Planning commission recommends zoning text amendment, approves indoor golf simulation at 728 West Main

DENISON, Texas — The Denison Planning Commission on June 24 recommended that the City Council reinstate two "amusement commercial" uses in the city zoning code and approved a conditional use permit for an indoor golf-simulation venue at 728 West Main Street.

Planning staff presented the proposed text amendment to Chapter 28 of the city zoning ordinance, which would reestablish two uses removed during a 2021 reorganization of the use-regulation chart: "amusement commercial with or without alcohol, indoors" and "amusement commercial with or without alcohol, outdoors." Miss Joyce, a planning staff member, told the commission these uses had been created by staff in 2020 to accommodate a Main Street business and were inadvertently removed during the later reorganization. "Those 2 uses, along with some definitions, were established back in 2020, and the horses acts currently has a conditional use permit under, the indoor use," Joyce said. The commission voted to recommend approval; the recommendation will go to City Council for final action at its July meeting.

The commission then considered a conditional use permit for Elevate Golf Club LLC to operate an indoor golf-simulation business at 728 West Main Street in the Central Area zoning district and within the commercial historic overlay. Miss York, planning staff, said the applicant seeks the indoor-amusement-with-alcohol use with an approved conditional use permit and that staff recommended approval because the proposal complies with the comprehensive plan's downtown-center mixed-use designation. "Staff is not requesting any additional conditions be placed upon this conditional use permit," York said.

Applicants Eric Binge and Dustin Barnett described the proposal as an "innovative indoor golf simulation venue" combining golf simulators, a menu and alcoholic beverages. They proposed operating hours of Monday–Friday, 10 a.m.–8 p.m., Saturday–Sunday, 10 a.m.–10 p.m., with 24-hour access for premium-tier members via a secure keyless-access system during unstaffed hours. The applicants said they had obtained the Historic Preservation Board approvals required to pursue interior remodeling and façade work. Binge said the project team plans limited exterior changes initially—"some paint and some trim work with some lighting"—and discussed a potential mural on the Armstrong-facing elevation to reflect the building's history (the structure formerly housed Goodyear/Firestone).

York told commissioners the site sits in the Central Area zoning district, which does not require on-site parking; the site nonetheless has a dedicated parking lot and staff did not recommend additional traffic mitigation. The applicants said they plan to use spray-foam insulation inside to mitigate sound from simulator bays.

The commission voted to approve the conditional use permit; the public hearing closed without opposition and the motion passed on an affirmative vote. The planning commission's approval is a decision for the permit; text amendments are recommendations that proceed to City Council for final action.

The project now advances to any required building-permit steps; staff noted the applicant has Historic Preservation Board clearance to pursue interior and façade permits. City Council will consider the zoning text amendment at its July meeting. No council action on the conditional use permit was recorded at this meeting.

Ending — Other procedural notes: commissioners opened and closed public hearings for the items cited and recorded unanimous affirmative votes on the motions as shown in the meeting record.