Board approves variance for indoor golf simulator in existing strip center

The Middletown Board of Zoning Appeals on July 1 voted unanimously to grant an area and dimensional variance to Clubhouse 365 LLC, allowing an indoor golf simulator to operate in an existing commercial building that does not meet the city's 50-foot setback requirement.

Planning staff told the board the building serving Kittyhawk Plaza at approximately 4484 Marie Drive predates the current setback rule and sits roughly 17.3 feet from the southern lot line (and about 15 feet from the western line in places). Staff said the proposed operation is interior-only with no exterior additions or expansions and that, under the review criteria, granting variance relief would allow productive reuse of the existing structure without substantial reconstruction.

Thomas Frell, one of the Clubhouse 365 owners, said the business relied on prior staff guidance before signing a lease and that the operation requires only interior renovations. "We did our due diligence here," Frell said, adding the tenant sought to activate an otherwise underused commercial space. Jacob Schulty, assistant director for the city's community and economic development department, told the board the indoor-golf facility would provide a recreational asset and help fill an empty retail unit.

Board members cited multiple review criteria in support of relief and approved the variance 4-0, noting the lack of exterior expansion, the building's preexisting location relative to lot lines, and the narrow practical options for reuse without demolition.

Staff will finalize the variance language and any ministerial conditions; the approved variance covers relief from the 50-foot setback in chapter 120409 to permit the indoor recreation use within the existing footprint.