TOWN STAFF REPORT RECCOMENDATIONS
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Conduct a public hearing and consider approving Ordinance 988 adopting a PD Site Plan of an approximately 5.5-acre portion of Planned Development District 3, Planning Area 9 (PD3-9), established by Ordinance 315. The PD Site Plan is for “Pin Stack” to be located along Parish Lane west of State Highway170; and take appropriate action (Ron Ruthven, Director of Planning and Development)
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STAFF: Ron Ruthven, Director of Planning and Development
BACKGROUND:
Windhaven Properties, LLC, on behalf of the property owner, 170 Retail Associates, Ltd., is requesting approval of a site plan on a 5.5 acre portion of land located along the north side of Parish Lane between SH 170 and the town limit boundary with Roanoke. The site plan is for a new 53,360 square foot Pin Stack <https://pinstackbowl.com/>.
CURRENT CONDITIONS
The property is currently undeveloped, is zoned PD3-9 and is not platted. The property has roadway frontage along Parish Lane, which is a four-lane divided road that was recently constructed between the existing roadway in Roanoke and SH 170 in Westlake. The zoning currently does not allow the proposed indoor entertainment use as a permitted use. Should the companion zoning amendment that precedes this request be approved, the proposed use will comply with the current zoning.
Given the undeveloped state of the property, certain off-site improvements are proposed as part of the proposed development including drainage and utility connections. This property would be the first property developed within the PD3-9 zoning district.
ANALYSIS OF REQUEST
Proposed Business Details. The following description of the business was provided by the applicant:
“Pinstack is an experiential entertainment concept that includes bowling lanes, laser tag, bumper cars, a ropes course, arcade, climbing wall, restaurant, and event space. There are currently five Pinstack locations open with a sixth to open in early 2024. We expect the annual attendance to be in line with our other locations which is between 250,000-300,000 guest visits per year. We estimate this location will host roughly 1,000 corporate events per year with companies such as JP Morgan, Gulfstream Aerospace, Capital One, Fidelity, Schwab, Deloitte, E&Y, Truist, Amazon, Dell, Apple, Microsoft, American Airlines, Coca Cola, Keurig, and many others. We also host hundreds of kid’s birthday parties each year at the locations.
As a private company, we do not disclose much financial information, but we would not look at a location if we didn’t think it would do an excess of $8MM in revenue. The overall value of Real Property at the end of construction would be in the $16,000,000 to $18,000,000 range with approximately $5,000,000 in Business Personal Property. Our employment ranges from 125 to 175 team members. Many of our team members' first job is with Pinstack while they are attending school. A significant number of them come back to work for us over the holidays when they are home from college. Our projected ratio of alcoholic beverages to total sales is in the 15% - 16% range. Most of our business is driven by families and companies for group outings.
We would expect to commence construction in early 2024 and open in late 2024 or early 2025. In other words, as soon as we have approvals and permits in hand, we will begin our work.”
Construction Details. The following is a breakdown of the proposed construction:
Property Size: 5.5 acres
Building Size: 53,360 square feet
Floor-to-Area Ratio: 0.22:1
Total Landscaped Area: 1.01 acres (18.4% of lot area)
Total Parking: 323 spaces
Building Height: 35 feet (80 feet for architectural feature)
Exterior wall material: Aluminum siding
Modular Brick Veneer Masonry
Waiver Requests. The following is a breakdown of proposed waiver requests on the part of the applicant:
Landscaping: Waiver to requirement that parking space be no further than 15 feet from a tree.
Outdoor Lighting: Waiver to maximum parking lot light pole height: 16 feet max per code. 30 feet requested.
Waiver to max lighting color temperature of 3,000 kelvin. 4,000 requested.
Signage: Waiver to wall sign requirements to allow larger, additional signs on building face.
Planning and Zoning Commission Recommendation
On January 16, 2024, the Planning and Zoning Commission voted (7-0) to recommend approval subject to the following conditions:
• That all waiver requests be approved with the following exception and modification regarding staff’s recommendation specific to outdoor lighting:
Parking lot light poles may be constructed not higher than 25 feet in height, and; all non-sign related outdoor lighting shall be illuminated at a color temperature of 3,000 kelvin or less.
This condition has been added to the proposed ordinance in addition to the other staff recommendations. This item only requires action by the Town Council.
SUMMARY AND STAFF RECOMMENDATION:
Should the companion zoning amendment be approved, staff recommends approval as presented with the exception of the outdoor lighting waivers. Staff recommends compliance with the Town’s outdoor lighting regulations. The other waiver requests are specific to the proposed business concept and are similar in nature to other site plan waivers granted in the Circle T Ranch.
If the companion zoning amendment is denied, then staff recommends denial of the request.
Town Council Action Options:
• Approve Ordinance 988 as written;
• Approve Ordinance 988 with modifications or additional condition(s) limited to the specific request;
• Table the item to a specific date with clarification of intent and purpose;
• Deny Ordinance 988 (with or without prejudice).
ATTACHMENTS:
1) Location Map
2) Ordinance 988 (approving site plan)
3) Ordinance 988 - Exhibit B (site plan exhibits)