Francestown Zoning Board
Proposed Minutes
December 8, 2011
NOTE: Board Members Silas Little, Jan Hicks, Mike Jones, Lois Leavitt and Charles Pyle conducted a site walk on December 3, 2011 (9:00 am) at Crotched Mountain Golf Club. The Board viewed the current site and the location of the proposed facility.
Members Present: Silas Little (Chair), Jan Hicks, Mike Jones, Lois Leavitt and Charles Pyle
Meeting opens at 7:42 p.m.
Pyle is taking minutes, also in attendance Dan O’Grady (applicant) and Ashley Saari (Monadnock Ledger-Transcript).
Mr. Little opens the meeting by stating that the purpose is to consider an application for special exception by Crotched Mountain Golf Club, LLC (Map 7, Lot 22) to permit constriction of a colonial style, wood framed addition to be used as a banquet facility to the existing restaurant. Mr. Little reads Article VII (Special Exceptions), Sections 7.10.1 (Restaurant – new construction) and 7.1.2. Notice was published in the Monadnock Ledger-Transcript, notice to abutters and posted in the Francestown Post Office and Francestown Town Offices. Mr. Little adds that the notice was mailed to abutters (other than applicant), who, in fact, own property immediately adjacent to the golf course. Mr. Grady is actually his own abutter.
Dan O’Grady, applicant, reviews plans for the single-floor banquet facility. He displays the plans for the proposed facility and discusses the location, site plan, exterior and interior designs. He is proposing a one-story addition to the restaurant building. Facility will replace existing concrete pads where tents have been erected. He indicates current location of concrete pad (for tents) and proposed new facility on the plans. Floor plan shows where entrance will be from main building, two ADA compliant restrooms and a storage room. A brick courtyard will replace the existing one in front of the structure.
Mr. Little asks if existing concrete pad will be removed. Yes, it will. He also asks if proposed deck expansion will be within footprint of current pad (to be removed). Yes it will and deck will be expanded to tie into structure. Mr. O’Grady pointed to the proposed deck on plan and the current concrete footprint. There will also be a full basement with access under deck.
Pyle asks about the pipe and water behind the concrete pad, which Little notes is identified on plan as a “seasonal drain”. Pyle comments about the December 8, Monadnock Ledger-Transcript article, where the Conservation Commission Chair states that construction should follow best practices to protect a “stream” running though property. Pyle had contacted the Francestown Conservation Commission Chair, Betsy Hardwick, via e-mail (see attached). Ms. Hardwick confirmed that the Commission “recommended that appropriate erosion and siltation control measures be followed during construction (in accordance with current Best Management Practices) to protect stream”. Mr. O’Grady notes that they planned on silt fencing and hay bailing area in question. Plan Note
#9 states that drainage and erosion control practices will meet all state and local requirements. Pyle suggests possible condition to approval.
Further discussion on plans.
Little notes that no abutters, no members of the Conservation Commission or anyone other than applicants are in attendance.
O’Grady remarks that he has spoken with Fire Chief Kulgren and also engaged Life Safety of Dublin, NH. He will comply with whatever the Fire Chief and Building Inspector deem necessary. Facility will be fully sprinkled.
Mr. Little, hearing no other questions, reviews Section 7.1.2 (a-g). He asks for comments for each criterion. Members agree that applicant meets each one. Site is appropriate for use, not adversely affect values of adjacent properties, adequate and appropriate facilities will be provided, no nuisance or hazard and use will not unreasonably burden existing pubic services. He also notes that applicant will need to comply with the life-safety code and obtain site plan approval from the Planning Board.
Mr. Little adds that this is a unique proposal and doesn’t really fit in the current zoning, but comes close. Proposal is to move from a seasonal use to a permanent use.
Pyle comments that he provided Mr. O’Grady with copies of three prior decisions on the golf course and restaurant: Variance granted December 27, 1978 “to construct and operate an eighteen hole Golf Course and Golf Club”, Special Exception granted January 22, 1979 for a restaurant and lounge, and a Special Exception granted February 12, 1987 to expand the restaurant and lounge. Current application is in keeping with those prior hearings.
Little notes for that all boards have found that conditions for special exception have been met. Pyle also notes that Section 7.10.1 has also been met. Little adds that only issue is setbacks, which have been met by existing structure.
Little suggests that the Board impose a condition that best management practices be utilized with respect to erosion and siltation control along what is indicated as a “seasonal drain” on plan and that there will be no disturbance of the area outside stone retaining wall to the point where it meets the new foundation. Also that the Board is approving expansion of restaurant as shown on plans, indicated as Site Plan for proposed function hall facility, dated August 16, 2011 and prepared RJB Engineering, LLC.
Approval is also subject to 7.1.2(f) and (g) being met
Little makes motion, Leavitt seconds, all agree. Little notes that technically that it not a final decision until 30 days from today (December 8).
Pyle updates the Board on the Martel case. He discussed the status with Mr. Martel, who will provide the Town of Francestown with a letter regarding his use of the building for septic purposes. Town will then forward letter to NHDES for comment on septic plan.
Little also asks the Boards’ opinion of the Jones/Simokova appeal to the NH Supreme Court. He suggests that the AT&T should prepare briefs for the Supreme Court and the Town should join in, but not prepare briefs. If Board agrees, he will contact Town Counsel, Matthew Serge, and advise that he should pay minimal attention to ensure that ZBA’s decision is not disturbed. He would also contact Jon Springer, Attorney representing AT&T. He estimates cost of preparation of brief would be about $5,000. Following some discussion, the Board agrees. Little will also inform Abigail Arnold and Bob Lindgren of the Board’s opinion.
Public meeting is closed at approximately 8:25 p.m.
Respectfully submitted,
Charles M. Pyle
Vice Chairman, Francestown Zoning Board of Adjustment
December 8, 2011
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