposal with
respect to the surrounding uses and zoning districts will therefore
not create a situation where it will detract or devalue the
surrounding community. This
proposed SAS Institute expansion proposes to tie into the
surrounding existing SAS Campus infrastructure and tie into the
already adequate transportation corridors and utility services
within and adjacent to this area, ensuring that this Rezoning is in
keeping with the Town of Cary’s Public Safety, Health and Welfare,
provide additional employment opportunities beneficial to the
general welfare of the citizens of the Town of Cary as well as
additional tax base to the Town.
Town
staff has indicated that this Rezoning request will require that the
Town of
Cary Land Use
Plan
be amended in
two ways to reflect what is proposed.
The areas of Residential Land Uses within the lots proposed
within this rezoning, and north of
Research Drive
need to be
changed/modified to a O&I/Institutional use classification.
The current uses of these lots, which are service in nature
to the SAS Campus, and the further expansion of the services/office
related uses proposed in this rezoning, substantiate indicate that
residential uses are not necessarily appropriate nor will ever occur
in this area. The
existing R40 zoning remaining in this area will revert to Office
related zoning as SAS Campus expands further into the area.
A
Regional Activity Center Overlay is located along
Harrison Avenue
and extends
into the land(s) involved within this Rezoning submittal.
In the rezoning area adjacent to
Research Drive
, the Land Use
Plan is showing the RAC boundary along an existing property line
located in the area of SAS Campus where SAS Institute, Inc., would
like to expand the existing service/support facilities currently
serving their employees. This
Rezoning proposes to move the RAC boundary to the western
edge/limits of this proposed rezoning, which will become a property
line of a lot created for the development that will occur in this
area being rezoned. As
was reviewed with Town Planning Staff, this new boundary located at
the Reedy Creek Rd. Cul-de-Sac, would provide a more logical,
physical, as well as jurisdictional separation between the SAS
Campus complex which extends eastward from this point (at the SAS
Security Gates in Research Dr.), and the remaining portion of this
parcel which would physically and relationally tie into the future
Regional Center Development(s) along Harrison Avenue to the west of
this area.
This
proposed amendment also proposes to further amend the Town’s Land
Use Plan by adjusting the RAC boundary to reflect the removal of the
0.56 ac. Parcel in this rezoning adjacent to SAS Campus Drive from
the limits of the Town’s Regional Activity Center.”
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NORTHERN
TRACT
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Current
Land
Use: OFF/INS,
Office and Institutional.
The property is vacant.
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Proposed
Land Use: OFC/INS,
Office and Institutional.
The
property will remain vacant.
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Current
Zoning: R-40,
Residential,
Activity
Center
overlay
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Proposed
Zoning: O&I,
Office and Institutional
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SOUTHERN
TRACT
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Current
Land
Use: MDR,
Medium Density Residential.
The property contains recreational facilities.
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Proposed
Land Use: OFC/INS,
Office and Institutional.
The property will contain offices and accessory buildings for use by
SAS.
|
|
Current
Zoning: R-40,
Residential,
Activity
Center
overlay
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Proposed
Zoning: O&I,
Office and Institutional
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ADJACENT
ZONING & LAND USES – NORTHERN TRACT
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Existing
Use
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Existing
Land Use Designation
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North:
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Office
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O&I,
Office and Institutional
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OFC/INS,
Office and Institutional
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East:
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Office
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O&I,
Office and Institutional
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OFC/INS,
Office and Institutional and OFC/IND, Office and Industrial
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South:
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Warehouse
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R-40,
Residential
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OFC/INS,
Office and Institutional
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West:
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Office
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ORDCU,
Office, Research, and Development Conditional Use
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OFC/INS,
Office and Institutional and OFC/IND, Office and Industrial
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ADJACENT
ZONING & LAND USES - SOUTHERN TRACT
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Existing
Use
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Existing
Land Use Designation
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North:
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Office
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O&I,
Office and Institutional
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OFC/INS,
Office and Institutional
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East:
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Ballfield
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O&I,
Office and Institutional and R-40, Residential
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MDR,
Medium Density Residential
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South:
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Warehouse
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R-40,
Residential
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MDR,
Medium Density Residential
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West:
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Cemetery
and
Vacant
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R-40,
Residential
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LDR,
Low Density Residential and MDR, Medium Density Residential
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PLANNING
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Comprehensive
Plan Analysis
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A Land Use Plan
amendment is required to change current MDR and LDR designation to
OFC/INS.
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Open
Space Considerations
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No
significant open space or historic resources are identified on this
site.
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Parks
and Greenways
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There are no Parks,
Recreation, and Cultural Resources issues, i.e. parks or greenway
dedication, for non-residential property.
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Transportation
Planning
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Transit:
This
location is within the C-Tran, Cary Transit, service area.
Pedestrian:
Sidewalk
is required on both sides of all new/improved thoroughfares and new
collectors, and one side of all new residential streets.
Bicycle:
Fourteen
(14) feet wide outside lanes required on all new thoroughfares.
Transportation
Plan Element:
Research
Drive is an existing private road.
Private roads must meet minimum Town standards for roads with
27’ back to back.
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School
Information
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The
property will be developed in a non-residential manner, so school
information is not applicable.
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ENGINEERING
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Environmental
Considerations
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The
project will be required to meet the nitrogen requirements of the
Town of
Cary
. There are riparian
buffers associated with this project.
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Utilities
(Water and Sewer)
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The
site has direct access to existing public water and sewer systems.
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Traffic
Impact Analysis
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The
Town of
Cary
approved a
traffic impact study dated April 2003 prepared by Wilbur Smith
Assoc. for an expansion of 235,000 sq.ft to the SAS campus. No
additional traffic impact study required.
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PARCEL
& OWNER INFORMATION:
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Property
Owner(s)
|
County
Parcel
Number
|
Real
Estate ID(s)
|
Area
(Acres)
|
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SAS
Institute, Inc.
100 SAS Campus Drive
Cary
,
NC
27513
|
077503043502
|
0278458
|
2.22
of 11.89
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|
SAS
Institute, Inc.
100 SAS Campus Drive
Cary
,
NC
27513
|
076516948282
|
0278459
|
0
.68 of 0.94
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|
SAS
Institute, Inc.
100 SAS Campus Drive
Cary
,
NC
27513
|
076516941659
|
0005515
|
8.42
of 33.88
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|
SAS
Institute, Inc.
100 SAS Campus Drive
Cary
,
NC
27513
|
076502967585
|
0127858
|
0.56
of 0.94
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Total
Acreage
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11.88
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