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Planning commission approves Broken Rocks music studio CUP with conditions after debate on size and neighbors' concerns
Summary
The Planning and Zoning Commission conditionally approved a private music school and recording studio (Broken Rocks) at 18360 Pinhook Hollow Drive, with conditions on building size, height, operations and review schedule. The approval followed public comment and clarifications about parking, resident occupancy and stormwater.
The Planning and Zoning Commission voted June 25 to recommend approval of a conditional use permit for Broken Rocks Studio, a nonprofit music school and multimedia production facility proposed for 18360 Pinhook Hollow Drive, subject to conditions the department and commission agreed to during review.
The petition would adapt an existing residence lot and replace several outbuildings with a single recording studio and related facilities. Planning staff recommended approval with conditions to limit the studio's footprint and ensure the building's materials and parking meet town‑home‑style and rural subdivision standards. "We would guarantee that steps are in place and complete after the first year," planning director Eric Vinich said, describing a first‑year review followed by a 10‑year schedule for subsequent checks.
During the public comment period, Pinhook Hollow neighborhood representatives said negotiations with the subdivision trustees and property owners are ongoing; the petitioner said trustees and an existing lot owner are working toward an easement and agreement. Vince Kidi, attorney for the petitioners, said the studio operator intends to house a site manager and family on the property but not students; students would be lodged off‑site and shuttled by van for sessions. Architect Thad Martin identified discrepancies between the staff report and the zoning code for accessory structure area and height; staff subsequently acknowledged the report understated the planned building size and would update the recommended conditions to reflect the final submittal.
Commission discussion focused on traffic and impacts to the private street Pinhook Hollow Drive. The department recommended paving or otherwise improving the private drive if the homeowners association and trustees agreed, and proposed limiting student vehicle trips to a single van per session and a cap on the number of sessions per year. Commissioner Helfry asked the department to clarify that students would not live on‑site; Vinich said the department's intent was to prevent overnight student residency in the dwelling and would edit the condition wording for clarity.
After motions and discussion, the commission approved the department's recommendation as amended to reflect corrected building height and square footage and clearer language about on‑site residents. Roll call showed unanimous support from present commissioners. The department will forward the commission’s recommendation and the final conditions to the City Council for final action.
