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BZA approves mini‑golf and restaurant project at 1010 William Hilton Parkway with conditions
Summary
The Board of Zoning Appeals approved variance 000528‑2026 to allow an outdoor commercial recreation use (mini‑golf) at 1010 William Hilton Parkway without direct access to a minor arterial, imposing conditions on hours, amplified sound, landscaping and exterior lighting; the vote was 5–0.
The Town of Hilton Head Island Board of Zoning Appeals on a unanimous 5–0 vote approved a variance allowing an outdoor commercial recreation use (mini‑golf with indoor components and a restaurant) at 1010 William Hilton Parkway (parcel R552‑015‑000‑289A‑0000), subject to conditions intended to limit impacts on nearby residences.
Brian Eber, the town’s principal planner, told the board the use is permitted in the light commercial district but the LMO requires direct vehicular access to a minor arterial for outdoor commercial recreation. Staff concluded that the parcel’s shared access configuration, proximity to existing commercial uses, and use of shared parking mean the strict application of the access requirement would unreasonably restrict use of the property; staff therefore recommended approval with conditions.
The applicant, represented by landscape architect Judd Carstens of Witmer Jones Kiefer and tenant Surge Restaurant Group, described plans to upfit the former Panera Bread building for indoor recreation and restaurant use and to locate an outdoor 18‑hole mini‑golf area under existing tree canopy to preserve significant trees. Alan Wolf of Surge described operations: the outdoor component would have a hard stop at 10:00 p.m., indoor attractions and the restaurant would follow applicable code and typical company practice (applicant indicated indoor operations would not remain open past midnight), and alcohol would be served inside the restaurant.
Board members pressed staff and the applicants on traffic impacts and noise mitigation. Brian Eber said a traffic impact analysis will be required during development plan review and that sound limits in the LMO apply: measurement at the property line with allowable decibel thresholds (90 dB measured at the property line up to 10:00 p.m., with lower limits thereafter) and that the conditions and design controls are intended to make the limits achievable.
The board approved the variance with these conditions: outdoor use prohibited between 10:01 p.m. and 6:59 a.m.; no outdoor speakers or amplified music or sound; a landscaping plan approved by the Design Review Board that includes additional planting and a sound‑dampening fence or wall along Dunagan’s Alley (or along the parallel Santee Cooper power line easement) as needed; and an exterior lighting plan approved by the DRB. The motion was seconded by Jeff Green and passed in a roll call vote.
Next steps for the project include submission of a traffic impact analysis and detailed site and sound plans during development plan review and Design Review Board consideration of landscaping and lighting.
