HomeMy WebLinkAboutSconset Area Plan october 1 FINAL‘Sconset Area Plan JUNE 2021
Prepared through the work of the ‘Sconset Planning Committee with the support of the Siasconset Civic
Association, the ‘Sconset Trust and the ‘Sconset Advisory Board:
Members: Lynn Filipski (President, Siasconset Civic Association), Clement Durkes (President,
‘Sconset Trust), Elizabeth Grubbs (Executive Director, ‘Sconset Trust), Caroline Ellis (‘Sconset
Advisory Board), Bob Felch (Vice President, Community Foundation for Nantucket), Rolf Nelson
(owner ‘Sconset Market and ‘Sconset Bookstore), Andrew Vorce (Director of Planning/PLUS)
The ‘Sconset Area Plan (SAP) has been updated to comply with Massachusetts General Law 41 Section
81D for Master Plans, and as required by the Nantucket Planning and Economic Development
Commission.
The ‘Sconset Area Plan covers the area of ‘Sconset included within the solid boundary marked on the
attached map as Exhibit 2.
1. GOALS AND POLICIES
The goals and policies statement identifies the goals and policies of the municipality for its future
growth and development. Each community shall conduct an interactive public process to determine
community values, goals and to identify patterns of development that will be consistent with these
goals.
The goals and policies of the ‘Sconset Area Plan articulate the vision that ‘Sconset is a unique
neighborhood and historic village of Nantucket, within the overall structure of the Nantucket Master
Plan. The SAP planning committee began revisions to the 2007 plan in the fall of 2020. Information from
a comprehensive questionnaire to area residents, meetings with subcommittees relating to specific
topics within the SAP, and a presentation to residents all contributed to this document’s findings and
proposals.
There is a general concern about the effects of residential growth in ‘Sconset on land use, housing,
natural and cultural resources, recreation, services, facilities and circulation. Additionally, portions of
‘Sconset along the coastline are threatened by storm erosion and rising sea levels. The SAP illustrates
the issues and possible solutions that would preserve the vitality of the village center and benefit the
residents if implemented.
The primary goal is to preserve the rich architectural heritage and character of ‘Sconset for future
generations of residents and visitors. This includes keeping a vital village center and being a steward of
the many valuable cultural and natural resources that enhance the communal life of its residents.
2. LAND USE
The Land Use plan element identifies present land use and designates the proposed distribution,
location and inter-relationship of public and private land uses. This element shall relate the proposed
standards of population density and building intensity to the capacity of land available or planned
facilities and services. A land use plan map illustrating the land use policies of the municipality shall be
included. The ‘Sconset land use map and the zoning code can be found in Exhibit 2.
Land use recommendations for ‘Sconset include:
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2.1 Zoning changes in 2013 and 2019 created a VN (village neighborhood) zone
to preserve the commercial core of the village. SAP recommends exploring additional
ways to strengthen this essential commercial core by encouraging owners to ensure through deeds,
easements, restrictions or bequests that buildings keep their commercial status.
2.2 The Siasconset Old Historic zoning boundary issues on Broadway, Front Street and Codfish Park were
clarified at the 2020 Annual Meeting (as requested in the 2007 plan) with the endorsement of the
‘Sconset Trust.
2.3 SAP recommends making the boundaries of ‘Sconset consistent on the maps to be used for
Planning and Land Use Services (PLUS), Sconset Advisory Board (SAB) and the Historic District
Commission (HDC) defined to be the area bounded by the North, East, and South by the shore line of
Nantucket Island and on the West by a straight line running form the eastern edge of Sesachacha
Pond to the eastern edge of Tom Nevers pond.
2.4 SAP recommends the use of height restrictions in zoning guidelines depending on density and
neighborhood architectural characteristics. SOH height restrictions should be 24 feet.
2.5 SAP recommends retaining the standards including density of the SR-1 district when changed to SR-5.
2.6 SAP recommends square footage of swimming pools be included in ground cover calculations for all
zones. SAP endorses the existing prohibition of pools in the SOH zone and lots under 7,500 square
feet. All lots should comply with the 10 foot side and rear setback requirements.
2.7 SAP understands that the Town Master Plan recommends the denser built portions of ‘Sconset be
considered a Town Overlay District (SOH, SR1, SR10, SR10) and keep the larger properties of 40,000
square feet (LUG-1) on the perimeter of the village as a Country Overlay District. A subarea of the
Country Overlay District could be labeled a Village Overlay district where limited commercial activity
may take place, where infrastructure may be available and where there are more dense
developments of less than one acre than other areas in the Country Overlay District.
3. HOUSING
The Housing element identifies and analyzes existing and forecasted housing needs and objectives
including programs for the preservation, improvement and development of housing. This element
shall identify policies and strategies to provide a balance of local housing opportunities for all citizens.
3.1 ‘Sconset has unique architectural characteristics based on different historical and economic
origins. Those characteristics are best evidenced in different architectural neighborhoods. These
neighborhoods will delineate areas where houses are similar in style, mass and height, and in some
cases, historical periods. SAP recommends the establishment of these architectural standards
through a professionally conducted study to be used as a purposeful guideline for the SAB and HDC
in determining appropriate residential development within a specific neighborhood.
3.2 SAP recommends that the standards for determining development patterns with regard to
these neighborhoods be codified in an architectural database to be used by the SAB and HDC for
decision-making.
3.3 SAP supports the ongoing work of the SAB and their coordinated efforts with the HDC.
3.4 SAP supports the use and expansion of workforce housing at the USCG LORAN station while
preserving the majority of the parcel as open space.
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3.5 SAP encourages tax incentives for year-round rental properties in the effort to provide
affordable workforce housing. The use of covenant programs that provide home ownership
opportunities for moderate income year-round islanders should be encouraged on appropriate
residential parcels
4. ECONOMIC DEVELOPMENT
The Economic Development element identifies policies and strategies for the expansion or
stabilization of the local economic base and the promotion of employment opportunities.
Economic development comments and recommendations for ‘Sconset.
4.1 SAP is in favor of protecting existing commercial businesses and encourages individual commercial
property owners to work with the ‘Sconset Trust to assure similar future use following changes in
ownership.
4.2 Due to the limited off-season population and demand for goods and services of the ‘Sconset area,
SAP does not foresee a current need for additional commercial development.
4.3 The addition of food trucks from Millie’s and Island Kitchen restaurants, the Bartlett Farm produce
truck and the Nantucket Thrift Shop weekly pick-up of donations all add valuable seasonal services
to the village without requiring fixed commercial space.
5. NATURAL AND CULTURAL RESOURCES
The Natural and Cultural Resources element provides an inventory of the significant natural, cultural
and historic resource areas of the municipality, and policies and strategies for the protection and
management of such areas.
5.1 SAP recognizes the contribution made to the village by its cultural institutions, in particular
the Siasconset Union Chapel, On the Isle theater productions and the Siasconset Historical Research
Group. We support these entities as they provide continuing community involvement and help
maintain the sense of community characteristic of this mainly summer village.
5.2 SAP encourages clubs, association and the chapel based in ‘Sconset to continue time-honored
outreach to the island community through direct funding, volunteering and hosting events
supporting local charities, families and individuals in need. These efforts include direct outreach
funding distributed annually across the island by the Siasconset Union Chapel, ongoing charitable
initiatives at the golf clubs (including the caddie camp at Sankaty Head Golf Club and Beach Club
and the children’s scholarship fundraising events at Nantucket Golf Club) and annual scholarship
gifts from the Siasconset Civic Association.
5.3 SAP encourages the continued support of the ‘Sconset Trust to list and secure historic preservation
restrictions on historic homes and structures (including the Siasconset Union Chapel) and to pursue
an easement on the fire house while evaluating historic landmark status.
5.4 SAP encourages the maintenance of other well-known sites in the Village such as the rotary,
pump square, the foot bridge and the post office.
5.5 SAP supports research, engagement and collaboration by public and private mutually beneficial
partnerships to study erosion and its impact on public beach access, utilities, neighborhood homes
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and the Sankaty Head Lighthouse. We support organizations, including the Siasconset Beach
Preservation Fund, the Nantucket Coastal Resilience Plan and Envision Resilience, that are
addressing the threats of erosion and coastal disruption on ‘Sconset’s eastern and southern border
from Hoicks Hollow to Tom Nevers Pond.
5.6 SAP supports the efforts of the ‘Sconset Trust to protect and preserve Sankaty Head Lighthouse,
along with ongoing use of the property for educational and passive recreational purposes on the
open land associated with the lighthouse station. Sankaty Lighthouse and its surrounding land is a
premier historical and park-like maritime setting welcoming all visitors and promoting the mission
of the ‘Sconset Trust.
5.7 SAP appreciates the work of the Town of Nantucket arborist in evaluating and ensuring the health
and expansion of the historic tree canopy on Main Street as well as other specimen trees on public
land in the village.
5.8 SAP supports the protection of the quality and quantity of water in the aquifer and Tom
Nevers Pond and the promotion of organic lawn practices to eliminate chemical runoff into the
aquifer.
6. OPEN SPACE AND RECREATION
The Open Space and Recreation element provides an inventory of recreational resources and open
space areas of the municipality, and policies and strategies for the management and protection of
such resources and areas.
Open space and recreation recommendations for ‘Sconset:
6.1 SAP encourages the continued support of the ‘Sconset Trust to conserve open land in and
around the village and possibly expand the greenbelt surrounding ‘Sconset to the southwest, west
and north of the village including the current open land at the USCG Station. We encourage the use
of conservation restrictions and other tools where applicable as a means to conserve open land and
provide recreational use.
6.2 SAP encourages the work of the ‘Sconset Trust in securing historic preservation restrictions on
historic homes and structures including the ‘Sconset schoolhouse/fire house that could be
repurposed as a community center.
6.3 SAP supports the continued maintenance and upkeep of the Codfish Park Playground by the
Nantucket Land Bank and Town of Nantucket for the benefit of families of residents and visitors.
6.4 SAP supports recreational walking trails at Ruddick Commons and the Heller Trail as well as the
development of additional walking trails in other areas in collaboration with other conservation
groups. The bluff walk maintained by the Town of Nantucket needs protection from excessive foot
traffic and the lack of compliance to stated rules listed at the entrance on the southern end.
6.5 SAP supports other island conservation groups to continue to maintain deeded conservation
properties held in ‘Sconset.
6.6 SAP supports the continued and permanent operation of the historic Siasconset Golf Club off the
Milestone Road as a public golf course owned by the Nantucket Land Bank.
6.7 SAP encourages the Nantucket Conservation Foundation and their partner the Siasconset Civic
Association to maintain and enhance the beauty of Larsen Park adjacent to the Sconset Market.
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6.8 SAP values the beauty of the ‘Sconset beach and its use by residents and visitors. Preserving the
beach from erosion and keeping it accessible to pedestrians are critical. Providing easements or
deeds of beach property in the areas of Codfish Park and Low Beach to town and non-profit
conservation organizations is highly encouraged.
7. SERVICES AND FACILITIES
The Services and Facilities element identifies and analyzes existing and forecasted needs for facilities
and services used by the public.
7.1 SAP encourages the effective enforcement of parking rules and maximizing safe parking capabilities
on public streets, especially in the areas by the rotary, Larsen Park, the ‘Sconset Market, the beach
and Ocean Avenue.
7.2 Permit parking for residents and their guests should be considered for the area including Front
Street, Broadway, Center and Shell Street from Memorial Day to Labor Day.
7.3 SAP supports the continued presence of a U.S. Post Office facility in the Village for the benefit of
the growing number of year-round residents and large summer population.
7.4 SAP supports the maintenance and extended seasonal use of the public comfort station located at
Folger Court from April 1st through Christmas Stroll weekend. This may require renovation funds to
winterize the structure and other updates possibly including solar power generation.
7.5 SAP supports the conversion of street lights in ‘Sconset to LED fixtures because of enhanced energy
efficiency. SAP urges the Town to adhere to the recommendations of the International Dark Sky
Association with respect to color temperature if it converts to LED street lighting. SAP supports
replacing the “cobra” style streetlights with decorative lamps seen primarily in the ‘Sconset historic
district for a more consistent appearance. SAP also supports the Town retaining an independent
expert in street lighting to undertake a comprehensive audit of all existing island street lighting to
assess whether existing street lighting is consistent with lighting needs and the principles of
responsible outdoor lighting promoted by the International Dark Sky Association and recommend
changes as required.
7.6 SAP supports the continued seasonal use of the temporary comfort station placed next to the
beach entrance from April 1st to December 1st for the use of workers and visitors.
7.7 SAP encourages the continued maintenance of the life guard stand and life guard service at the
beach at Codfish Park.
7.8 SAP supports the initiative to provide water fountains for the use of refilling water bottles of
visitors and residents alike.
7.9 SAP appreciates the important work of the Department of Public Works handling trash collection in
public areas including at the comfort station, Larsen Park, the rotary and the beach, and further
recommends a longer service period, running from April through December, due to increased
visitation in the shoulder seasons.
7.10 SAP supports the return of an active fire house with paid firefighters in or near ‘Sconset to serve
the eastern end of the island as a key priority.
7.11 SAP supports any and all efforts to bury cable and electrical wiring in all locations but most
importantly in the Sconset Historic District and along Main Street.
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8. CIRCULATION
The Circulation element provides an inventory of existing and proposed circulation and transportation
systems.
Circulation recommendations for ‘Sconset:
8.1 Because traffic and circulation are reaching a saturation point in the Village during the summer
months, SAP recommends a traffic safety study to analyze and recommend effective speed limits
and circulation patterns, especially in the Village core. We encourage the Town to consider a home
rule bill that would set the speed limit below the current legal limit of 25 m.p.h. in key areas.
8.2 SAP recommends that any further subdivision development must be evaluated in connection with
the traffic congestion in the village.
8.3 SAP recommends changing Park Lane to a one-way street going north to New Street to lower
congestion coming in to the rotary.
8.4 SAP supports the preservation of public safety in vehicular and pedestrian areas through improved
police enforcement activities and the use of the bike safety officers in high traffic areas.
8.5 SAP considers the monitoring of vehicle speeds essential to safety and requests regular, weekly
speed monitoring by using the traffic trailer in multiple Village locations including Main Street,
Sankaty Road, Morey Lane and Low Beach Road in the summer months.
8.6 SAP supports the ongoing Town of Nantucket commitment to year-round NRTA bus services and
multiple routes in the summer to alleviate congestion and lower the use of vehicles.
8.7 SAP recommends the pursuit of ongoing parking options for visitors to the commercial district
during the summer and shoulder seasons including evaluating satellite parking facilities possibly at
the Verizon building on Main Street.
8.8 SAP supports the annual summertime Bike and Scooter Safety Day organized by the Siasconset Civic
Association and administered by the Nantucket Police Department to educate adults and children
on safe practices of navigation and Massachusetts state law.
8.9 SAP supports an extension of the bike paths or bike lanes on the west and north sides of the Village
to ensure safety for bikers, runners, walkers and vehicle drivers.
8.10 SAP acknowledges the importance of the town ordinances on hedge heights and other potential
obstructions that interfere with clear visibility or safety and support enforcement by the Town.
9. IMPLEMENTATION PROGRAM
The Implementation Program element defines and schedules the specific municipal actions
necessary to achieve the objectives of each element of the master or study plan. Scheduled
expansion or replacement of public facilities or circulation system components and the anticipated
costs and revenues associated with the accomplishment of such activities shall be detailed in this
element. This element shall specify the process by which the municipality’s regulatory structures
shall be amended so as to be consistent with the master plan.
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SAP recognizes that planning is an ongoing process and recommends that NP&EDC work with the
‘Sconset Planning Committee, which will include but not be limited to representatives of the
Siasconset Civic Association, the ‘Sconset Trust, the ‘Sconset Advisory Board and a commercial
business, to remain involved in the implementation and updates of the ‘Sconset portions of the
Nantucket Master Plan.
Appendix 1
Current Siasconset Zoning standards:
SOH-Sconset Old Historic SR-20 Sconset Residential
Minimum lot size 5,000 sq. ft. Minimum lot size 20,000 sq. ft.
Minimum frontage 50 ft. Minimum frontage 75 ft.
Ground cover ratio 50% Ground cover ratio 12.5%
Front yard setback 0 Front yard setback 30 ft.
Side and rear setbacks 5 ft. Side and rear setbacks 10 ft.
SR-1 Sconset Residential ** SR-10 Sconset Residential
Minimum lot size 5,000 sq ft. Minimum lot size 10,000 sq. ft.
Minimum frontage 50 ft. Minimum frontage 75 ft.
Ground cover ratio 30% Ground cover ratio 25%
Front yard setback 10 ft. Front yard setback 15 ft.
Side and rear setbacks 5 ft Side and rear setbacks 5 ft.
**SR-1 will be renamed SR-5 which will include
similar density standards
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Appendix 2
Appendix 3
Civic Association Questionnaire February 2021
2021 Sconset Community Survey_D