Mini golf property what to look for

 

Arne Landmark of Adventure Golf Services takes a look at what should be considered when choosing a property on which to site a miniature golf facility.

 

Size and shape makes a difference

WHAT size and shape is best for a miniature golf course? This question flashes all sorts of shapes through my head. They fly by in regular and odd shapes and sizes. There are rectangles, squares, triangles, trapezoids and other geometric shapes that don't even have names. Whatever shape the mind can possibly conjure up, I would venture a guess that someone has built a miniature golf course in a similar configuration.

But there is more to the site than just the footprint of the course. Slopes, valleys, streams, trees; rocks, ponds and other geological and landscape features must be taken into account. I have said many times, "there is no such thing as a flat site. " Yes, there are sites that are almost flat hut a surveyor's transit, properly set, will almost always show a slope from one end to the other.

 

What size space is needed?

AN average miniature golf course is 18 holes and is placed on a space of 20,000 sq.ft. according to surveys conducted by the International Association of Amusement Parks and Attractions. The study reports 60per cent of courses have less than 20,000 sq ft. and 30 per cent have 20.000 sq.ft. to 40,000 sq ft and only 10per cent have more than 40,000 sq.ft.

There is a natural order of progression of factors which affect the final size and they are:

1.      Zoning.

2.      Availability of alternate sites.
3. Location of site and land costs.

4.      Investment strategy of owner.

5.      Highway frontage desired.

6.      Number of courses to be built and
type of course.

7.      Size of club house and other
infrastructure.

8.      Government and utility setbacks,
easements and rights of way.

9.      Number of parking spaces
required or desired.

10.Type of market.

 

 

Zoning determines all

ZONING is the first consideration and will greatly affect site availability and size. If there is only one parcel zoned properly and it is three acres, then the size of the parcel is already determined. Similarly, if there are no good alternate sites in the proper location then the one that is available is the one that is needed.

 

Location determines price and size

LOCATION determines land costs and will affect the buyer's decision on the size of the parcel. Investment strategy may override concerns about size and price of land. Return on investment strategies may result in trying to balance the best location with the smallest piece of property. This, of course, will be modified by the size of the expected investment. The greater the investment the more desirable it will be to locate on higher priced land in close proximity to shopping, restaurants, hotels and other attractions.

If the investment strategy is long term land holding while land values escalate, then miniature golf is a means for temporary cash flow to support the land costs. The size of the parcel will be dictated by the owner's personal wishes. Miniature golf has the advantage that it is not considered a commitment to the end use of the land and is expendable if something better comes along.

 

There are no set rules

ROAD frontage is a major determinate of size and shape. For a stand alone miniature golf course with no other attractions, road frontage (as much as possible) offers the best possible advertising to drive-by customers. For an adventure style course, which takes up more space because of the need to build a hill, 250ft. to 300ft. would be desirable for two courses. This space would be condensed as the elevation of the golf course decreases or with only one course.

The number of golf courses to be built does not increase the parcel size at a proportional rate. Generally the addition of a second course will need 40 per cent to 80per cent more space. So there are economics in numbers. The type of course will also be a major determinate of space requirements. Having said that, it is helpful to know that there are no set rules.

An 18 hole outdoor course can range from 10,000 sq.ft. up to several acres. An 18 hole indoor course will probably occupy between 3,400 sq.ft. and 15,000 sq.ft. A flat course can easily occupy much less space than one with lots of elevations, but not always. An 18 hole adventure style course will usually occupy 20,000 sq.ft. to 30,000 sq.ft. Generally anything over 30,000 sq. ft. probably contains two 18 hole courses.

Land size, makes a difference in the general layout of the course whether it is a club house which can range from 100 sq. ft. to 10,000 sq. ft. or the number or the style of course which can be accommodated.

 

Public requirements by others will dictate

THE infrastructure including driveway, drainage retainment areas, septic tanks and other items required by the local government will escalate the size of the parcel needed. Similarly, extremely conservative building and zoning laws may require larger front, side and rear property setbacks for buildings and even golf course amenities. These items should be pursued. We have been successful in gaining approval to develop golf course greens, walkways and ponds in the setbacks because they are basically walking paths and beautification. Most easements for roads, utility lines and other community public service items need to be checked to see if the land below or above can be developed. If not this will affect the size. Future highway expansions should be noted and accommodated in the size of the site.

Parking is always a floating requirement which is dictated by local building codes and expected sales of the course. Each car must be allowed up to 300 sq.ft. for parking and half of its turn around area. Community laws vary greatly and need to be dealt with on an individual basis. Some communities require 1.5 to 2 cars per golf hole plus one for each employee (during the busiest sales period) and additional amounts for handicapped and unloading vehicles.

There are both higher and lower standards and many times there are no standards and the zoning staff will attempt to equate the number with a regular golf course or other business. This is unacceptable. One county wanted three spaces per hole which is 54 for 18 holes and double that for 36. This is unrealistic since two 18 hole courses can process guests quicker than an 18 hole course so in a small market you could make a case for fewer parking spaces. There must be good sense applied.

I have found that 36 holes will require 66 to 75 spaces in a busy market and 18 holes could also require that same amount. I know of one course with 36 holes and only 36 car parking spaces in a small market that is sufficient. So the type and size of market has a major bearing on the number of car spaces needed. A busy two course project will need almost an acre of parking.

One other bit of advice. If there is ample night parking nearby off the site such as a shopping centre or warehouse district, an argument can be made to go with fewer spots and let those areas handle the overflow on the busiest nights of the season.