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Planning board schedules Gulf Cave golf-simulator special permit for May 7 amid ADA, egress and noise questions
Summary
Gulf Cave, an 8,000-square-foot indoor golf-simulator operator, was added to the May 7 public-hearing calendar. The board and building department raised questions about ADA access to a mezzanine, a required second means of egress, HVAC upgrades, and noise mitigation; the applicant promised follow-up with the building inspector.
The Planning Board on April 21 set a public hearing for Gulf Cave, a proposed indoor golf-simulator facility converting an old movie theater into approximately 8,000 square feet of simulator bays and a small members'lounge mezzanine.
Attorney Matt Barrons, representing Gulf Cave, said the proposal requires a special-use permit because the interior space exceeds 5,000 square feet. Co-owner Nick Altiero described the operation as a primarily appointment-based, member-forward facility with about eight simulator bays and a mezzanine lounge that would be used by members; he emphasized there would be no food or alcohol service. "We are the first New York location," Altiero said, and he described a member model with hourly bookings and occasional pro instruction.
Board and building-department questions focused on code and accessibility. Staff and several board members cited the building inspector's memo on mezzanine use and accessibility: if the mezzanine cannot be made ADA-accessible, the applicant must provide a comparable accessible space on the main floor or otherwise meet code requirements. Board members also flagged the possibility the mezzanine could need a second means of egress or otherwise be restricted depending on occupancy calculations and New York State code.
Applicants said they had submitted responses to the building-department comments and would recirculate their response memo and updated documents for the building inspector's review. The applicant presented photos and peak-time parking observations and said the landlord manages a large adjacent lot that appears to have available spaces during peak times; staff said it will review circulation and parking evidence as part of the application.
Noise mitigation was discussed; the applicant said interior soundproofing and insulation would be installed between simulator bays and in the ceiling and that the building inspector would review any exterior-noise concerns. Staff asked the Gulf Cave team to discuss the proposed mechanical upgrades (including mini-splits and condenser locations) with the building inspector and to confirm rooftop or rear-yard condenser placement will not create stormwater or operational impacts.
The board set the public hearing for May 7, 2025, and instructed staff to circulate building-department responses and to follow up on outstanding questions about ADA access, egress, and potential liquor-service implications.
