HomeMy WebLinkAboutMid Island Area Plan_201401290850502582MMIIDD--IISSLLAANNDD AARREEAA PPLLAANN
“To produce and recommend implementation of an area plan to
guide the future growth and character of the Mid-Island area while
considering the needs of residents, businesses, and visitors, by
addressing traffic, a pedestrian-friendly environment, affordable
housing, improvements for public use, mixed use development, and
creating greater efficiency of land use, all in keeping with the
traditional character of the island.”
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Prepared by the Nantucket Planning and Economic Development Commission,
with support from the Mid-Island Plan Work Group, the Mid-Island Partnership, The
Preservation Institute: Nantucket, and Traditional Neighborhood Development, Inc.
Sparks Avenue: Before Sparks Avenue: After?
Hooper Farm @ Sparks
Avenue: Before
Hooper Farm @ Sparks
Avenue: After
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Mid-Island Area Plan, February 2003 1
TABLE OF CONTENTS
ACKNOWLEDGEMENTS............................. 3
PREFACE ......................................................... 4
INTRODUCTION............................................ 5
BACKGROUND: INSPIRATION OF THE
NANTUCKET COMPREHENSIVE COMMUNITY PLAN
........................................................................ 5
INITIATION OF THE WORK GROUP PROCESS BY
THE MID-ISLAND PARTNERSHIP ...................... 6
PLANNING PROCESS EMPLOYED BY THE WORK
GROUP ............................................................ 6
Mission Statement ...................................... 6
Identification of Issues ............................... 6
Prioritization of Issues ............................... 6
Retention of Consultants ............................ 7
Development of the Draft Plan; Public
Informational Meetings.............................. 7
HISTORY AND FACTORS THAT
INFLUENCED THE DEVELOPMENT OF
MID-ISLAND AREA....................................... 8
THE INFLUENCE OF ZONING ............................ 9
THE INFLUENCE OF PROPERTY VALUES, THE
ECONOMY AND RELATED DEVELOPMENT
TRENDS ......................................................... 10
TRAFFIC ISSUES AND PATTERNS IN THE MID-
ISLAND AREA: THE CROSSROADS OF THE
ISLAND.......................................................... 11
Roads / Intersections ................................ 11
Pedestrian and Bicycle Systems ............... 12
Parking Systems ....................................... 13
Transit ...................................................... 14
ADDRESSING CHARACTER AND
TRANSPORTATION ISSUES: “GOING
BACK TO TRADITIONAL PATTERNS”..... 16
INFILL STRATEGY/DESIGN GUIDELINES ........ 16
TRANSPORTATION STRATEGY ....................... 17
Re-examining street directional patterns .17
Fixing key intersections to deal with
congestion and enhance traffic flow and
safety ........................................................ 18
Creating on-street parking....................... 19
Creating common parking ....................... 19
Creating pedestrian systems .................... 19
Accommodating Bicycles ..........................20
Enhancing NRTA Service to the Mid-Island
...................................................................20
Public Amenities: Creating a Sense of
Arrival and a Pedestrian Focus................20
THE CRAIG PROPERTY: A DIVERSITY OF
PUBLIC BENEFIT OPPORTUNITIES...................20
FIRE STATION ................................................22
STOP & STOP .................................................22
THE POST OFFICE...........................................23
THE COMMONS ..............................................23
ORANGE STREET AND THE MARINE HOME
CENTER..........................................................24
IMPLEMENTATION ..........................................24
THE PLAN: SHORT- AND LONG-TERM
OBJECTIVES ..................................................25
LAND USE ......................................................25
HOUSING........................................................26
TRAFFIC / TRANSPORTATION .........................27
Streets, Intersections, and Pedestrian
Improvements............................................27
Re-Examine Parking .................................28
Improve the System of Bike Paths.............28
Transit Improvements/Initiatives for the
NRTA.........................................................29
INFRASTRUCTURE ..........................................29
APPENDIX A ..................................................31
APPENDIX B ..................................................33
APPENDIX C ..................................................34
APPENDIX D ..................................................35
APPENDIX E ..................................................49
APPENDIX F ..................................................51
APPENDIX G..................................................52
APPENDIX I ...................................................53
APPENDIX J ...................................................54
APPENDIX K..................................................55
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Mid-Island Area Plan, February 2003 2
EXHIBITS
Exhibit 1. 1998 Aerial Photo with Mid-Island
Planning Boundary..................................... 5
Exhibit 2. 1940 Aerial Photo with Mid-Island
Planning Boundary..................................... 8
Exhibit 3. 1972 Zoning Map .............................. 9
Exhibit 4. Current Zoning Map.......................... 9
Exhibit 5. Map of Collector and Local Roads .11
Exhibit 6. Map of Bike Path and Sidewalk
System ...................................................... 12
Exhibit 7. Map of Parking Lot Locations ........ 13
Exhibit 8. Downtown pattern overlaid onto the
Mid-Island ................................................ 14
Exhibit 9. NRTA Island-wide Shuttle System .14
Exhibit 10. Map of Shuttle Routes through the
Mid-Island Area ........................................14
Exhibit 11. Map of the Plan ..............................16
Exhibit 12. Recommended Traffic Flow ..........17
Exhibit 13. Hooper Farm/Sparks Intersection
Realignment ..............................................18
Exhibit 14. Four Corner Intersection
Realignment ..............................................18
Exhibit 15. Hooper Farm/Sparks Intersection,
Long-term .................................................19
Exhibit 16. On-Street Parking Plan...................19
Exhibit 17. Map of Plan in Stop & Shop Vicinity
...................................................................25
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Mid-Island Area Plan, February 2003 3
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The Mid-Island Area Plan Work Group would like to thank the following
businesses, organizations and individuals whose financial contributions
and support to date have assisted greatly in the development of our Area
Plan.
Nantucket Planning and Economic Development Commission
Lower Pleasant Trust
Tresses and the Day Spa
Geronimo’s, Ltd.
Nantucket Magazine
Glidden’s Island Seafood
Hutch’s Restaurant
Hatch’s Package Store
Nantucket Electric Company
Nantucket Association of Real Estate Brokers
Congdon & Coleman
Pro Buyer Associates
Mid-Island Partnership
Fleet/Pacific National Bank
Nantucket Bank
Stop and Shop
Cape Air/Nantucket Air
Robert A. diCurcio
Alvin Topham
Susan Bennett Witte
Robert A. Young
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Mid-Island Area Plan, February 2003 4
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“Downtown Nantucket is one of the Island’s
most cherished places. It is our emotional core,
our economic foundation, and the link to our
past. Its landscape is the result of the island’s
rich history of remarkable human endeavor.
From the humble beginnings of a small group of
settlers stepping ashore at Warren’s Landing in
late fall and sleeping under the stars, to large
ships sailing the oceans of the world,
Nantucket’s industrious inhabitants crafted an
urban experience that still has relevance 250
years later. We inherited and preserved this
landscape and now it is the heart of Nantucket’s
tremendous appeal.
Today our commercial zoning and its
resulting development have no connection to that
storied urban tradition. 20 years ago we
decided to abandon our traditional legacy,
which the Downtown represents, for a misguided
ideal – the mainland suburban commercial
model. Where Downtown is a remarkable
human environment, the Mid-Island area is a
glaring example of this late 20th century zoning.
The Mid-Island works poorly and looks worse.
Streetscapes are non-existent, and automobiles
and parking lots dominate. Buildings are
scattered, making it unfriendly and dangerous to
walk even a short couple of blocks. Yet, walking
from Lucky’s Express to Geronimo’s is the same
distance as walking from the Sports Locker to
Murray’s Toggery. The latter is a rich and
rewarding stroll, the former is an exercise in
self-preservation. The buildings - islands in a
sea of parking - have no hope of connecting to
one another. Consequently, where the
Downtown offers a supreme social and physical
environment, the Mid-Island feels cold and
unfriendly. It is time to turn back to our past, to
guide the Mid-Island in to the future.
The following Area Plan - the first presented
under the aegis of the Comprehensive Plan -
acknowledges that our history is a vital and
relevant guide to our future. Recognizing all
that is great about the Downtown, the Plan seeks
to emulate the ideals that created it. The Mid-
Island will never replace Downtown, but
Downtown can point to a better vision of how the
Mid-Island should look and importantly how it
should work. When this is achieved, the entire
Island community - who uses the Mid-Island
daily - will benefit, and we will have created
some history of our own.”
Edward J. Sanford
Chairman
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Mid-Island Area Plan, February 2003 5
Exhibit 1. 1998 Aerial Photo with Mid-Island Planning Boundary
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Background: Inspiration of the
Nantucket Comprehensive
Community Plan
This Area Plan for the Mid-Island Area was
inspired by the Nantucket Comprehensive
Community Plan (“Comprehensive Plan”) that
the Nantucket Planning and Economic
Development Commission (the “Commission”)
commenced in 1996, and which was finally
ratified by Special Town Meeting on January 8,
2001.
The Comprehensive Plan recognized that it could
not address detailed strategies for the diversity of
neighborhoods and villages that comprise
Nantucket. The Plan also realized the value of
planning processes that empowered residents to
be partners in the development of plans that
affect their neighborhoods. This led to a
Comprehensive Plan objective to create an Area
Planning process.
As a means of formulating and implementing
Area Plans, the Comprehensive Plan envisioned
that representatives of the Commission, the
Board of Selectmen, and representatives derived
from a broad cross-section of community
interests would comprise Work Groups to
develop these plans.
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Mid-Island Area Plan, February 2003 6
Initiation of the Work Group
process by the Mid-Island
Partnership
The Mid-Island Area Plan Work Group (“Mid-
Island Work Group”) was initiated by the Mid-
Island Partnership (“Partnership”), a large
association of businesses located outside the
Downtown area. For years, this organization had
been concerned with development that lacked
focus and continuity in the Mid-Island area. The
members of the Partnership felt that the
development of a master plan for this area would
bring an identity and structure that was lacking.
Recognizing the Comprehensive Plan strategy of
Area Planning, the Partnership, on May 5, 2001,
petitioned the Commission to form the Mid-
Island Work Group, which it did on May 7, 2001
(see Appendix “A”). The organizational meeting
of the Work Group followed on June 4, 2001.
The composition of the Work Group included as
many stakeholders as could be identified, and
also included members At Large from the
community. The Work Group also consisted of a
long list of ex officio members that represent
professionals from town and regional
government, utility companies, businesses, and
other Mid-Island organizations that could
provide their expertise in the development and
implementation of the Plan.
At the same time that the Work Group was
formed, a Work Program was suggested to guide
its actions. The Commission established a
boundary for the study area, based on
consultations with members of the Mid-Island
Partnership. The boundary was extended to
encompass the Rotary, 5-corners, the Hospital,
and Nantucket High School, because they were
all felt to be essential elements or land uses in
the Mid-Island area (see Appendix “B”).
Planning Process Employed by
the Work Group
Mission Statement
The Work Group met on a bi-monthly basis
commencing on June 4, 2001. One of its first
tasks was to define its mission:
“To produce and recommend implementation
of an area plan to guide the future growth
and character of the Mid-Island area while
considering the needs of residents,
businesses, and visitors, by addressing
traffic, a pedestrian-friendly environment,
affordable housing, improvements for public
use, mixed use development, and creating
greater efficiency of land use, all in keeping
with the traditional character of the island.”
Identification of Issues
The next task under the Work Program was the
identification of issues, which would serve as the
basis for Area Plan strategies. The identification
of issues took place during two consecutive
meetings held on June 19, 2001 and June 26,
2001. To focus the identification of issues, the
study area was divided into sub-areas A through
G (see Appendix “C”). Issues were thus
identified for each sub-area, as well as for the
entire area encompassed by the Area Plan
boundaries. The issues identified are listed in
Appendix “D”.
Prioritization of Issues
Following the identification of issues, the
Commission’s staff led the Work Group on an
exercise to prioritize the issues. Each member
assigned each issue a high, medium, and low
priority value. The sum of the values resulted in
a ranking of issues by sub-area, and for the Mid-
Island study area as a whole. The scores
achieved during this process are listed in
Appendix “E”.
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Mid-Island Area Plan, February 2003 7
Retention of Consultants
When the Work Group began its examination of
the prioritized issues, it became clear that it
would require special expertise in analyzing
issues and in forging solutions. The Group
concluded it required consultants specializing in
traditional neighborhood design and traffic and
transportation, but from the perspective that
conventional solutions were not the answer to
Nantucket’s problems.
The Preservation Institute: Nantucket (“PI:N”)
volunteered for the role of design consultant, led
by Professor Peter Prugh of the University of
Florida School of Architecture. The Commission
then authorized the issuance of a Request for
Proposals (“RFP”) for consulting services for a
traffic engineer. Of the three respondents, TND
Engineering of Ossipee, New Hampshire, was
selected. Its principal, Rick Chellman, was no
stranger to Nantucket. He had served as part of
the consultant team for the Nantucket
Comprehensive Community Plan.
Development of the Draft Plan; Public
Informational Meetings
With the selection of the consultants behind
them, the Work Group began the plan
development and analysis phase of the Work
Program in October of 2001. A series of
workshop meetings were conducted with Mr.
Prugh and Mr. Chellman leading to several
iterations of a concept plan for the Mid –Island,
which was further refined at each subsequent
workshop meeting.
Based on a mailing list of all property owners in
the Mid-Island area, notices were sent for several
informational meetings, including an Island-wide
Public Informational Meeting conducted in the
summer of 2002. Appendix “F” reflects the
issues raised at this meeting. Each time feedback
was received, the Plan was modified to reflect
that feedback. What was remarkable about the
final public meeting was the apparent broad
consensus in support of the Plan. In addition to
the meetings mentioned above, there were other
meetings held on particular aspects of the Plan
with a variety of citizens participating.
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Mid-Island Area Plan, February 2003 8
Exhibit 2. 1940 Aerial Photo with Mid-Island Planning Boundary.
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Historically, the Mid-Island area was at the
fringe of the Old Historic District. South of the
dense development patterns representing this
historic district were agricultural lands that
extended south to the Atlantic Ocean.
The Newtown Cemetery, not unlike Nantucket’s
other historic cemeteries, was at the fringes of
town. In the 1920’s, the early improvements of
what would become the Marine Home Center
began to take shape. (See Exhibit 2). On the west
end of the study area, the historic Cyrus Pierce
School, also constructed in the 1920’s, stood
nearly alone on Surfside Road. In the 1950’s the
Nantucket Cottage Hospital, the Boy’s Club, and
the first High School were all constructed in this
area.
Over the next 25 years, more commercial uses
appeared incrementally. The Finast was built in
1960, the Post Office Pleasant Street office
opened in 1976, the Nantucket Bank main office
opened in 1979, the Elementary School opened
in 1979, and the fire station in 1980.
The area south and southeast of this new
commercial district began to develop as housing
for an expanding year-round community. The
road system that traversed this area was, and still
is, the crossroads between the east and west ends
of the Island, and that became a major factor
driving the development of this area.
Finally with the new High School/ Middle
School complex completed in 1990, the Mid-
Island area was firmly established as a center for
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Mid-Island Area Plan, February 2003 9
essential town services, and for civic,
governmental, and commercial functions.
The Influence of Zoning
Exhibit 3. 1972 Zoning Map
In 1972, the first zoning bylaw was established
on the Island, with most of the area
encompassing the study area designated as the
Residential-Commercial (RC) District – the
same as downtown (see Exhibit 3). It is
interesting to note that the RC zone runs from
downtown along Orange and Washington Streets
out to the Mid-Island area. With the Finast and
Marine Lumber Company in existence, the
thinking at the time of implementation,
according to those who were instrumental in
establishing these districts, was to adopt zoning
that would serve to replicate the character of
Downtown.
In the early 1980’s two major changes were
made to the RC district. One was to greatly
increase the parking requirement, based on a
mainland suburban shopping mall standard.
Secondly 30% of any commercial lot was to
remain as green space. These two changes have
proven to be significant impediments to
replicating any of the pedestrian features of
downtown. Therefore the RC zone became a
poor guide for the development of both the
Downtown and the Mid-Island Area. Today, the
zoning in the Mid-Island area remains
substantially the same.
Exhibit 4. Current Zoning Map
The RC zone has failed to create the kind of
unified center that the historic downtown of
Nantucket represents. Zoning failed to encourage
the integration of land uses and parking. The RC
zone also failed to create uniformity of
architecture, form, and design, resulting in a
hodgepodge of buildings, variable setbacks, and
parking areas.
Most importantly, this zoning failed to replicate the
shared parking and pedestrian theme that is at the
heart of Downtown. The loss of public
infrastructure adds to this failure by not providing
a consistent theme or unifying element. The
Commons - a Major Commercial Development -
was an attempt to develop a large-scale mixed-use
development with a unified theme in keeping with
Nantucket’s traditional character. However, driven
by the parking and circulation standards and the
green space requirements of the Zoning Bylaw, the
development became a slave to auto-dependency.
Most of this development is characterized by broad
expanses of parking and access roads, isolating the
buildings from each other. Efforts were made to
control the materials used in laying out roads and
parking, but the overall result is, if not in
appearance, but in function, a somewhat
conventional strip commercial center.
The result of this and other incremental
development is a disjointed Mid-Island area that is
largely influenced and controlled by the
automobile. It is very difficult to park in one spot
and to walk to several businesses. Driving from
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Mid-Island Area Plan, February 2003 10
business to business - maybe a total of one block -
is common practice. All of this occurs in an area
no larger than the historic downtown.
The Influence of Property
Values, the Economy and
Related Development Trends
The Mid-Island area is a highly desirable place
to continue this trend of mixed-use development.
The price of land in the Mid-Island area remains
considerably lower than prices both in the
Downtown, and in the more rural areas of the
Island. This has resulted in the areas
encompassed by Fairgrounds Road on the east
and Hummock Pond Road on the north and west
being developed principally as housing for the
year-round community.
At the same time, prices in the Downtown,
influenced by the Beinecke vision and downtown
renaissance, have made it more of an upscale
seasonal retail and service center, rather than a
center that serves the year-round community.
This disparity in pricing has led to the creation of
the retail and service center in the Mid-Island
area that increasingly serves the basic needs of
the year-round community.
By Commission estimates, the Mid-Island area
has approximately 200,000 square feet of
commercial space, generating approximately 660
peak season jobs, 8% of the number of peak-
season jobs Island-wide. These statistics
underscore the importance of this area to the
Island-wide economy. If more development is
inevitable, a plan is essential to better guide that
development in a context more suitable to
Nantucket’s character.
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Mid-Island Area Plan, February 2003 11
Exhibit 5. Map of Collector and Local Roads
Traffic Issues and Patterns in
the Mid-Island area: The
Crossroads of the Island
Roads / Intersections
The Mid-Island Area was earlier referred to as
the “Crossroads of Nantucket”. This is an apt
descriptor, when we consider the following facts
about the roadway system in the Mid-Island
Area (See Exhibit 5):
1. Lower Orange Street, which traverses the
east and northeast fringe of the study
area, is a major rural collector and the
principal truck and general traffic route
from the Steamship Dock to destinations
in the Mid-Island Area, to ‘Sconset, and
to the Old South Road and Airport
commercial and industrial areas. This is
primarily a heavy commercial corridor,
with auto services, lumberyards, and
general retail uses. During peak periods,
Lower Orange Street has 10,678 ADT
(Average Daily Traffic) of traffic flow.
2. Sparks Avenue and Prospect Street are
also major rural collectors, and serve to
link the east and west portions of the
Island. Sparks Avenue is primarily a
commercial corridor, with auto service,
restaurant, and grocery land uses. The
Boys and Girls Club and an entrance to
the High School is also on this street.
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Mid-Island Area Plan, February 2003 12
Sparks Avenue generates an ADT of
10,678 during peak periods.
3. Surfside Road is a minor rural collector
and the main thoroughfare for south
beach destinations, neighborhoods,
schools, and businesses in the central and
south-central parts of the Island. Surfside
Road, at the Schools, generates an ADT
of 12,858 during peak periods.
4. Vesper Lane is a minor rural collector,
and links Surfside Road to Hummock
Pond Road. This is primarily a residential
corridor; however, the Cottage Hospital
and Holdgate’s Laundry abut this street at
the Surfside Road intersection.
5. Pleasant Street is a local street, with
mostly retail / light commercial land uses
along the section of the corridor within
the study area. Pleasant Street generates
an ADT of 10,420 during peak periods.
6. 4 Corners (the intersection of Sparks
Avenue / Surfside Road / Atlantic
Avenue / Prospect Street) links major
thoroughfares connecting to the
Downtown, the west end of the Island,
and the south end of the Island, and the
east end and Mid-Island area.
7. The Hooper Farm Road intersection at
Sparks and Pleasant Streets links
neighborhoods to the south of the study
area with the Mid-Island commercial
district, as well as to collector streets that
link traffic to other island destinations.
8. The 5 Corners intersection represents the
convergence of roads from all compass
directions. All roads intersecting are two-
way, except York Street, which is one of
two one-way pairs (Dover being the
other) that has become a major
thoroughfare principally for passenger
vehicle traffic and transit buses between
the Downtown and the Hospital and
Schools, and destinations on the west end
of the Island. Significant queuing occurs
during peak periods, particularly on
Pleasant Street, approaching the
intersection from the south, where
parking at Fahey and Fromagerie
compounds the problem by impeding
two-way traffic flow. Yet, the
intersection works remarkably well with
existing stop sign control.
9. The Hooper Farm / Sparks / Pleasant and
4 Corners intersections have serious
operational deficiencies. Those
deficiencies include offsets of
intersecting roads that compound the
number of movements that drivers need
to make at an intersection resulting in
increased delays.
Pedestrian and Bicycle Systems
Exhibit 6. Map of Bike Path and Sidewalk System
Pedestrian systems in the Mid-Island area are
disjointed at best, with significant gaps at
important locations (see Exhibit 6). This leaves
pedestrians to forge paths along grassy road
shoulders, or, more seriously, to share the roads
with automobile and truck traffic. Notably:
1. No sidewalks serve the Hospital,
although it is a mere 300 feet from the
nearest shuttle stop and sidewalk.
2. There are no sidewalks from Fahey and
Fromagerie to the Boys and Girls Club
playing fields.
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Mid-Island Area Plan, February 2003 13
3. The Surfside Road Bike Path and the
Milestone Road Path, serving ‘Sconset
and Polpis, are not linked through the
Mid-Island Area.
4. Further to the west, the Madaket Road
Bike Path begins, with no formal
pedestrian or bicycle link to the Mid-
Island Area.
5. Pedestrian crossings are rare, with several
at the Stop & Shop; one at the Post
Office; one at the Marine Home Center;
one at Surfside Road and Vesper Lane;
and one at the Boys and Girls Club. All
of these crossings are across two lanes of
traffic.
6. Except for the crossing at the Boys and
Girls Club, which is intermittently
manned by a police presence, pedestrians
must rely on the often infrequent courtesy
of drivers to yield to them. Except for
some rumble strips at the Boys and Girls
Club crossing, there are no traffic
calming devices to slow the speed of
traffic.
As a result, the area is very pedestrian unfriendly
and people seek their cars as refuge for even the
shortest trip of a block or so.
Parking Systems
Exhibit 7. Map of Parking Lot Locations
Location
Number of Off-
Street Parking
Spaces
The Commons 218
Nantucket Bank 43
Pacific Bank 18
Stop and Shop 146
Marine Home Center 67
Sanford Boat Yard 151
Boys and Girls Club 41
Hospital 168
Other Commercial Uses 349
Total 1197
Table 1. Table of Mid-Island Parking Inventory
Most of the parking in the Mid-Island Area has
been driven by the requirements of the Zoning
Bylaw. Out of the entire study area, the only on-
street parking legally permitted is at Fahey &
Fromagerie. Off-Street parking in the study area
serving commercial or mixed-use establishments
for customer or employee use consists of about
988 parking spaces, while the Hospital has 168
spaces; and the Boys and Girls Club has 41
spaces (see Exhibit 7 and Table 1). This count
does not include boat storage areas or motor
vehicle storage at automobile repair shops. The
zoning bylaw contains parking requirements that
apply to a variety of uses in this area (See table
in Appendix G).
What currently characterizes parking in the Mid-
Island area is its disjointed nature. With few
exceptions, parking is provided on a property-
by-property basis, with access and circulation
self-contained within that property. This leads to
inefficient development patterns, multiple curb
cuts along busy roads, isolated buildings, and
therefore an unfriendly pedestrian environment.
Visually, cars and asphalt, not buildings and
trees, dominate the landscape.
The Bylaw contains no formal provision for
shared parking, although the Zoning Board of
Appeals has allowed shared parking in limited
instances. This piecemeal approach to parking
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Mid-Island Area Plan, February 2003 14
has led to larger expanses of paved areas than
would otherwise be necessary, a more
automobile- dependent pattern than if parking
were shared and interconnected, and a decidedly
un-Nantucket like appearance. Those accessing
services in the area often drive from destination
to destination, in part because of the lack of
linkage, but also because it is perceived that
being a pedestrian is either unsafe or is
extremely inconvenient.
Exhibit 8. Downtown pattern overlaid onto the Mid-
Island
Yet, in its downtown counterpart, pedestrians
think nothing of parking on one end of the
downtown district, and walking the equivalent
distance of one end of the Mid-Island area to the
other, and then returning to their cars (see
Exhibit 8).
Transit
Exhibit 9. NRTA Island-wide Shuttle System
The existing shuttle system was originally
designed to relieve the congestion and parking
difficulties in the downtown area. Therefore the
focus of the existing routes and schedules is
designed with the downtown area as “The”
destination. While the NRTA has done an
outstanding job of getting employees and patrons
to the downtown area, the needs of the Island
have changed since the NRTA’s inception. The
Mid-Island area has become a major destination
point for a growing number of Islanders and
summer residents. Consequently, to meet the
transit needs of the Mid-Island, it is essential for
NRTA to consider the area as an important
destination point when determining routes and
schedules.
Exhibit 10. Map of Shuttle Routes through the Mid-
Island Area
The Island’s seasonal transportation system, the
Nantucket Regional Transit Authority (NRTA),
serves the Mid-Island area in the following
manner (see Exhibit 10):
1. The Mid-Island Loop serves 5-Corners,
4 Corners, Surfside Road, Hooper Farm /
Sparks Ave. / Pleasant St.; the Rotary,
Lower Orange Street, Dave St., and
Pleasant Street.
2. The Miacomet Loop serves Orange St.,
the Rotary, 5 Corners on its outgoing trip
from Downtown, and 5-Corners traveling
inbound to Downtown. The Miacomet
Loop serves the Bartlett Rd. area where
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Mid-Island Area Plan, February 2003 15
there are a large number of employee
housing units. The difficulty for the Mid-
Island employers is that the current route
takes the employees into town and then
out again before serving the Mid-Island
area.
3. The Madaket Loop does not traverse the
Mid-Island area, and falls about ¼ mile
short of a link with the Miacomet Loop at
Milk Street / Prospect Street. The
Miacomet Loop will then take riders into
town before serving the Mid-Island area.
At present the Madaket Route does not
serve the Mid-Island area at all.
4. The ‘Sconset Routes serve Lower
Orange Street both outbound and
inbound to Downtown. Thus, the Sconset
Routes do not provide direct service to
Mid-Island commercial areas, including
the Stop & Shop.
No single stop links all transit systems to the
Mid-Island area, although the stops at Landmark
House serve all buses except Madaket. There is
currently no unifying infrastructure in place to
accommodate transit passengers or to address the
role of the Mid-Island as a “Crossroads of
Nantucket”.
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Mid-Island Area Plan, February 2003 16
Exhibit 11. Map of the Plan
AADD DD RR EE SS SS II NN GG CC HH AA RR AA CC TT EE RR AA NN DD
TT RR AA NN SSPP OO RR TT AA TT II OO NN II SS SS UU EE SS ::
““GG OO II NN GG BB AA CC KK TT OO TT RR AA DD II TT II OO NN AA LL
PP AA TT TT EE RR NN SS ””
The illustration above is the proposed Mid-Island
Area Plan that addresses all the issues identified
during the first summer of the planning process,
and further discussed in the foregoing narrative
(also see Appendix I). The Plan proposes a
multi-faceted strategy that is modeled on the
character and success of the Downtown to guide
the future of the Mid-Island, to the extent that
these objectives can be accomplished
considering existing public and private
development patterns. The overall purpose of the
Plan is to establish an identity and coherence for
the Mid-Island area with:
1. Careful control of infill development;
through investment in a unifying public
infrastructure;
2. Retrofit of some public and private
development to achieve greater efficiency
and cohesiveness;
3. And siting of future governmental
facilities that can better serve Island-wide
needs if located in the Mid-Island area.
Infill Strategy/Design
Guidelines
The Plan map depicts, for illustrative purposes,
how a directed infill strategy can create on
Pleasant Street, for want of a better term, a “main
street” appearance that establishes a pattern of
building along the street line, fronted by a
pedestrian system.
Parking would be located in interconnected lots
to the rear of structures, but also supplemented
on Pleasant Street, and certain side streets,
through the introduction of on-street parking.
Housing on upper floors will be encouraged,
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Mid-Island Area Plan, February 2003 17
contributing to the trend already established
there.
For purposes of this Plan the term “infill” means
not only new structures and uses, but also
additions to existing uses, and the redevelopment
of existing sites. The overall effect should not be
dissimilar to the Downtown in many respects –
mixed use structures (commercial and housing)
sited close to streets; broad sidewalks to
welcome pedestrians; parking on the street, with
supplemental parking tucked away behind
structures; and modest public spaces (pocket
parks) as a refuge for pedestrians.
Establishing an infill strategy must include
careful control of the design aspects of future
development. Design guidelines are
recommended to further create a common theme
to guide development, beyond the site-by-site
review that is now conducted by the Planning
Board, the Zoning Board, and by the Historic
District Commission, and by the Zoning
Enforcement Officer.
Transportation Strategy
The overall philosophy of the recommended
transportation elements of this Plan is to create a
traffic and pedestrian system that is more in
keeping with traditional Nantucket development
and road patterns. This objective, however, is
tempered by the realization that ignoring the
more auto-dependent nature of existing uses and
patterns is completely impractical.
What this Plan therefore attempts to do is to
strike a careful balance by providing reasonable
and convenient parking needs, while at the same
time recommending improvements designed to
reduce auto-dependency by providing safe and
convenient alternative transportation modes
designed to make the Mid-Island area more
accessible by transit, by foot, and by bike. As the
Mid-Island area is developed over time, it is
envisioned that the public using facilities in this
area will be inspired to leave their cars behind
because improved facilities will provide more
convenience and a better quality experience.
We do not have to go far to find a successful
model for this vision – it is Nantucket’s
downtown. The downtown has a successful
system of on-street parking, easy shuttle access,
and pedestrian-friendly environment that is an
appropriate model for the Mid-Island. In good
measure, its success can be linked to a walkable,
pedestrian scale of development that is
dominated by lively pedestrian activity, and not
by automobiles. Interestingly enough, the
business area under study is almost exactly the
same size as downtown.
Exhibit 12. Recommended Traffic Flow
Re-examining street directional patterns
Part of the success of the Downtown is linked to
a road system that is relatively narrow with on-
street parking; and has low traffic speeds. In
examining the traffic patterns in the Mid-Island
area, it is soon obvious that the opposite situation
exists – two-way traffic patterns dominate;
sidewalks are intermittent and pedestrian
crossings are few.
Traffic speeds are excessive throughout much of
the area. However, maintaining the function of
major collector roads needs to be considered in
devising any Plan. The Plan therefore
acknowledges that Sparks Avenue and Orange
Street will need to remain two-way streets to
function as the Island’s major collector roads.
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Mid-Island Area Plan, February 2003 18
It also recognizes that Pleasant Street is less
important as a two-way street, and, in fact, if
converted to one way from Hooper Farm Road to
5-Corners, can create significant benefits in
meeting important objectives of the Mid-Island
Plan, not the least of which include:
1. Removing traffic conflicts;
2. Enhancing traffic flow;
3. Reducing traffic speeds;
4. Providing considerable on-street parking;
and
5. Creating a safer and more pleasant
environment for pedestrians.
Establishing Pleasant Street one-way from
Williams Lane to 5 Corners also:
1. Removes the parking conflict at Fahey
and Fromagerie;
2. Provides within the limited Right-of-Way
parking on one side; and
3. Provides a sidewalk on one side.
The Plan also recommends that direction of
streets interconnecting Pleasant Street and
Orange Street be readjusted in recognition of the
one-way direction of Pleasant Street (see figure
12 and Appendix J). Similarly, the system of
streets interconnecting Pleasant Street with
Sparks Avenue has been reexamined as well,
with the recommendation that a new two-way
street, referred to as Craig Street in this study, to
be constructed to enhance traffic circulation.
Fixing key intersections to deal with
congestion and enhance traffic flow and safety
Exhibit 13. Hooper Farm/Sparks Intersection
Realignment
Exhibit 14. Four Corner Intersection Realignment
The Plan proposes that key intersections be
improved to enhance their operation, and
therefore improve their safety, and help relieve
congestion. This can be accomplished both with
the Sparks / Hooper Farm / Pleasant Street (see
Exhibit 13) and the Sparks / Atlantic / Surfside /
Prospect (see Exhibit 14) intersections by a
simple 4-way realignment at 90 degree angles.
This is not easy to accomplish, because both
intersections require acquisitions of property,
and, in one case, the movement of a residence.
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Mid-Island Area Plan, February 2003 19
Exhibit 15. Hooper Farm/Sparks Intersection, Long-
term
Another long-term goal for the Hooper Farm /
Sparks / Pleasant Street intersection is the
creation of a small roundabout in lieu of the 4-
way realignment (see Exhibit 14).
The Plan also recommends the conversion of the
Milestone Rotary into a more conventional
roundabout. This improvement would enhance
safety by eliminating the dangerous combination
of higher speed through-traffic in conflict with
lower speed traffic circling within the Rotary.
The roundabout ensures that all traffic enters
under a yield situation at deflected entry points.
Creating on-street parking
Exhibit 16. On-Street Parking Plan
As addressed earlier, the Plan calls for the
creation of on-street parking on Pleasant Street
and certain side streets. Commission staff
estimates that approximately 200 new off-street
parking spaces could be created in this manner –
about 40 between Williams Lane and 5-Corners,
and approximately 160 between Williams Lane
and Hooper Farm Road / Sparks Avenue, and an
un-quantified number on side streets. (see
Exhibit 16).
Creating common parking
Creating common parking, connectivity between
building lots, and reduced numbers of driveway
cuts all requires a new approach under zoning
that offers incentives for implementing these
efficiencies.
The Plan, through the creation of interconnecting
lots, through the redevelopment or restructuring
of existing parking lots, and through the addition
of new lots, will yield between about 170 and
200 new off-street parking spaces in the study
area, adding to the 1197 existing off-street
parking spaces, and increasing the off-street
parking supply by about 15% (see Exhibit 12).
The resulting increase to the total parking supply
in the area, with the additional on-street and off-
street parking, would be about 32%.
Creating pedestrian systems
Creating a safe and pleasant environment for
pedestrians is crucial to the success of this Plan.
Consequently, the plan recommends that:
1. All pedestrian “gaps” in infrastructure be
filled throughout the study area;
2. a system of brick sidewalks be
established the length of Pleasant Street;
3. Frequent and clearly defined pedestrian
crossings be established, especially along
Pleasant Street and Sparks Avenue; and,
4. Pedestrian plazas or other spaces, public
and private, be established to provide
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Mid-Island Area Plan, February 2003 20
refuges for pedestrians within the study
area.
Accommodating Bicycles
1. The Plan recommends the creation of a
bike path from the south side of Sparks
Avenue connecting the Surfside Path
with the Milestone Path at the Rotary.
Because of right-of-way constraints, this
path may not meet the width
requirements of standard bike paths in
other sections of the Island.
2. Downtown to the Milestone Rotary – the
co-called In-Town Bike Path. Because
the selection of the route is difficult due
to environmental and ROW constraints,
the Plan is non-specific as to how that
will be accomplished, yielding to the
alternatives review and design process to
make that determination.
3. Sparks Avenue through the School
property to Backus Lane and Surfside
Road, thus connecting all the Schools and
Nantucket Ice with Sparks Avenue and
the Boys and Girls Club.
4. Prospect Street Sidewalk / Bikeway, and
Vesper Lane Sidewalk, which will create
pedestrian and bicycle linkages to the
Madaket Bike Path and to the future
Hummock Pond Road Bike Path.
5. The Plan calls for the creation of
additional bicycle racks throughout the
Mid-Island area, associated with each
parking lot, each pedestrian plaza, and
with NRTA stops, in order to foster
convenient use, and inter-modal linkages.
Enhancing NRTA Service to the Mid-Island
Because the NRTA currently services the Mid-
Island area with several stops, a central stop for
NRTA buses is proposed in conjunction with
recommended changes to the shuttle system
routes that provide a direct link between areas
throughout the Island served by the shuttle.
These changes will enhance opportunities for the
substantial working population to take transit to
their jobs during the peak summer period – the
period with the highest customer traffic demand.
Thus, this enhancement to the NRTA is essential
to reducing auto-dependency and related
congestion in the Mid-Island area.
Achieving enhanced service may require changes
in some routes, and perhaps a change in the
direction of another route. In many cases,
education about the proximity of stops to the
Mid-Island area will be necessary, and providing
pedestrian system improvements will help.
Adjusting the Madaket Route to serve the Mid-
Island Area may require diverting the return trip
of the bus down Quaker Lane, Prospect Street,
West York, and thus onto Washington and Easy
Street to the point of departure at the NHA on
Broad Street. If this is done, it presents the
opportunity for a connection via a transfer pass
to the Mid-Island Loop to connect to Mid-Island
destinations. The use of transfer passes and the
promotion of connecting routes through a future
centralized facility in the Mid-Island area could
provide more widespread use of the NRTA by
the traveling public. The recommended strategies
of this Plan include specific suggestions as to
how the Miacomet Loop, the ‘Sconset Routes,
and the Madaket Route might be adjusted to
better serve the Mid-Island Area.
Public Amenities: Creating a Sense of Arrival
and a Pedestrian Focus
The Plan proposes that the intersection
improvements at Hooper Farm Road and
Pleasant Street / Sparks Avenue incorporate a
landscape element creating a gateway into the
Mid-Island Area. Similarly, both private and
public plazas within the study area will create
focal points for public gathering, creating the
same effect of Town Greens - places of
assembly, community activities, celebration, and
leisure activities. These areas complement, and
are essential parts of, traditional downtowns that
enhance livability and commercial activity.
The Craig Property: A
Diversity of Public Benefit
Opportunities
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Mid-Island Area Plan, February 2003 21
The Mid-Island work group would be remiss if it
did not consider the potential public benefits of
the undeveloped parcel of land under the control
of the Craig family (the “Craig property”. It is
one of few relatively large, vacant parcels in the
Mid-Island area. Its proximity to major public
facilities, such as the Schools and to the Boys
and Girls Club, and its strategic and convenient
location in the central part of the Island to
service a variety of community needs cannot be
overlooked.
The Work Group believes that the Town or non-
profits should give serious consideration to the
acquisition of the Craig property to serve a
public purpose. But the Work Group feels that
the decision concerning the possible acquisition
of this property and concerning its ultimate use,
were well beyond its charge. The purpose of this
Plan is to provide guidance as to the future
development of the area. Throughout much of
the study area, in-fill development is the obvious
future growth that the Group needed to focus on.
The Craig property is different; it is vacant, and
the possibilities and development options are
numerous. The Work Group therefore felt that
the best way that it can give guidance to the
Town or to non-profits engaged in public or
quasi-public services was to present a series of
possible development scenarios. They are as
follows:
a. Alternative “A”: Expansion of Boys and
Girls Club
The Nantucket Boys and Girls Club has
maintained an interest in the acquisition of the
Craig property for many years for the expansion
of the boys and girls Club. The Club’s plans
include both the construction of a gymnasium
and of additional playing fields. The current
thinking is to construct the gymnasium as an
addition on the west side of the current facility,
and the playing field on the east, within the Craig
property. The alternative “A” schematic depicts
how the Craig property can accommodate
playing fields. The alternative also includes the
central NRTA stop along Sanford Road that is
referred to in the NRTA section of this Plan.
b. Alternative “B”: Playing Fields and
Performing Arts / Community Center
The Comprehensive Community Plan articulated
the need for a central facility to encompass the
needs of the arts community – a so-called
Performing Arts Center. The Work Group
believes that the Craig property is an appropriate
site for this function. It is close to the High
School, which currently serves a variety of
community needs, including some of the needs
of the arts community. But the High School is
over-utilized, and, because of the intense demand
for its use, compounded by budget limitations, it
no longer adequately meets the diverse
governmental, recreational, social, and cultural
needs of the community. The Town needs more
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Mid-Island Area Plan, February 2003 22
dedicated meeting space for daytime meetings,
as school facilities are not available until 4:00
PM, and because of budget constraints, close at 9
PM. Currently the only other space is at the
Land Bank Meeting Room, and the Washington
Street Annex, both with limited capacity. After
2003 the private performing arts community will
no longer have the Bennett Hall theatre for
staged performances. Clearly there is a great
need for a new facility to house all these needs.
Providing that facility near the High School and
Boys and Girls Club makes a great deal of sense.
Alternative “B” recognizes the fact that the
property is more than is necessary to meet the
needs of a community and performing arts
center. It includes the NRTA stop, as in
Alternative “A”, but also illustrates its capacity
to meet some of the expansion needs of the Boys
and Girls Club. This is an ideal scenario, because
it provides economies of scale that can enhance
the financial viability of facilities that meet the
needs of the Town, the cultural community, and
the Boys and Girls Club.
c. Alternative “C”: Commercial/Residential
Development
Although the least preferred alternative,
Alternative “C” is put forward to illustrate how
the Work Group believes the property should be
developed if it is developed commercially. It
promotes the same style and pattern of
development as occurs along Pleasant Street. It
assumes commercial space on the lower levels,
and housing on the upper. The NRTA stop is
proposed as in the first two alternatives.
Fire Station
The Mid-island Area is a strategic site for a
variety of essential Town and other public
services because of its geographic location
relative to the rest of the island. It is therefore no
accident that the Island’s hospital, schools, and
the fire station are located within this small
geographic area. The system of roads connecting
to all parts of the Island is a major reason. The
fire station is located on a relatively small parcel
of land. It became obvious to the Work Group,
early in its examination of issues, that the current
site, juxtaposed as it is with the Stop & Shop
site, cannot meet the future needs of the island
within the confines of this limited site. Because
the Work Group concluded it is in the best
interest of the town that the Stop & Shop remain
on its site, rather than move elsewhere (See
section of this Plan on the Stop & Shop), the
Work Group believes that it is important for the
Town to consider an alternative site somewhere
within the Mid-Island area, but not necessarily
within the study limits of this Plan. And because
the site options are limited and threatened in part
by private development, we are recommending
that the Board of Selectmen immediately begin
examining the future needs of the Fire
Department, and possible future site options.
Stop & Stop
The Plan emphasizes that the retention of the
Stop & Shop at its current location is essential to
maintaining the vibrancy and success of the Mid-
Island Area. Successful commercial areas rely on
both transit and commercial anchor facilities to
generate further activity in that area. The Stop &
Shop is that essential commercial anchor in the
Mid-Island area.
Representatives of the Stop & Shop have been
active participants in, and supporters of, the Mid-
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Mid-Island Area Plan, February 2003 23
Island planning process. Their needs at the
present include enhancement of the warehousing
capabilities of their facility, and the need to bring
the layout of its produce areas up to current
standards. Another need that is evident is the
need to enhance parking capacity, and to resolve
circulation and congestion problems that often
spill over onto surrounding streets. The Work
Group is cognizant that if the Stop & Shop
would develop its prototypical “Super Stop &
Shop” facility on Nantucket, that facility would
have a negative effect on the viability of small
businesses in the Mid-Island area. Stop & Shop
has assured the Work Group that this is not their
intent at this location. The Planning Board has
considerable discretion under the Major
Commercial Development (MCD) Special
Permit provisions of the Zoning Bylaw to place
controls and conditions that will ensure that the
stated intent of the Stop & Shop is carefully
adhered to.
In order to accomplish these enhancements to its
facility, the Stop and Shop has limited
opportunities if it is to remain on this site. The
only viable option for expansion of parking is
onto property occupied by the Nantucket Fire
Department facility (see Fire Department above).
That circumstance, coupled with the need for an
alternative Fire station site somewhere in the
Mid-Island Area, offers the potential for an
interesting round of benefits for the Town and
for the Stop & Shop. The Fire Station site also
offers further infill development potential that
can enhance that can enhance the revenue that
can be leveraged to produce a new fire station.
And there are few places for this to occur, most
of them on or near Old South Road.
The Stop & Shop should also consider the
provision of employee housing on the upper
level of its expanded area, consistent with the
overall objective of providing affordable resident
and employee housing in the Mid-Island area.
This Plan also recommends that, as part of its
enhancements, Stop & Shop should explore the
creation of a home shopping service similar to
the “Peapod” service it established in the Boston
Area, provided that the space need requirements
of such a service can be met on this site. This
service would be in line with the objective of
reducing auto-dependency in the Mid-Island
area.
The Post Office
The U.S. Postal Service has put on hold its plans
to build new facilities nationwide. This stemmed
an effort commenced three years ago to find a
suitable site for an expanded Post Office facility
to replace the grossly deficient facility on
Pleasant Street. Although it considered an
expanded facility generally at its present
location, the most recent plan called for it
adjoining, and integrated with, the Pacific Bank
facility near the intersection of Pleasant Street
and Sparks Avenue. This Plan strongly endorses
the location of the postal facility in the Mid-
Island study area, and considers that facility one
of those essential anchors to the Mid-Island area.
As with the Stop & Shop, the location of the
postal facility outside this area would also
establish a major traffic generator in isolation
from an established center of activity, thus
continuing a pattern of strip commercial
development.
The Commons
Although the Plan acknowledges the existence of
the Commons, it has little to recommend in the
way of changes or enhancements, except perhaps
the consideration of the acceptance of the main
thoroughfare by the Town. This recommendation
is made only in acknowledgement of the fact that
this thoroughfare is used increasingly frequently
as a connector between Pleasant Street and
Orange Street. The “street”, however, falls far
short of meeting Town road standards, and does
not comply with minimum curve radii standards,
and has extensive head-in parking along the
road. However, it is important to try to further
integrate the Commons into the Mid-Island area,
especially to Pleasant Street, in a more
traditional manner.
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Mid-Island Area Plan, February 2003 24
Orange Street and the Marine
Home Center
The Plan also has little to offer as a resolution of
the traffic congestion at the Marine Home
Center, as long as that facility exists at its current
location. The use is a high traffic generator, and
has limited head-in parking, and limited queuing
at multiple access points. This situation also
makes it largely impossible to locate bicycle or
pedestrian facilities on that side of the street. If
the site were to become less industrial (moving
the lumber yard), it could become the crowning
jewel in the Mid-Island area.
With its intimate proximity to the harbor this site
is ideally suited to become a mixed-use site, with
residential, commercial, and public open spaces
looking out to the harbor. By opening the site to
some vistas of the harbor, the Mid-Island area
would gain an important visual connection to
Nantucket Harbor.
Implementation
Implementation of the Plan will certainly not
occur overnight. The Plan is intended to be long-
range to guide the actions of the Town and the
private entities located in the Mid-Island Area
over the next 20 to 25 years. However, certain
critical actions should commence immediately –
such as the creation of the Mid-Island Design
Overlay District, to guide the future development
of the area. This will ensure that incremental
changes will be in accordance with the Mid-
Island Plan. The Town should also begin to
engage in the process of designing and
implementing pedestrian improvements through
inclusion in the town’s multi-year capital
improvements program. And it needs to begin
designing key elements of the Plan that require
no further study – such as the 4-Corners
intersection improvements, the Milestone Rotary
improvements, and the Hooper Farm Road /
Sparks Avenue / Pleasant Street intersection
improvements, so that these projects can be
“ready to go” when funding is allocated. State
and Federal funds should be sought for their
construction. Further study is needed before
directional changes in the street system are
made, so improvements that are reliant on these
changes will be more long term.
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Mid-Island Area Plan, February 2003 25
Exhibit 17. Map of Plan in Stop & Shop Vicinity
TT HH EE PP LL AA NN :: SSHH OO RR TT -- AA NN DD
LL OO NN GG --TT EE RR MM OO BB JJ EE CC TT II VV EESS
The following are the detailed recommendations
and strategies of the Mid-Island Area Plan:
Land Use
Create a Mid-Island Design Overlay District
(MIDOD) superimposed over existing zoning
districts as a means of establishing special design
and dimensional standards appropriate
exclusively for the Mid-Island Area. Within that
District, incorporate the following, at a
minimum:
1. Establish Design Guidelines to guide in-
fill development, expansions, and
redevelopment of the Mid-Island Area.
(Planning Board)
2. Provide that new or expanded primary
buildings within the study area be placed
at, or in proximity to, the street line to
give a “street presence” to buildings, and
to emphasize their pedestrian orientation.
(Planning Board, HDC)
3. Provide a mechanism for shared parking
and access, with all parking, except
extreme exceptions, being located in the
rear of buildings. (Planning Board, HDC)
4. Open space should be focused as
gathering places for social interaction or
practical uses such as well-designed bus
stops and bicycles racks. These areas
should be integrated into the daily flow
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Mid-Island Area Plan, February 2003 26
of pedestrian movement and be sizeable
enough for use by a minimum of ___
people. Green space should be achieved
by planting significantly sized trees and
individual small plantings, like flower
boxes, near buildings like flower boxes.
It is very important to keep buildings
connected to pedestrians via unobstructed
sidewalks, just like Downtown. Small
pocket parks should also be incorporated
throughout the area. (Planning Board,
Board of Selectmen, Business Owners)
5. Encourage housing in all buildings by
providing incentives to property owners,
especially if they offer housing meeting
the needs of households earning 80% of
the island median income. (Planning
Board)
6. Establish “collective” or “shared”
parking requirement for use in the Mid-
Island Area, allowing property owners to
meet the requirements of the Zoning
Bylaw off-site. Provide for possible
waivers of the strict application of these
new parking requirements if use with
seasonal demand employs NRTA
incentives for employees and customers,
and engages in marketing program urging
use of transit and other alternatives to the
automobile. (Planning Board)
7. Strengthen the Site Plan review
requirements of the Zoning Bylaw for
uses that are located within the Overlay
District. (Planning Board)
8. Establish an “Institutional” Zoning
District or Overlay District encompassing
the Hospital, Schools, and Boys and Girls
Club complex, with standards tailored to
those institutions. (Planning Board, Town
Meeting)
9. Establish a program of planting trees and
/ or installing fences on vacant lots in the
Mid-Island area, until the lots are
developed. The purpose is to provide an
aesthetic streetscape interface until
development occurs. (Property and
business owners)
10. The Town, either alone or in conjunction
with the Boys and Girls Club and other
non-profits, should acquire the Craig
property for a variety of potential public
uses, including its potential for a
consolidated Mid-Island transit stop;
employee housing; parkland, community
and meeting center expansion; Boys and
Girls Club playing fields expansion;
and/or a performing arts center. (Board of
Selectmen / Town Meeting)
11. At such time that the U. S. Postal Service
relocates and expands its Mid-Island Post
Office, strongly encourage the Postal
Service to locate that facility within the
Mid-Island planning area. (U.S.P.S.)
12. Consider amending the Zoning Map by
changing the zoning from residential to
commercial for lots situated on the south
side of Sparks Avenue, between Hooper
Farm Road and the I&M. (Planning
Board)
Housing
1. Encourage mixed-use development
throughout the study area, particularly the
provision of employee housing on the
upper levels of commercial
establishments, including above an
expanded area of the Stop & Shop.
(Planning Board)
2. In residential zones, encourage in-fill of
residences (including secondary
dwellings) as housing for year-round
community, or for seasonal employees.
(Business and Property Owners)
3. Consider expansion of the Multi-family
Overlay District within portions of the
study area. (Planning Board)
4. Provide on-premises employee housing
associated with the institutions located
within the study area. (Business and
Property Owners, Planning Board)
5. Permit expansion of existing dormitories
through the design, density, and property
management controls found within the
“Neighborhood Employee Housing
Overlay District” provisions of the
Zoning Bylaw. (Planning Board)
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Mid-Island Area Plan, February 2003 27
Traffic / Transportation
Streets, Intersections, and Pedestrian
Improvements
A. For Immediate Implementation
1. Objectives for all improvements in the
Mid-Island Area should include
enhancing traffic flow; reducing conflicts
between motor vehicles, pedestrians, and
bicyclists; increasing safety; enhancing
emergency access; and making the Mid-
Island Area more pedestrian-friendly.
(All entities)
2. Establish short-range and long-range
capital program to upgrade existing
sidewalks, where necessary, and install
new sidewalks throughout the study area
where they are now lacking, including
through The Commons (Board of
Selectmen, Finance Committee)
3. Add more pedestrian crossings (such as
on Pleasant Street, near Nantucket Office
Products) and at these crossings
implement reduced speed limits and
traffic calming measures, shorter lengths
of crossings, and better-defined
crossings.
4. Provide pedestrian access and
connections between existing and future
parking areas. (Planning Board and
property and business owners)
5. Integrate sidewalks and streetscape
amenities, especially at the interface
between structures and sidewalks along
streets. (Board of Selectmen, Planning
Board, Property and Business Owners)
6. Provide “green spaces”, or mini-parks for
pedestrians at key locations within the
Mid-Island area. (Board of Selectmen)
7. Reconstruct the Milestone Rotary as a
modern roundabout. (Board of
Selectmen)
8. Improve the intersection of Hooper Farm
Road, Pleasant Street, and Sparks
Avenue by creating a 4-way alignment of
the intersecting roads, or potentially
would implement a mini-roundabout
design. (Board of Selectmen)
9. Improve the intersection of Sparks
Avenue, Atlantic Avenue, and Prospect
Street by creating a 4-way alignment of
the intersecting roads. (Board of
Selectmen)
10. Retain two-way traffic flows on Sparks
Avenue as a main collector connecting
downtown and the western part of the
Island. (Board of Selectmen)
11. Make Sanford Road a Town Road by
acquiring title to the right-of-way of this
abutter’s road; improve further as a two-
lane road. (Board of Selectmen)
12. Create a more formal pedestrian
connection from Chin’s Way and Orange
Street through the Foods parking area.
(Board of Selectmen)
13. Leave West Creek Road two-way, but
improve head-in parking to alleviate
conflicts with through traffic. (Board of
Selectmen)
14. Improve the intersection alignment of
Williams Lane and Pleasant Street,
whether or not Pleasant Street becomes a
one-way road. (Board of Selectmen)
15. Make sight line adjustments to Cherry
Street at its intersection with Pleasant
Street. (Board of Selectmen)
16. Provide a pedestrian connection to the
Commons from Pleasant Street through
the former railroad right-of-way owned
by the Town. (Board of Selectmen)
17. Explore the feasibility of establishing
home delivery services (i.e., Stop & Shop
“Peapod” service) as a means of reducing
parking demand, provided that the site
can accommodate the warehouse space
necessary to support this service (Stop &
Shop)
B. For Longer Term Implementation
1. Conduct a study of the implications of
changing traffic patterns as recommended
within this Area Plan. This study should
include examination of the impact of
these actions on key intersections located
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Mid-Island Area Plan, February 2003 28
outside the study area; increases of traffic
on abutting roads, through
origin/destination studies; and traffic
calming measures that can be
implemented broadly throughout the
Mid-Island area and in key areas outside
the study area (i.e., Surfside Road,
Fairgrounds Road, Old South Road, etc.)
Do the following only after this analysis
has been completed, and the Board of
Selectmen considers its
recommendations:
a. Re-examine and modify street
directions as needed within the Area
Plan study area.
b. Establish Pleasant Street as a one-
way street between Sparks Avenue
and 5-Corners; provide sidewalks and
parking along both sides of the street.
(Board of Selectmen)
c. Reverse the direction of Bear Street
to run towards Orange Street. (Board
of Selectmen)
d. Reverse the direction of Williams
Street, except for the section fronting
on Cumberland Farms and its off-
street parking area, which should be
two-way to enhance access from
Orange Street. Abandon diagonal
parking along the side of the
Cumberland Farms to accommodate
two-way traffic flow. (Board of
Selectmen)
e. Make Cherry Street one-way towards
Pleasant Street. (Board of Selectmen)
f. Implement 7, 8, and 9, above
(intersection / rotary improvements)
prior to implementation of any
measures in this section 18.
g. Create a new two-way road at the
interface of the new Boys and Girls
Club property and the Craig property,
or otherwise, should the property be
developed as an expansion of the
Boys and Girls Club facilities,
construct the road east of those
facilities. (Board of Selectmen)
Re-Examine Parking
1. Only after Study recommended in #18,
above, establish on-street parking along
Pleasant Street generally from the
intersection of Sparks Avenue to 5-
Corners. On Pleasant Street, beginning at
Lucky’s Express, introduce diagonal
parking on that side of the street down to
Dave Street. (Board of Selectmen)
2. See “collective” or “shared” parking
requirement, described above under
“Land Use”.
3. See improvements to diagonal and/or
head-in parking on West Creek Road, as
described in 13, above, under “Traffic /
Transportation”.
4. Only after Study recommended in #18,
above, where possible, add on-street
parking on other side streets. (Board of
Selectmen)
5. Negotiate and implement cross-
agreements among the owners of all
parking facilities to implement the
concept of a pool of parking accessible to
all employees and shoppers in the Mid-
Island area. (Planning Board, Mid-Island
Partnership, Board of Selectmen)
6. Redesign and restructure existing parking
areas, as needed, to improve circulation
and efficiency, particularly the Sanford
lot (Planning Board, Business and
property Owners).
7. Place Parking consistently behind
structures; place structures at, or near, the
street line (see provision in “Land Use”,
above). (Planning Board, HDC)
Improve the System of Bike Paths
1. Provide an in-Town Bike Path / Route
connecting the Mid-Island area and
Rotary with the Downtown. (Board of
Selectmen)
2. Provide a bike path along the south side
of Sparks Avenue, connecting the
Surfside Road Bike Path with the
Milestone and Old South Road Bike
Paths. (Board of Selectmen)
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Mid-Island Area Plan, February 2003 29
3. Provide bike path and bike route
interconnections between Mid-Island
destinations (such as the Stop & Shop,
the Schools, and the Boys & Girls Club),
and the termini of existing bike paths.
(Board of Selectmen)
4. Provide a bike path connection to the
Sparks Avenue Path through School
property to connect from the Backus
Lane Path. (Board of Selectmen)
5. Provide and expand bike racks
throughout the Mid-Island area,
especially at the Stop & Shop, Marine
Home Center, the Commons, and at any
public facility in the project area.
Transit Improvements/Initiatives for the
NRTA
In the short term, modify the shuttle system
routes to better serve the Mid-Island Area
through possible minor route modifications,
route re-direction, and through marketing of
existing stops. (NRTA):
1. Adjust the Miacomet Loop to continue at
Prospect St. to Sparks Ave then turning
into Sanford Rd., adding a stop there
(later to become the Mid-Island Hub
stop), then onto Pleasant St., W. Dover
into town.
2. Adjust the Sconset Routes to come into
the Mid-Island via lower Sparks at the
Rotary, traveling into town on Pleasant
St. to Freedom Sq., (a stop in Freedom
Sq.) or Bear, Williams or W. Dover back
to Orange St. into town.
3) Adjust the Madaket Route to come out of
town via S.Water St. to Washington St.,
turning left onto Salem St., left onto
Candle St., left onto Main St., right onto
Pleasant St., right onto Mill St., right
onto Quaker Rd. then left onto Madaket
Rd.
3. As a long-term solution, establish a Mid-
Island transit facility, with opportunities
for ticket and pass sales and transfer
passes in and through the Mid-Island
area. The purpose of this facility is to
acknowledge that the Mid-Island area is a
major employment center, and to
facilitate transport of employees to this
area. In addition, such a facility would
encourage transit use by all other
populations seeking to use Mid-Island
services or traverse the Island by transit.
(NRTA)
4. Provide enhanced bus stop facilities and
locations, with more formal pull-offs and
shelters. (NRTA, Board of Selectmen)
5. Provide schedules at stops. (NRTA)
6. Institute a targeted marketing program to
engage Mid-Island employers in a
concerted program to purchase shuttle
passes for their employees, and to
provide incentives for their customers to
use the shuttle. (NRTA, Ad Hoc
Transportation Committee, Mid-Island
Partnership)
Infrastructure
1. To the extent feasible, design and
construct the intersection and Rotary
improvements contained in # 7, 8, and 9
of the “Traffic / Transportation”
improvements, as well as the pedestrian
and streetscape improvements described
in “Traffic/Transportation”, as a single
project, or as projects implemented
simultaneously. (Board of Selectmen)
2. Because the current fire station site is not
large enough to provide for the future fire
protection needs of the community, the
Board of Selectmen should examine the
need and feasibility of providing a
replacement facility for the current Fire
Station somewhere in the Mid-Island
Area (not necessarily within the limits of
the Area Plan study area). (Board of
Selectmen)
3. Inventory the extent and condition of
water, sanitary sewer, and storm drainage
facilities in the study area. Use this
assessment as the basis for a short-range
and long-range capital program of repair
and / or replacement. (Board of
Selectmen, DPW)
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Mid-Island Area Plan, February 2003 30
4. Improve the storm drainage system on
Pleasant Street near Tresses through a
short-range capital program objective.
(Board of Selectmen, DPW)
5. The study area is located completely
within the Harbor Watershed. Ensure that
improvements to the drainage system use
the best available technology to protect
the water quality of the Harbor. (Board of
Selectmen, DPW, Planning Board)
6. Place utilities underground at a minimum
along Pleasant Street in connection with
streetscape improvements. If cost is
prohibitive, at least install conduit, in
anticipation of placing utilities
underground in the future. (Board of
Selectmen, Electric Company)
7. Provide public restroom facilities and
water fountains. (Board of Selectmen,
DPW)
8. Re-establish a recycling station or
stations in the Mid-Island area, in an
effort to reduce landfill trips. (Board of
Selectmen, DPW)
9. Establish a “sense of arrival” and identity
for the Mid-Island area through the
creation of a mini-park at the apex of the
Sparks and Pleasant Street intersection in
connection with intersection
improvements. (Board of Selectmen)
10. Establish small pocket parks throughout
the Mid-Island area. Specifically, acquire
private lot at the intersection of Orange
and Union Street. (Board of Selectmen,
Land Bank, Mid-Island Partnership)
11. Establish uniform shielded thematic
lighting throughout the Mid-Island Area.
(Board of Selectmen)
12. Financing Public Infrastructure Capital
and Maintenance Needs:
13. Establish within the Town’s capital
program a long-range element for
financing a portion of the capital needs of
this Area Plan. (Board of Selectmen,
Finance Committee)
14. Include within the NP&EDC’s Regional
Transportation Improvement (TIP)
Program priority State and Federal
funding to supplemental local capital
improvement needs. (NP&EDC)
15. Explore the feasibility of applying for
Public Works Economic Development
(PWED) funds to finance priority
infrastructure needs. (NP&EDC,
MIAPWG, Board of Selectmen)
16. Explore with Federal and State legislators
the opportunities for State bond funds or
Federal earmarks to fund Mid-Island
public improvements. (Legislators, Board
of Selectmen, MIAPWG)
17. Explore the feasibility of establishing a
Business improvement District to provide
for on-going infrastructure improvements
and maintenance in the Mid-Island Area.
(Mid-Island Partnership)
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Mid-Island Area Plan, February 2003 31
AA PP PP EE NN DD II XX AA
Mid-Island Area Plan Work Group
Current Members:
Mid-Island Partnership Representatives:
Edward J. Sanford, Chairman
Joel Brown, Vice-Chairman
Theresa McGrady
Jan Jaeger
Pat Rottmeier
Walter Steinkrauss / Arthur Reade / Greg O’Brien (Stop and Shop)
Denis Gazaille
Neighborhood Representatives:
Jay Fox
Elizabeth Almodobar
NP&EDC Representatives:
Alvin S. Topham
Christine Silverstein
Past Members:
Denese Allen
Sue Johnsen
Dorothy McGarvey
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Mid-Island Area Plan, February 2003 32
Mid-Island Area Plan Work Group
Ex Officio Members:
Board of Selectmen
Town Administrator (Libby Gibson)
NP&EDC Staff (John D. Pagini AICP, Director / Mike Burns, Transportation Planner)
HDC (Mark Voigt)
Fire Chief (Bruce Watts (retired) and Stephen Murphy (interim Chief))
Police Chief (Randy Norris)
DPW (Jeff Willett)
NRTA (Paula Leary)
Park and Recreation (Jimmy Manchester)
Postmaster
Nantucket Civic League
Nantucket Town Association
Boys and Girls Club
Nantucket Public Schools (Jack MacFarland)
Nantucket Cottage Hospital (Richard Clark)
Traffic Safety Committee (Patrick Carr)
Builder’s Association (Denis Gazaille)
Nantucket Resident Housing Partnership (Christine Silverstein)
Nantucket Garden Club
Wannacomet Water Company (Bob Gardner)
Consultants:
Preservation Institute: Nantucket
Peter Prugh
TND Engineering, Inc.
Chester “Rick” Chellman
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Mid-Island Area Plan, February 2003 33
AA PP PP EE NN DD II XX BB
Area Plan Boundary
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Mid-Island Area Plan, February 2003 34
AA PP PP EE NN DD II XX CC
Area Plan Subareas
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Mid-Island Area Plan, February 2003 35
AA PP PP EE NN DD II XX DD
Summary of Issues Identified at the Mid-Island Area Plan Work Group Workshops
of June 19 and 26, 2001
Subarea A: Hospital / Schools
Score Issue
1. Transportation
20 4-Corners intersection congestion
7 Safety / emergency access at Hospital, Schools due to traffic congestion
7 Safety of school children
2 Improvements for shuttle stops
2 Pedestrian system imperfections
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Mid-Island Area Plan, February 2003 36
1 Insufficient parking capacity at the schools, esp. for special events
End of Bike Path (safety concerns)
2. Land Use / Zoning
8 New Overlay district zone (institutions vs. commercial development)
5 Zoning and use compatibility
3 Make non-conforming uses conforming
1 Match zoning to current uses (Holdgates, Hospital, Gouin Village)
3. Infrastructure
6 Parks
3 Restroom Facilities
Rest areas at bike paths and shuttle stops
4. Housing
5 Employee Housing near place of employment
2 2nd Dwelling infill potential
On-site housing
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Mid-Island Area Plan, February 2003 37
Subarea B: Cherry Street
Score Issue
1. Transportation
16 Traffic flow – reexamine one-way patterns
8 Parking on street at Fahey and Fromagerie – Pleasant Street
7 Sight line issues / encroachments in ROWs
3 Realign Intersection at Williams and Pleasant
2 Imperfections in pedestrian system
1 On-street capacity for bike paths, parking, ped. systems; possible widening
1 Truck traffic on Orange Street
Size of vehicles on Street
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Mid-Island Area Plan, February 2003 38
2. Land Use / Zoning
a. Promote infill potential
4 Setbacks – front yard (R-1 zone)
3. Infrastructure
7 Parks, public use (i.e., Orange / Union vacant lot for safety and aesthetics)
4 Bike path
3 Lighting
2 Signage
2 Sidewalks
1 Better shuttle stops
Underground utilities
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4. Housing
In-fill for housing
Existing / expanding dormitories
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Mid-Island Area Plan, February 2003 39
Subarea C: Boys and Girls / Craig
Score Issue
1. Transportation
11 Transit hub
10 Traffic flow – re-examine (Sam Park Study)
7 Traffic calming
3 Safety at Boys and Girls Club crossing
2 Sparks Avenue as artery
2 Road widening
1 Pleasant Street as a commercial street (Main Street)
Parking capacity
Shared parking (Park and walk to errands)
Parking @ Pleasant Street at Boys and Girls Club
Need for crosswalk at Boys and Girls Club at Nantucket Office Products
Drop-off / pick-up @ Boys and Girls Club
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Mid-Island Area Plan, February 2003 40
2. Land Use / Zoning
6 Shared parking
3 Craig parcel evaluation / uses
1 Incentives for parking reduction
Parking requirement too strenuous - reduce
20% green space requirement – relax / reallocate
3. Infrastructure
3 Sidewalks
2 Lighting
Bike Paths
4. Housing
3 Potential for Craig Property
Infill for housing
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Mid-Island Area Plan, February 2003 41
Subarea D: Commons / Marine
Score Issue
1. Transportation
7 Better traffic flow through Commons (wetlands issues)
6 Shared parking
4 Orange Street as arterial (2-way)
3 On-street parking on Pleasant Street
3 Post Office congestion
3 Reconsider traffic direction
2 Sidewalks / crosswalks
2 Pedestrian connections
Improve bus stops
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Mid-Island Area Plan, February 2003 42
2. Land Use / Zoning
5 Clear title for Post Office / resolve drainage easement
4 Provide vertical greenspace
4 Place parking behind buildings / place buildings close to street
Re-examine parking bylaw
Re-examine 20% greenspace provision
3. Infrastructure
2 Provide vertical greenspace
2 Restrooms for public use
1 Small parks / beautification projects
Water fountains
Maintain resources
Sidewalks
Lighting – safety and aesthetics
4. Housing
5 Encourage mixed use development
In-fill potential for housing
Re-draw / expand MFOD for multi-family development
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Mid-Island Area Plan, February 2003 43
Subarea E: Sanford Boat / Stop & Shop
Score Issue
1. Transportation
13 Congestion
7 Pleasant Street as Main Street (on-street parking)
6 Shared parking (vehicle access vs. non-vehicle access)
5 Parking lot integration
3 Maximize public transit
3 Traffic flow in and out of Stop & Shop
3 Safety – Fire Dept.
3 Affects of traffic flow from Post Office
1 Sparks / Hooper Farm intersection
Shuttle stop improvements – Hooper Farm and Sparks Av.
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Mid-Island Area Plan, February 2003 44
Parking lots used as streets
Truck access / truck delivery times
Investigate geometry changes
Multiple curb cuts
Incentives to use public transit
2. Land Use / Zoning
4 Shared parking
3 Green space
3 Re-evaluate space for public facilities (fire and police)
2 Expand multi-family uses (zoning change)
Excessive parking requirements
3. Infrastructure
3 Mini-parks
3 Streetscape improvements
Vertical landscaping
Lighting
Underground utilities
Public facilities
Irrigation
Drainage problems (Geronimo’s and Post Office)
Recycling stations
Sewer system inadequate
4. Housing
3 Apartments above businesses
Mixed Use
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Mid-Island Area Plan, February 2003 45
Subarea F: West Creek / Rotary
Score Issue
1. Transportation
14 Hooper Farm / Sparks / Pleasant intersection “nightmare”
7 Chin’s Way as a through Street
5 West Creek Road traffic flow conflicts with head-in parking
4 Pedestrian / sidewalks
2 Tweek rotary
2. Land Use / Zoning
6 Place buildings in front, parking in back
4 Relocate Fire Department to near Wannacomet Water Company
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Mid-Island Area Plan, February 2003 46
Zone change from residential to commercial zoning for lots on south side of Sparks
Avenue, between H.F. Road and the I&M.
3. Infrastructure
2 Streetscapes
1 Sidewalks
Lighting
Parks
Drainage at Orange and West Creek
Bike facilities
4. Housing
Infill / mixed use
MFOD expansion
Encourage NEHOD applications
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Mid-Island Area Plan, February 2003 47
Entire Planning Area
Entire Planning Area
Score Issue
1. All Issues
18 Traffic patterns
15 Character preservation
5 Buildings in front, parking in back
5 Takings for public ways and for access
3 In-fill
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Mid-Island Area Plan, February 2003 48
3 Promote mixed use, affordable housing
3 Park facilities
2 Pedestrian improvements, safety
1 Drainage Improvements / Maintenance
1 Bike path connections / routes
1 Lighting
Sewer / water / electric
Public facilities
Shared parking
Improved bus stops
Bike facilities
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Mid-Island Area Plan, February 2003 49
AA PP PP EE NN DD II XX EE
MID-ISLAND AREA PLAN WORK GROUP
25 Top Issues Identified in Mid-Island Area (by Sub-area)
(Workshop Meetings of June 19 and 26, 2001)
20 4-Corners intersection congestion (Hospital / Schools)
16 Traffic flow – re-examine one-way patterns (Cherry St.)
14 Hooper Farm / Sparks / Pleasant intersection “nightmare” (West Creek / Rotary)
13 Congestion (Sanford Boat / Stop & Shop)
11 Transit hub (Boys and Girls / Craig)
10 Traffic flow – re-examine (Sam Park Study) (Boys and Girls / Craig)
8 New Overlay district zone (institutions vs. commercial development) (Hospitals /
Schools)
8 Parking on street at Fahey and Fromagerie – Pleasant Street (Cherry Street)
7 Sight line issues / encroachments in ROWs (Cherry Street)
7 Safety / emergency access at Hospital, Schools due to traffic congestion (Hospital /
Schools)
7 Safety of school children (Hospital / Schools)
7 Parks, public use (i.e., Orange / Union vacant lot for safety and aesthetics) (Cherry
Street)
7 Traffic calming (Boys & Girls / Craig)
7 Better traffic flow through Commons (wetlands issues) (Commons / Marine)
7 Pleasant Street as Main Street (on-street parking) (Sanford Boat / Stop & Shop)
7 Chin’s Way as a through Street (West Creek / Rotary)
7 Parks, public use (i.e., Orange / Union vacant lot for safety and aesthetics) (West
Creek / Rotary)
6 Place buildings in front, parking in back (West Creek / Rotary)
6 Promote infill potential (Cherry Street)
6 Shared parking (Boys & Girls / Craig; Sanford Boat / S&S; Commons / Marine)
5 Zoning and use compatibility (Hospital / Schools)
5 Employee Housing near place of employment (Hospital / Schools)
5 Clear title for Post Office / Resolve drainage easement (Commons / Marine)
5 Encourage mixed use development (Commons / Marine)
5 Parking lot integration (Sanford Boat / Stop & Shop)
5 West Creek traffic flow conflicts with head-in parking (West Creek / Rotary)
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Mid-Island Area Plan, February 2003 50
MID-ISLAND AREA PLAN WORK GROUP
10 Top General Issues Identified in Mid-Island Area (Entire Planning Area)
(Workshop Meetings of June 19 and 26, 2001)
18 Traffic patterns
15 Character preservation
5 Buildings in front, parking in back
5 Takings for public ways and for access
3 In-fill
3 Promote mixed use, affordable housing
3 Park facilities
2 Pedestrian improvements, safety
1 Drainage Improvements / Maintenance
1 Bike path connections / routes
1 Lighting
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Mid-Island Area Plan, February 2003 51
AA PP PP EE NN DD II XX FF
June 26, 2002
Public Meeting Comments:
1. Walking and biking to school: increase safety for bikes and pedestrians.
2. Infrastructure improvements around schools.
3. Need for alternative connection from Surfside Road to Sparks Avenue (Backus/First Way).
4. Effect of one-way streets on residential access.
5. Positive start for the Mid-Island area (congestion).
6. Is there much need for Town taking of property? (Swapping of properties?)
7. Can Chin’s Way be used as through-way? (Is the potential for use of right-of-way by pedestrians
and/or vehicles?)
8. Additional development of pedestrian paths through the area will allow for better pedestrian
access to commercial uses and bus stops.
9. Concern of access in and out of the bank and future Post Office parking lots. Potentially use
Sparks Ave. entrance as entrance/exit. Provide Sparks Ave. as option for an exit.
10. Addition of vertical green space (i.e. trees).
11. If buildings do not have well accessible entrances, then they would serve to block access into the
building.
12. Concern for safety for children crossing from school to Boys/Girls Club. Need addition of
sidewalks and well-developed crossing opportunities.
13. Need for additional access to the ice rink for bikes and pedestrians.
14. Zoning should be examined to understand how it can facilitate/allow changes.
15. Historic consideration: development an overlay district that considers an historic-style of
development specific to this area.
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Mid-Island Area Plan, February 2003 52
AA PP PP EE NN DD II XX GG
Table of Parking Requirements
(in §139-18 of the Zoning Bylaw)
Principal and Accessory Uses "A" Number of Spaces
Single-family dwellings 1 space per dwelling
Dwelling unit 1 space per dwelling unit
Principal and Accessory Uses "B"
Rooming, lodging and guest houses:
outside the core and RPP District 3 spaces plus 1 space for each rental unit over 2
Inside the core and RPP District 3 spaces plus 1 space for each 3 rental unit over 2
Motels, hotels and inns:
outside the core and RPP District 2 spaces plus 1 space for each rental unit and 1 space for each 3
persons of total certified building occupancy for meetings and
functions.
Inside the core and RPP District 2 spaces plus 1 space for each 3 rental units plus 1 space for
each 3 persons of total certified building occupancy for meetings
and functions.
Restaurants, taverns and bars including
their outside seated service areas:
outside the core and RPP District 1 space for each 4 seats
Inside the core and RPP District 1 space for each 8 seats
Take-out food establishments 5 spaces per take-out service station and 1 for each 4 seats
Nursing homes
Employer dormitories 1 space for each 2 beds
Retail stores and services 1 for each 200 square feet of gross floor area
Recreational facilities (commercial) 1 for each 3 persons of total certified building occupancy
Bowling alleys 4 spaces for each alley
Commercial or business uses (those in
"B" above)
In addition to the foregoing requirements, 1 for each 3 employees
or workers on peak shift
Principal and Accessory Uses "C"
Theatres, auditoriums and other places
of public assembly
1 space for each 4 seats
Offices 1 for each 200 square feet of gross floor area
Business-related offices in dwellings 3 spaces plus 1 space for an employee if any
Warehouses and other business,
commercial or industrial buildings
spaces (other than offices) not
generally open to the public
1 for each 900 square feet of gross floor area
Multifamily uses in Academy Hill District
and Our Island Home District
1 space for each 2 dwelling units
Dormitory Overlay District a minimum of 4 but otherwise not to exceed 1 for every 5
occupants
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Mid-Island Area Plan, February 2003 53
AA PP PP EE NN DD II XX II
Map of the Area Plan
Stop and Shop Complex Plan
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Mid-Island Area Plan, February 2003 54
AA PP PP EE NNDD II XX JJ
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Mid-Island Area Plan, February 2003 55
AA PP PP EE NN DD II XX KK
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Mid-Island Area Plan, February 2003 56
Appendix L