Planning Board Opposes Cap'n Jack's Inn Condos

The Planning Board gave a thumbs up Monday night to a proposed eight-unit condominium project at 100 Burrill Street on the site of the long-vacant rectory.

But after almost two hours of discussion before a packed crowd at the Senior Center, the board refused to support Concordia's plans for a 16-unit, 31/2-story condominium building on the site of the Cap'n Jack Inn on Humphrey Street.

The board will submit its recommendations to the Zoning Board of Appeals, which is scheduled to meet on both projects Wednesday night.

The Planning Board acts as an adviser to the zoning board, which will be asked to approve a special permit or variance for several issues with the Humphrey Street project, including its use and its height.

The Cap'n Jack Inn project is proposed by Concordia, which is owned by Bruce Paradise, a Planning Board member, and Barry Turkanis. Paradise recused himself from the board's deliberations and did not participate in the discussion.

Most of the crowd at Monday night's hearing came to oppose the size and scale of the proposed condominium project that would replace the 75-year-old waterfront inn.

Ken Shutzer, an attorney, representing Jody Watts, an immediate neighbor, said “This is an enormous structure” that is not appropriate for this neighborhood.

He hinted that the issue might go to the Land Court if it is approved by the town boards.

Other neighbors agreed. Jack Dolan, one neighbor, called the building “a monstrosity.”

Robert McCann, an attorney for the project, said the condominium building, which would be 33,715 square feet, would improve the current Cap'n Jack Inn site in every aspect except possibly for its size and scale.

He said the town would benefit from having 16 permanent residents instead of the transient patrons of the Cap'n Jack Inn.

He said there would also be two clear view corridors for pedestrians to see the ocean. Three corridors exist now, but are at times blocked by parked cars and trees.

Most members of the board agreed that the project is well designed.

“There are many positive things here,” said member Angela Ippolito. But none of the board members like the size and mass of the proposed building.

Sylvia Belkin, another member, lamented that the condominium project did not look more like the three buildings that are currently there.

She said this area of Humphrey Street should have a promenade where people could stroll and look at the ocean, not have their views blocked by large buildings.

“This is the only town center we have,” Belkin said.

Board Chairman Patrick Jones said he wished the project were smaller. He also said he had hoped that it would include some first floor mixed use, instead of being entirely residential.

Architect Robert Zarelli promised to review the design of the building, and depending on what action the zoning board takes, possibly redesign the project.

One possible change the board members liked was to add an arch in the middle of the building to add a third view corridor to the sea and to reduce the mass of the building.

Regardless of what action the zoning board takes, the town is likely to impose a nine-month demolition delay because of the age of the Cap'n Jack buildings.

Burrill Street Condos

The Burrill Street condominiums faced little opposition. The board voted to recommend that project favorable to the Zoning Board of Appeals.

Several years ago, the zoning board rejected plans for the old rectory that called for 12 affordable housing units. The new proposal, offered by Michael DiPaltzi, who bought the property out of foreclosure, would have eight units, none of which would be affordable houses.

Architect Peter Pittman said the proposed units would be more expensive and fewer of them. They will be upscale units with granite countertops, he said.

This project also faces the zoning board on Wednesday.