Planning board gives favorable advisory for Old Elm Pub conversion to inn, flags water, parking, kitchens and fire‑safety questions

The New Shoreham Planning Board voted Feb. 12 to send a favorable advisory to the zoning board on an application to convert the Old Elm Pub into an inn limited to employee housing, subject to a list of conditions and questions the board asked be addressed by zoning staff and the town lawyer.

Applicant Thomas Martucci told the board his plan is “to apply for a special use permit to convert it to an inn” and to keep the project under the 10‑bedroom threshold that qualifies as an inn. Martucci said the building would house primarily his own staff (the general manager and head chef would have cars on site), and that he intended to use the existing commercial kitchen as a shared cafeteria/mess area for employees. He said a proposed lower‑level prep area could be removed and converted to laundry if zoning requires.

The board recorded several items it wanted the zoning board to review before a permit is finalized: confirmation of available water allocation and how water‑use calculations differ between a restaurant and an inn; verification that required parking for an inn will be met (the applicant submitted a plan showing roughly nine spaces including two handicap spaces); whether two kitchens on the site comply with the inn definition and special‑use standards; life‑safety and egress requirements for the third floor and whether additional egress is required; and whether a 50‑foot wetland buffer and other coastal feature setbacks were correctly accounted for on application forms.

Jen (planning staff) advised the board that the zoning board will consider Section 408 requirements for inns (including no kitchens in guest units and interior access through a lobby) and the 401 special‑use criteria. She noted that if the zoning board grants a special‑use permit, the permit runs with the land and would allow future operators to use the inn designation unless conditions or restrictions are imposed.

Martucci told the board his architect, Frank Karparkowitz, is coordinating life‑safety reviews with Robbie Lopez of the state fire marshal’s office and that the project will be designed to meet sprinkler and egress requirements. He also said he has contacted the conservancy to discuss water allocation calculations and that the property previously required drainage review because of proximity to a wetland.

The planning board voted to send a favorable advisory to the zoning board with the following items to be reviewed: water allocation; parking calculations and layout; confirmation that kitchens meet the inn definition (board preference: single shared kitchen for the inn, but legal review requested); third‑floor fire‑safety and egress; and confirmation that the property meets minimum developable land and lot coverage requirements after applying any wetland buffers. The motion carried; the board recorded that the advisory should specify the inn is to be used for employee housing and not as short‑term rentals unless zoning approves a change of use.

The planning board asked staff and the town lawyer to confirm whether the second kitchen is allowed under zoning and to list any outstanding items for the zoning board’s February 26 public hearing. Martucci agreed to provide any additional documentation zoning requests to avoid delay.