The proposed $30 million Topgolf entertainment center in Independence will help the suburb extend Rockside Woods Boulevard, also putting in play additional, highly visible land near the I-77 and I-480 interchange.

The proposal was discussed as Independence Planning Commission at its Tuesday, Feb. 6, meeting unanimously approved rezoning 15 acres and issuing a variance for the project after a public hearing where only supporters for the idea spoke.

The Topgolf building was described at the meeting as three-sided. The fourth wall actually consists of 102 suite-like, climate-controlled hitting bays that customers will use. They may use Topgolf clubs or bring their own to the 65,000-square-foot structure, which includes a restaurant.

Bob Rudder, who said he lives in Independence and practices law in the suburb, told the commission he has been to nine Topgolf locations around the country and found them to be well operated.

"They do a top-notch job," Rudder said. "This is a major get for Independence."

Now Independence City Council will make the final decision on the Top Golf rezoning and related matters. It is scheduled to begin considering the issue next Tuesday, Feb. 13.

At the same meeting, legislation will be introduced for the city to provide tax incentive financing to benefit Topgolf with extending Rockside Woods past its proposed site. However, the city also will use proceeds to fund extending the four-lane Rockside Woods from its current eastern terminus to State Route 21, also known as Brecksville Road.

Independence Mayor Anthony Togliatti, who also sits on planning commission, said the city has worked with Topgolf for 18 months to land the operation.

The incentive will be worth a total of $1.5 million to Topgolf, but multiple city officials said the city will get back more than that in terms of payroll taxes, related development and the potential for greater occupancy at local hotels.

Anne McBride, a principal at Cincinnati-based planning firm McBride Dale Clarion, spoke for Dallas-based Topgolf at the meeting. She said golfers would hit the firm's computer-chip bearing balls from suites designed to be comfortable in temperatures "like today's 20 degrees."

The balls will land in a field that is actually a concrete surface covered with artificial turf, so that it could be used year-round. McBride said the design allows snowplows to clear snow in the winter months.

The property will employ a total of more than 400 workers and have a payroll of about $5 million yearly, McBride said.

The operation may also be subject to a 3% amusement tax by the suburb, Jeremy Rowan, Independence economic development director, told the commission. The project incorporates a 2,500-square-foot banquet center.

Rowan said the facility fits a goal in the city's plan to provide more live-work-play opportunities in the suburb.

David Grendel, Independence vice mayor, planning commission member and Independence councilman, said an office building might provide more revenue than a Topgolf. However, an office structure would not have ancillary pluses, and office development has slowed.

Independence and adjoining Seven Hills became home to the Rockside office corridor in the 1980s and 1990s when multitenant office-building boomed.

The proposed 16-acre site is currently zoned for office use, but it would be rezoned to entertainment, and the measure for it would also authorize a variance. The operation requires almost 500 parking spaces.

"It is a regional draw. It will help your hotels," McBride said. "About 25% of Topgolf's revenues are from corporate events." She said its busiest times are Saturday evenings and Sunday afternoons. Luckily, those are times when traffic in the nearby Rockside Road office corridor is light.

The proposed measure would rezone the 16-acre site of the planned center for the cross between Dave & Buster's and premium bowling alleys such as Corner Alley and Splitsville.

Commission member Dale Lytkowski asked the Topgolf team at the session if it might give residents of Independence a discount.

"Or could you add a regional office in Independence? It would be a nice gesture," Lytkowski said.

Sanjay Arora, Topgolf real estate manager, said the difficulty offering such a discount is implementing it. He noted the facility offers discounts to veterans, first responders and free play to area high school golf teams.

Costs to play Topgolf are $30 an hour in the morning, $40 in afternoons and $50 an hour from 5 p.m. to closing.

Customers generally play in groups, he said, so the cost averages $8.50 a person.

The site is owned by Hub Valley Realty, an affiliate of Independence-based real estate developer Dalad Group.

Joseph Balog, Dalad's general counsel, attended the meeting. He had said earlier he hoped the measure would get unanimous approval from the commission, which it did.

There are 40 Topgolf locations, McBride said, including one in Cincinnati. She said one is going up in the Polaris area of Columbus.