Broken Rocks seeks conditional‑use permit for recording retreat on Pinhook Hollow; neighbors press for road work and CUP limits

Broken Rocks, a not‑for‑profit music education initiative, asked the Planning & Zoning Commission for a conditional‑use permit (CUP) to operate a specialized private school/recording retreat at 18360 Pinhook Hollow Drive (a largely residential, private‑road cul‑de‑sac in Ward 6).

Executive director Mike Zito described the proposal as a “respite” and a hands‑on music training program that would host visiting artists and students for short‑term instruction and professional recording sessions. The project team said they intend to place a new, purpose‑built 3,100‑square‑foot recording facility on the property, modeled architecturally on the existing horse‑barn character; the existing horse barn was deemed structurally unsuitable for conversion, so the petitioner proposes a new building of similar massing and materials.

Why it matters: Neighbors said they support the applicants’ mission but raised three recurring concerns: (1) construction and long‑term wear on the private Pinhook Hollow access (they sought a clear written commitment on paving), (2) the number and duration of visitors, and (3) whether the CUP would remain tied to the property in perpetuity if ownership changes. Petitioners offered a written agreement limiting invited participants to no more than 10 people at a time and pledged to repair and later overhaul the private road; petitioners also said the property owner will donate the site to Broken Rocks if the CUP is approved.

Details of the plan - Use and scale: The site currently holds a single‑family house and two outbuildings (including a horse barn). The petitioners propose a new, architecturally sympathetic building to house a fully engineered recording studio and support spaces. The studio is intended for short‑term educational retreats; petitioners said the resident on the property (the manager) will remain living in the house year‑round. The team does not anticipate overnight stays for visiting participants at the house; they expect visitors to use local hotels. The petitioners said equipment/backline will be on site, limiting the need for trucks to bring gear in and out. - Noise and nuisance: The petitioners said the studio will be engineered to isolate sound (sound‑control construction) so recorded music will not be a nuisance to neighbors. - Access and roads: Petitioners acknowledged the private drive’s poor condition and offered to repair immediate deficiencies and, after construction, perform a complete overhaul; neighbors seek clarity whether the overhaul means paving or improved gravel; petitioners said they will finalize that choice and memorialize it in writing. - Ownership and CUP duration: Neighbors requested assurance that any CUP would not convert the parcel to an ongoing commercial use; trustees asked for a sunset or clause that the CUP would not “run with the land” in perpetuity. Petitioners said they prefer a permanent CUP but acknowledged the ordinance allows sunset clauses and that neighbors may request a time‑limited approval.

Public comment: Trustees and several adjacent property owners spoke at the hearing. Norm Meyer and Bob Trost (neighbors and trustees) said the neighborhood supports the idea in principle but asked for a written agreement on road improvements and a CUP that reverts to residential use if the program ends. Catherine Doty (adjacent lot owner) supported the petitioners’ outreach and noted the petitioners had been responsive in meetings and in writing.

Next steps and procedural notes: The public hearing closed after public comment; staff will prepare a written report addressing trustee questions and draft permit conditions (including road improvements, participant limits and options for a sunset clause) for the commission’s consideration at a future meeting. The department said it will circulate answers to trustee questions before the commission’s recommendation is prepared so neighbors can review the response.

Quotes “This is a respite. This is a place of creativity…away from the city, away from bars, a clean and sober environment for young people to come and learn,” — Mike Zito, executive director, Broken Rocks.

“We have prepared an agreement with the neighboring property owners … one of those agreements is to limit it to no more than 10 people on the property,” — petitioner’s representative (Vince Keady).

Ending The commission took public testimony and closed the hearing; staff will prepare recommended conditions and responses to neighbor questions for the commission’s packet before a future decision. Several trustees said they will continue internal HOA deliberations about road funding and whether to insist on paving rather than rebuilt gravel; the commission asked staff to circulate the petitioner’s written agreements to trustees before drafting its recommendation.