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Z-5604 Staff Analysis1. Meeting Date: October 20, 1992 2. Case No.: Z-5604 3. Request: To approve a POD titled Wildwood. 4. Location: 20,919 Denny Road 5. Owner/Applicant: Wildwood Park for the performing arts by Ann Chotard 6. Existing Status: Developing performing arts center 7. Proposed Use: To make the existing use conforming and allow future expansion. S. Staff Recommendation: Approval with conditions 9. Planning Commission Recomm dation: Approval with conditions 10. Conditions or Issues Remaining to be Resolved: Resolution of the timeframe for installation of Denny Road boundary street improvements. 11. Right -of -Way Issues: None 12. Recommendation Forwarded With: A vote of 9 ayes, 0 nays and 2 absent. 13. Objectors: None 14. Neighborhood Plan: Burlingame Valley (21) NO.: Z-5604 NAME: Wildwood Long -Form - Planned Office District LOCATION: Approximately 3/4 of a mile west of Kanis Road on the south side of Denny Road. DEVELOPER• ENGINEER• WILDWOOD PARK FOR THE JOE WHITE PERFORMING ARTS WHITE-DATERS AND ASSOCIATES P. O. Box 25202 401 Victory Street Little Rock, AR 72221-5202 Little Rock, AR 72201 AREA: 98.42 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Wildwood Performing Arts Center PLANNING DISTRICT: Burlingame Valley (21) CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: This applicant proposes the establishment of a planned unit development project on this large site for purposes of several performing arts activities. The site is quite large in area containing a lake and meandering roadways to serve the several performance areas as well as on-site parking and maintenance facilities. Wildwood is envisioned to be a multipurpose facility for showcasing the performing arts. It will provide festivals and presentations of classical and nonclassical events. The development will provide a center for learning and creative expression for talented Arkansas artists, offering classes and performances by the students and teachers in fields of the performance arts. Wildwood is projected to become a performance arts park of national and international importance operating in a year around capacity providing national and international talent. FACILITIES Phase I Phase I will include a theater, an administration and production complex. Wildwood site currently houses the administrative offices for the park, a fully equipped scene shop, amphitheater and rehearsal space with seating for 315 persons. A caretaker's 1 FILE NO.: Z-5604 Cont. housing area is provided as well as the Wildwood pavilion, which is an outdoor deck area appropriate for various types of events such as postperformance parties. In addition, the Cabe Festival Theater is a 700 seat facility which is currently under construction. It will house areas for stage, orchestra pit, lobby, restrooms, box office, gift shop and a patron lounge. Phase II Phase II will consists of the "village on the green which will be a landscaped outdoor performance area accommodating approximately 10,000 persons for festivals. Phase III - Outdoor Amphitheater This is designed to host performances of the symphony, pop and classical music, musical comedy, dance and other art forms. The outdoor amphitheater will seat a total of 10,000 people, 2,000 seats will be in the covered area. Seating for the additional 8,000 will be provided on a landscaped terrace outside. Other developments will include a 200 seat restaurant overlooking the park's eight acre lake, a lodge for the housing of artists and other guest, special events/convention center capable of handling up to 1,000 participants. The new parking locations within the park are being developed to take care of currently projected parking needs when combined with the easement space on the north gide of Denny Road. The park will be able to easily accommodate anticipated parking needs. A. PROPOSAL/REOUEST: This applicant is requesting the POD as an approach to redevelop this site without this specific commitment of zoning classification. The site plan that connects to this filing by its nature is somewhat general due to the planning effort of the Wildwood organization. At this time, specific dimensional relationships cannot be offered. The site plan indicates the location of all the significant features which will be constructed or utilized on the premises. B. EXISTING CONDITIONS: This 100± acres is currently disturbed only in those areas where some construction on the lake or buildings is occurring. The land involved in this application is rolling terrain with a valley area running east to west and occupied by this small lake. The perimeter of the site is heavily timbered with many hardwoods in a mix of pines and other trees. 2 FILE NO.: Z-5604 Cont. C. ENGINEERING/UTILITY COMMENTS: Dedicate right-of-way and provide Master Street Plan improvements on Denny Road. The extension of a water main for the provision of on-site fire protection will be required. D. ISSUES/LEGAL/TECHNICALLDESIGN: This project by its nature is one that does not require the type of detailed review for planned unit development approval. Since the entirety of the project is devoted to open space, significant retention of natural foliage, parking areas are designed to be compatible with the existing timber and the retention of significant trees about the perimeter of the site. E. ANALYSIS: The Planning staff's view of this planned unit development proposal is that it is entirely appropriate to encirumstance. There are some items to be accomplished at a later date when specific details will be developed on the individual structures to be placed on the property. There are several areas within the existing developed area which is not fleshed out as to the dimension and specific detailing. These are areas devoted to parking and support areas for existing structures. Final plan review can deal with detail. F. STAFF RECOMMENDATIONS: Staff recommends approval of the POD application as requested subject to the provision of assurance of the improvement of Denny Road to the Master Street Plans standard. Additionally, we would like to attach to the approval of this application, a request for staff to be authorized to review details at its level for each phase as the project. This is for purposes of review of the driveways, parking, landscaping and structural placement. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 3, 1992) The applicant was not present nor represented. Staff and Subdivision Committee discussed the application at length. There were a significant number of comments offered about the tentative or general format in which this application was offered. Staff suggested that the size of the project, the nature of the project and the issues to be attached to the final development plan encourage this type of approach. The concern offered by the Committee centered primarily on this applicant not submitting detail elevations, building placement, and dimensions as normally required of a planned unit development application. FILE NO.: Z-5604 Cont.) After a lengthy discussion of the application, it was forwarded to the full Commission for final resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 22, 1992) The application was represented by Mr. Joe White and Ms. Ann Chotard. There were no objectors in attendance. Staff offered its recommendation. The recommendation is to approve the conceptual Planned Office District application. Staff pointed out there was one remaining condition or concern to be resolved. This condition is requiring that Wildwood provide additional improvements for Denny Road to arterial standard. Staff reported that the applicant has submitted a commitment to build the improvements for the entire frontage of this very large parcel. However, the request has been made that Wildwood be permitted to construct their half of the street improvements at such time as the north side of the roadway is developed by Deltic Farm and Timber Company. The Deltic developers report that the development of this side of Denny Road is not within their five year development scheme. No specific development date can be determined at this time. The Committee discussed this issue briefly without specific resolution. A motion was made to place this item on the Consent Agenda for approval subject to the forwarding of the variance on street improvements to the City Board. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 4 I September 22, 1992 ITEM NO.: 7 FILE NO.: 2-5604 NAME: Wildwood Long -Form - Planned Office District LOCATION: Approximately 3/4 of a mile west of Kanis Road on the south side of Denny Road. DEVELOPER• ENGINEER• WILDWOOD PARK FOR THE JOE WHITE PERFORMING ARTS WHITE-DATERS AND ASSOCIATES P. O. Box 25202 401 Victory Street Little Rock, AR 72221-5202 Little Rock, AR 72201 AREA: 98.42 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Wildwood Performing Arts Center PLANNING DISTRICT: Burlingame Valley (21) CENSUS TRACT: 42.06 VARIANCES_RE4UESTED: None STATEMENT OF PROPOSAL: This applicant proposes the establishment of a planned unit development project on this large site for purposes of several performing arts activities. The site is quite large in area containing a lake and meandering roadways to serve the several performance areas as well as on-site parking and maintenance facilities. Wildwood is envisioned to be a multipurpose facility for showcasing the performing arts. It will provide festivals and presentations of classical and nonclassical events. The development will provide a center for learning and creative expression for talented Arkansas artists, offering classes and performances by the students and teachers in fields of the performance arts. Wildwood is projected to become a performance arts park of national and international importance operating in a year around capacity providing national and international talent. FACILITIES Phase I Phase I will include a theater, an administration and production complex. Wildwood site currently houses the administrative offices for the park, a fully equipped scene shop, amphitheater and rehearsal space with seating for 315 persons. A caretaker's 1 September 22, 1992 ITEM NO.• 7 Cont. FILE NO.: Z-5604 housing area is provided as well as the Wildwood pavilion, which is an outdoor deck area appropriate for various types of events such as postperformance parties. In addition, the Cabe Festival Theater is a 700 seat facility which is currently under construction. It will house areas for stage, orchestra pit, lobby, restrooms, box office, gift shop and a patron lounge. Phase II Phase II will consists of the "village on the green" which will be a landscaped outdoor performance area accommodating approximately 10,000 persons for festivals. Phase III - Outdoor Amphitheater This is designed to host performances of the symphony, pop and classical music, musical comedy, dance and other art forms. The outdoor amphitheater will seat a total of 10,000 people, 2,000 seats will be in the covered area. Seating for the additional 8,000 will be provided on a landscaped terrace outside. Other developments will include a 200 seat restaurant overlooking the park's eight acre lake, a lodge for the housing of artists and other guest, special events/convention center capable of handling up to 1,000 participants. The new parking locations within the park are being developed to take care of currently projected parking needs when combined with the easement space on the north side of Denny Road. The park will be able to easily accommodate anticipated parking needs. A. PROPOSAL RE VEST: This applicant is requesting the POD as an approach to redevelop this site without this specific commitment of zoning classification. The site plan that connects to this filing by its nature is somewhat general due to the planning effort of the Wildwood organization. At this time, specific dimensional relationships cannot be offered. The site plan indicates the location of all the significant features which will be constructed or utilized on the premises. B. EXISTING CONDITIONS: This 100± acres is currently disturbed only in those areas where some construction on the lake or buildings is occurring. The land involved in this application is rolling terrain with a valley area running east to west and occupied by this small lake. The perimeter of the site is heavily timbered with many hardwoods in a mix of pines and other trees. 2 September 22, 1992 ITEM NO.: 7(Cont.)FILE NO.: Z-5504 C. ENGZNEERINGIUTILITY_COMMENTS: Dedicate right-of-way and provide Master Street Plan improvements on Denny Road. The extension of a water main for the provision of on-site fire protection will be required. D. ISSUESILEGALITECHNICALIDESIGN: This project by its nature is one that does not require the type of detailed review for planned unit development approval. Since the entirety of the project is devoted to open space, significant retention of natural foliage, parking areas are designed to be compatible with the existing timber and the retention of significant trees about the perimeter of the site. E. ANALYSIS• The Planning staff's view of this planned unit development proposal is that it is entirely appropriate to encirumstance. There are some items to be accomplished at a later date when specific details will be developed on the individual structures to be placed on the property. There are several areas within the existing developed area which is not fleshed out as to the dimension and specific detailing. These are areas devoted to parking and support areas for existing structures. Final plan review can deal with detail. F. STAFF RECOMMENDATIONS: Staff recommends approval of the POD application as requested subject to the provision of assurance of the improvement of Denny Road to the Master Street Plans standard. Additionally, we would like to attach to the approval of this application, a request for staff to be authorized to review details at its level for each phase as the project. This is for purposes of review of the driveways, parking, landscaping and structural placement. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 3, 1992) The applicant was not present nor represented. Staff and Subdivision Committee discussed the application at length. There were a significant number of comments offered about the tentative or general format in which this application was offered. Staff suggested that the size of the project, the nature of the project and the issues to be attached to the final development plan encourage this type of approach. The concern offered by the Committee centered primarily on this applicant not submitting detail elevations, building placement, and dimensions as normally required of a planned unit development application. September 22, 1992 ITEM NO.: 7 Cont. FILE NO.: IW5604 After a lengthy discussion of the application, it was forwarded to the full Commission for final resolution. PLANNNING COMMISSION ACTION: (SEPTEMBER 22, 1992) The application was represented by Mr. Joe White and Ms. Ann Chotard. There were no objectors in attendance. Staff offered its recommendation. The recommendation is to approve the conceptual Planned Office District application. Staff pointed out there was one remaining condition or concern to be resolved. This condition is requiring that Wildwood provide additional improvements for Denny Road to arterial standard. Staff reported that the applicant has submitted a commitment to build the improvements for the entire frontage of this very large parcel. However, the request has been made that Wildwood be permitted to construct their half of the street improvements at such time as the north side of the roadway is developed by Deltic Farm and Timber Company. The Deltic developers report that the development of this side of Denny Road is not within their five year development scheme. No specific development date can be determined at this time. The Committee discussed this issue briefly without specific resolution. A motion was made to place this item on the Consent Agenda for approval subject to the forwarding of the variance on street improvements to the City Board. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 4