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