On Tuesday, the Oakley Planning Commission approved Conditional Use Permits for Golfballin to allow an outdoor practice facility.
The planning commission approved the CUP in a 3-0 vote with Commissioners Diego Verduzco and Jimmy Ramirez absent.
With the approvals, Brandon Johnson, the applicant, can now build an outdoor golf practice facility which includes hitting bays, associated netting, putting greens and bunkers. The hours of operation are 9:00 am to 7:00 pm, Monday through Saturday, and on Sundays open 10:00 am to 4:00 pm.
However, due to concerns over noise from golf balls being hit on the driving range, Johnson will now have to enclose his hitting bay to become indoor. Johnson suggested he should be allowed to test his facility for sound and protection before he be forced to fully enclose his hitting bay—which he said is basically a car port.
“We can test the noise, not assume they can hear,” said Johnson. “Golf is an outdoor sport, I don’t want it just indoors, otherwise I would have got an abandoned grocery store and made it all indoors. I like the fact it will be indoors and outdoors.”
The planning commission kept with staffs recommendation to enclose the golf range to limit potential sound annoyance to the neighborhood
The planning commission stated it was appreciative and liked the idea of the golf facility, but stood firm that they also had a responsibility to maintain a quality of life for the neighborhood and address concerns about sound.
“I don’t think anyone, in all honesty, is against the project. I think the community is overwhelmingly in support and are excited about it. The big concern is to just not interfere with peoples quality of life,” stated Planning Commissioner Oleksii Chuiko.
Chuiko asked about the driving range and the proposal by staff is to enclose it.
“If we today approve as conditioned, would you be able to continue on with the project?” asked Chuiko.
“I can,” stated Johnson. “I don’t have what I envision but I understand it could inconvenience other people. The ball is being hit. If it has to be enclosed, it doesn’t really impact my business, it costs me money and impacts my vision of the business, it doesn’t destroy it or water it down. If anything, some of it will make it a little better because it will be completely indoors. So when the wind is blowing like crazy and its raining like crazy all I have is 3-walls, so the weather is still coming in. it may not be what I want, but it isn’t the end of the world, it still will fit with the theme. In some ways, it makes it easier and better for me and other ways I wont like it as much… you have to give-and-take in anything. I don’t want to disturb anyone. I am here to bring equity to the surrounding area.”
GolfBallin Limited to just 3 Golf Carts
Another condition clarifies how many golf carts can be placed in the front of the business which will be limited to just 3 golf carts.
Johnson argued that the used car lot prior was limited to 5 cars and the property has a lot of “dead space” that he could park golf carts on—noting he never had an issue from Brentwood where he could park 50 golf carts out front.
“I get it, we don’t want 30 to 40 carts out there. I would just like to have 4-to-6 golf carts out there,” stated Johnson. “If you are trying to sell something, 3 of them doesn’t do as well, it doesn’t catch people’s eye.”
Planning Commissioner Jeanne Craig suggested golf carts could be placed behind the business for sales.
Johnson replied, “if you drive by Ford are their cars behind their place or are they out front?”
Craig said, “Yea, pretty much. When you go to a car dealer you tell them what you want and they go find it and they bring it to you. That is the way I’ve always done it. I don’t pick out a car based on what I see driving down the street.”
Johnson suggested Craig was in the minority.
“You would be a small percentage because every car lot I’ve ever driven by and everyone has seen always has their cars out front… they are all where people can see,” explained Johnson.
He again requested the ability to place more than 3 carts in the front of the business given the previous used car lot had 5 cars allowed while noting golf carts were smaller, but he could have less of them by city approval.
“It seems a little funny to me,” said Johnson. “I don’t make the rules, but I have to abide by them.”
Chuiko wanted to know why the number was 3 and how it was determined.
City staff said it had to do with the parking calculations and factoring in the landscaping not be covered. Staff admitted they originally started with 2 golf carts, but after back and forth with the applicant, increased it to 3 golf carts.
Chuiko asked if there could be more than 3 golf carts. Staff responded they were recommending 3 golf carts.
Previous Story
Two Conditional Use Permit Requests by Golfballin:
- The first proposed condition mandates that any driving practice occur within an insulated, fully enclosed structure. City Staff have determined that outdoor driving practice and the associated noise are incompatible with the nearby residential properties, some located within 100 feet of the proposed bays. The unpermitted driving bays currently face the closest homes, raising concerns not only regarding noise but also regarding responsible long-term maintenance of the essential netting in such close proximity to residences. When considering special conditions, care is taken to avoid putting an undue burden on a business operator. In this case, City Staff first reviewed golf facilities both within our local area and within cities regarded as “golf friendly” to explore existing conditions elsewhere and alternative solutions.Locally, driving ranges like Shadow Lakes in Brentwood and Oakhurst Golf Club in Clayton maintain at least 250 feet separation from homes – which can be interpreted as having accepted an “assumed risk” by building simultaneously with the courses. Further research into cities deemed “golf friendly” (Scottsdale, Orlando, Las Vegas) by golf publications revealed most practice facilities in those cities exceed 300’ from residences, with the few exceptions within 100’ being exclusively indoor practice facilities. One outdoor range 150’ from homes existed in a case where homes were constructed alongside it and a sole example was found in Orlando built after homes were constructed. This review allowed City Staff to conclude that the proposed condition was the appropriate solution to allow the project to meet the required findings for approval and that there were not examples of successful alternatives.
- The second condition limits displayed golf carts to three in front of the business. The operator’s proposed uses are interpreted to require all 19 on-site parking spaces. The operator has also demonstrated in the materials they’ve submitted that there is room in front of the property for three golf carts without covering landscaping critical to the visual compatibility with the surrounding area. City Staff do not find that a use similar to the previously approved car sales is appropriate at this location, today.
Project Description per GolfBallin:
The retail space will be used for golf repairs, retail merchandise and indoor lessons in a simulator room. The addition that we are proposing will include 6 indoor/outdoor hitting bays with on screen simulators.
For the hitting bay netting we plan to drape two layers of custom netting over steel cabling between the metal hitting bay structure and the fence- with the intention of removing any gaps or seams, so that the netting is all encompassing without gaps or seams. The concept is that of a batting cage. We are using the highest grade and quality netting.
The immense primary putting green will be in between the hitting bay structure and the secondary putting green. Synthetic grass will be used for this, as well as the facility entirely.
There will be a 30×60 tent covering the secondary putting green. This will ensure that patrons will be shielded from both sun and weather, for year-round pleasure.
In the far northwest corner of the property will be a smaller putting green with two sand bunkers. This will be enclosed with netting. Preexisting pressure treated 4×4 poles that are 12 feet in height will have ¼ inch steel cabling that will run from pole to pole. These will also have custom, double layered high grade netting draping over the steel cables, ensuring seamless gaps providing no outlet for balls to escape.
The southwest corner of the property will be used for retail golf carts. It will serve as the primary staging location for golf cart inventory, with the hopes of being permitted to showcase some retail carts in front of the property for easy visualization to frequent traffic.
Objectives and Goals:
- Increased business traffic for downtown area
- Affordable recreation providing improved quality of life to community.
- State of the art simulators will provide a comprehensive analysis of shots, improve technique for any level of golfer all while providing a fun and relaxing environment to attract families as well as entice beginners.
- Provide a one stop shop for equipment, clothing, repairs, and lessons.
- Offer the newest golf innovations and products made by small business owners as well as affordable, quality used name brand golf equipment.
- Community outreach program for junior golfers where they will be offered a monthly, free golf clinic.
- Provide family entertainment with outdoor games such as cornhole, large scale connect four, chess, Jenga etc. Along with an array of classic and modern arcade games that are free of charge
Staff recommends that the Planning Commission adopt the resolution, approving the project titled “Golfballin’ Practice Facility and Outdoor Display of Golf Carts, Design Review and Conditional Use Permits (DR 03-24, CUP 04-24, CUP 05-24)”, as conditioned.
