I just watched the meeting video. A few points:
- A ZBA decision is required to be based solely on the factors that they can statutorily consider. "Harmony of the neighborhood" related to past incidents is not one of those factors. This was cited as the chair as one of his primary reasons for advocating denial of the permit.
- A ZBA, when considering a special permit, does consider whether granting the permit would allow a use that is "significantly more detrimental" than what is otherwise allowed by right. They did not cite any issues or such findings.
- If the zoning bylaw requires full site plans, they may be within their rights to require special permit applications to include them. However, if they typically waive these requirements for small accessory structures, then their refusal to waive the requirements for the club may be arbitrary. These are accessory structures and not related to the primary use. The site visit by the board should be sufficient.
- Reading between the lines, it sounds like some of the members may have been inclined to approve one part of the permit and deny the other part, but they were not allowed to divide the two structures into two parts since they were part of the same permit application.
I'm not a lawyer but I've watched ZBA cases on TV....