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Zoning board approves special-use permit to convert Old Island Pub into 10-room inn for seasonal employees
Summary
The New Shoreham Zoning Board of Review approved a special-use permit for Thomas J. Martucci to convert the former Old Island Pub into a 10-room inn with Nantucket-style dormers, subject to submitted plans and parking signage conditions.
The New Shoreham Zoning Board of Review on March — by voice vote — approved a special-use permit allowing Thomas J. Martucci to convert the existing Old Island Pub (Plat 6, Lot 33; Fire Number 85) from a restaurant into a 10-room inn for seasonal employee housing and to add Nantucket-style dormers to the top floor.
The board found the application met requirements of the town's zoning ordinance and that the project had support from the Planning Board and the Historic District Commission. The permit carries conditions that the project proceed according to plans and exhibits presented at the Feb. 26, 2025 hearing and that the applicant install “no parking” signs along the fire lane and on the south side of the property.
Board chair Kate Atwater Butcher opened the matter, and board member Mark Maguire moved the motion to approve, reciting the board's findings of fact and conformity with New Shoreham zoning provisions. Maguire cited that the property is in the Service Commercial (SC) zone and within the historic overlay; he said the proposed use is allowed in the SC zone only upon obtaining a special-use permit and that the Planning Board (02/24/2025) and the Historic District Commission (02/03/2025) had provided favorable findings or a certificate of appropriateness. “The applicant is proposing to convert an existing structure, the Old Island Pub or restaurant, into an inn for summer employee housing,” Maguire said in making the motion.
The motion included the board's factual findings entered on the record: the lot is 30,189 square feet; existing lot building coverage is 7.9% and total lot coverage is 11.4%; the conversion would not increase those coverages; the inn will have 10 rooms and nine parking spaces (including two accessible spaces); and the applicant testified that, despite nine available spaces, only two cars would be allowed to park on the site to encourage bicycle and pedestrian travel by housed employees. The Planning Board concluded the proposal would have minimal adverse effects and was consistent with the New Shoreham comprehensive plan; the Historic District Commission issued a certificate of appropriateness for the proposed dormers.
The board approved the motion by a voice vote. The approval is conditioned on: (1) proceeding according to the plans and exhibits presented at the Feb. 26, 2025 zoning hearing, especially including the parking plan; and (2) installation of “no parking” signs along the fire lane and on the south side of the property south of the existing split-rail fence. The board noted that any future change of use would be subject to the town's permitting review procedures and likely require additional review or approvals.
The board did not record an individual roll-call tally in the transcript; the motion carried on an affirmative voice vote. The applicant and town officials will follow the normal building- and permitting-review process for any subsequently proposed changes to use or site plans.
The board did not record an explicit timeline for construction; the approval is limited to the conversion and alterations described in the submitted exhibits and the conditions listed above.
