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Owner seeks special permit and site-plan review for Red Horse Inn expansion; board continues hearing to June 9
Summary
Applicants for the Red Horse Inn presented revised plans that reduce proposed new rooms from 14 to 8 (total 34 rooms) and propose 38 parking spaces; the board noted engineering and fire referrals and continued the hearing to June 9 pending applicant extension of the decision deadline.
At its May 12 meeting the Falmouth Planning Board continued the public hearing for renovations and redevelopment of the Red Horse Inn at 28 Fountain Heights Road.
Kevin Clauer, representing 28 Fountain Heights Road LLC, summarized the revised proposal: demolition of two existing structures, construction of two new buildings and a pool, a new check-in facility and landscaping. The applicant reduced the number of additional rooms proposed from 14 to 8, bringing the proposed total on site to 34 rooms. Clauer said the plan includes 38 parking spaces (including two accessible spaces), which meets the bylaw requirement of 1.1 spaces per room for 34 rooms.
The application requires site-plan review and a special permit to authorize parking within 5 feet of a property line; additional relief will be sought from the Zoning Board of Appeals for modification of a nonconforming structure, alternative parking surface (gravel) and lot coverage that exceeds bylaw limits.
Board members and the applicant discussed several technical details: whether the small building near the pool will be used as a check-in and pool bar, use of bollards or embedded structural stops to protect the building and pedestrians, how gravel parking spaces will be delineated (the applicant proposed cobblestone accents), and the possible addition of street trees in coordination with the tree warden. On emergency access, staff read a fire-department referral flagging concerns about dumpster placement and whether the vehicle turning area would safely accommodate aerial apparatus; the applicant said plans had been revised to address those concerns.
Chair John Drury noted receipt of a 37-item engineering referral that the board had not fully reviewed; the applicant said most outstanding engineering comments could be addressed either in revised plans or by conditions of approval. The applicant removed a previously proposed driveway connection to Jericho Path after neighbors and engineering raised traffic concerns.
Outcome: The board agreed to continue the public hearing to June 9 so staff and board members can review the engineering referral and any revised plans. The applicant will request an extension of the board's decision deadline to allow the continuation. No final vote or permit decision was taken at the May 12 meeting.
Ending: The board set deadlines for submission of revised materials so engineering has time to review before the June 9 meeting.
