Oak Bluffs Bowling Alley Plan Draws Lively Debate

Sara Brown Saturday, February 22 2014 - 5:48am

Architect Reid (Sam) Dunn wants to redevelop a block of four commercially-zoned lots on Uncas avenue into a 10-lane bowling alley with a restaurant, bar, game room and event room. The MVC closed a public hearing Thursday.

A plan for a new bowling alley with a restaurant and bar on Uncas avenue continues to draw a mix of support for a new recreational opportunity and concern about neighborhood impact.

At a Martha’s Vineyard Commission public hearing Thursday, the issue also led to debate about seasonal versus year-round residents.

Reid (Sam) Dunn wants to build a 13,500-square-foot building on Uncas avenue with 10 bowling lanes, a 44-seat restaurant, 18-seat bar, game room and event room. The building would replace several buildings that now occupy four lots.

There would also be two affordable apartments and a parking lot for 32 cars. The plan is under review as a development of regional impact (DRI).

The neighborhood is zoned as a B-1 commercial district, though it is now mostly residential. At the first public hearing before the commission, passions were strong on both sides of the issue.

In response to concerns from the previous meeting, Mr. Dunn said no food, alcohol or bowling will be sold after 10:30 p.m. on Sunday through Thursday and after 11:30 p.m. Friday and Saturday. He also said the event room will be limited to twice-a-week use from June 15 to Sept. 15, with a maximum of 50 people allowed at an event. He offered to reserve the facility once a year for three years for a fundraiser for an Island housing organization.

Commission DRI coordinator Paul Foley said the commission has received 118 letters on the subject, including about 15 in the last few days.

Mr. Dunn said an overwhelming number of letters against the project were from abutters or visitors. “I applaud the abutters’ efforts in getting friends and neighbors to write letters but I think it’s important to make that distinction,” he said.

He added that 800 people have signed a petition in favor of the project. “It just reinforces that there is tremendous public support for this,” he said. “Virtually every one is a resident of Martha’s Vineyard and looking forward very much to this new recreational opportunity.”

He said the neighborhood has been historically zoned as a business district, and sound mitigation would make noise virtually inaudible to neighbors.

Some spoke in favor of having a new recreational facility and restaurant in Oak Bluffs. Oak Bluffs Association director Christine Todd said her board of directors is “in full support of the project as a board. We think it will be a great addition to that part of town.”

John Tiernan, who identified himself as an Island resident and business owner, said the bowling alley would be a place to have a birthday party for his three-year-old child “I am in support of a rec center, I am in support of a bowling alley, I am in support of a restaurant and I am in support of a bar,” he said. “I care deeply about Oak Bluffs . . . I don’t want to discount any of the seasonal residents who pay taxes, I appreciate that you pay taxes year round.”

“We’re Islanders,” he added. “This board right here, this commission is for Islanders, and I’ll tell you we don’t have anything to do and bowling is a terrific opportunity.”

Neighborhood resident Ann Smith said the new business would be a boost to the town. “I’m frankly quite concerned about the town of Oak Bluffs,” she said, pointing out that the town has two empty theatres and several empty commercial buildings. She said she was in full support of the project.

“Oak Bluffs is in trouble and I think anything that promotes good business in the B-1 district is extremely important to our town. I have to speak for the town of Oak Bluffs first and foremost,” she said.

Others had concerns about the impact on the neighborhood.

Abutter Byron Barnett said he was concerned about the noise from “bowling balls dropping and pins flying five feet away from peoples’ homes.”

He added he was concerned about a full liquor bar in the neighborhood, asking the commission to limit the bar to wine and beer only.

“Please do not approve this,” he said. “But if you do, put constraints on Sam to minimize the impact.”

Island attorney Ellen Kaplan spoke on behalf of several residents in the neighborhood, saying she thought support was for the bowling alley and not the bar.

“It’s not fair to say that this is not a residential neighborhood,” she said. “Whatever it had been, however it had been zoned, it is now primarily residential.”

“We feel that this is going to impact our neighborhood quite a bit,” said abutter Lisa Stewart Crisp. “I know we’re seasonal and that seems to make us second-class citizens somehow.”

She said she is for bowling on the Vineyard but had concerns about the bar, asking that there be no hard liquor.

“We’re going to lose a lot of quality of life, there’s going to be traffic,” she said. “We’d like to be able to sit on the back porch, go to bed at night and sleep, have some privacy, just basic human things that anybody would like to have at their home.”

Oak Bluffs selectman Gail Barmakian attended the hearing and said she had heard concerns from residents about the bar. “A lot of comments were we don’t need another bar,” she said.

She asked what the significance of a year-round person or a seasonal person was to commission members. “Because Oak Bluffs, especially its historic community, is a summertime community, and it’s very special,” she said.

“It’s almost more special to them than their off-Island homes,” she added. “This is their refuge, this is where they’re investing their money.”

Commission member James Joyce took umbrage with any attempt to paint the issue as one of Islanders versus summer residents. “There is no difference,” he said. “What we’re looking at is a project, whether it’s a benefit to the Island as a whole.”

“I don’t like that talk,” he added. “I think we’re all Islanders.”

The public hearing was closed and the written record left open until 5 p.m. on Feb. 27.

The commission will deliberate and possibly vote on the project at their March 6 meeting.

In other news, the commission welcomed back a previous member. James Vercruysse is taking the place of Aquinnah elected member Camille Rose who stepped down recently.

Comments

I have expressed my opinion

John Gault Oak Bluffs

I have expressed my opinion on this farce before and alas they have not passed the screener so I will try using facts to show how one person is put through an old fashioned wringer to get a project approved by the very picky Oak Bluffs Selectmen and now the lead person on MVC whodid not when a single use building was changed into a 4 use building on a very busy State Road and no revue.
Here are
MVC hearing chairman Linda Sibley of West Tisbury expressed similar doubt and asked for more specificity than, “at most times.” She also asked for more information. “It would be nice to know what the decibel level is when everybody throws their balls at once and all the pins are hit at once,” she said. WHY
“You are supposed to stipulate when the facility closes,” said Ms. Sibley. “Why do you have a problem telling us when they’ll be kicked out?” WHY, does anyone else in OB have the same restrictions? “From my experience in the restaurant business, we don’t have to kick people out,” Mr. Dunn said. “They leave. People don’t hang around if you’re not serving.” The site plan calls for honey locust trees to be planted on the property border. That caught the attention of Ms. Sibley. John Bradford, chairman of the Oak Bluffs planning board, said that planning board member Brian Packish, an experienced landscaper, recommended honey locust because they are attractive and fast growing. Mr. Dunn said he had planted honey locust trees at the Tisbury Marketplace, which he developed. “They’re all over the Island,” he said. “They’re beautiful.” Ms. Sibley, who has expressed repeated concerns at past DRI hearings about the use of non-native species, was not convinced. “They are supposed to be native species because that’s part of our policy,” she said. “Honey locust definitely isn’t.” Ms. Sibley suggested Mr. Dunn consider Waxberry bushes or another native species as an alternative. WHY AGAIN is this the MVC concern? Great now the MVC is going to tell someone what trees they are going to plant. Finally this is a COMMERCIAL ZONE, take a look people at what is presently located and try and tell me or for that matter anyone with a brain what is better for the Town of Oak Bluffs?

Full disclosure first: I am

Alison Stewart

Full disclosure first: I am an abutter, with a small child, who owns a house that has been in our family for three generations. This bowling alley/bar/event space will be five feet from our screened in back porch. I hope that means you won’t pre-judge my comment.

In the big picture, it is important that boards/commissions ask the hard questions now, especially about projects of this size and scope. It protects everyone, not just those involved in this particular situation, because the next project could be next to your house or your business. Hard questions provide an opportunity to show that a plan is solid, considered and thoughtful. If one doesn’t have the answers, then maybe the plan isn’t really fully realized.

This is a unique situation. The area is now truly mixed zoning. To describe it as an ‘historically business’ area isn’t accurate. Our home is to the north and has been residential for over 50 years. There even used to be a house on the site of the proposed parking lot. It is important to note that the proposed bowling alley/bar/event space has residences to the north, south, east and west.

This is a big deal because it really is going to determine the fate of a whole neighborhood, not just one or two abutters. Is this neighborhood now going to morph into a fully commercial zone or will it be forced to accommodate businesses that operate seven days a week for 12 to 14 hours a day and create parking on a shared residential street in order to serve a money making venture? The answer might be yes and the bowling alley will be the gateway.
Doesn’t that deserve discussion?

I think anyone can understand the impulse to fight for his or her home, as anyone can understand the impulse/need for wanting something new and interesting to do on-island in the winter months. I’m just not sure why it is a bad thing to hash it out now and do some of the nitty-gritty work it takes to make sure the right thing happens in the right way.

Also, a note about a line in this article: the head of the affordable housing group stated to MVC on February 6, 2014 that the fundraiser was a non-starter for his group and that it really wouldn’t help and shouldn’t be considered an offset. I’m not sure why that wasn’t included in this article.

If you read this far, thanks.

At 83 years old I have spent

Martin P. West Tisbury

At 83 years old I have spent most of my life on the island except for my military service and for the past 15 years 2 week vacation trips in the winter to Florida. We have lost all that the island use to be growing up here, especially in West Tisbury and I have been sadden to the point where I say bring it all on.
Those who have come here as summer people then have moved here have destroyed the things we use to have back in the day by bringing all their off-island baggage with them and as time went on chipped away at all the things we loved about the island and what brought them here year after year then retiring here.
Although I would not be able to use it as my legs and heart wont allow me to I say bring on the bowling alley and any tournaments, races, Pizza Huts, Home Depots, McDonald's actually a Wendy's and I would really love a Walmart!
Martha's Vineyard has lost it's appeal that it use to have and more gets chipped away not only yearly but monthly, soon it will be weekly!
Bring it all on.

This is a life and death

paul adler west tisbury

This is a life and death issue. Many kids are resorting to drugs and drinking on MVY due to the lack of activities. Save a kid's life, and allow good quality safe activities.

Allow good quality safe

Over the top..

Allow good quality safe activities to save a child's life? Really? If you do the math Paul then what do 32 dinners, and 22 people ordering drinks versus 10 people bowling add up to? Can the price of a string of bowling and the time it takes compare to the price of a drink and the time it takes to drink it, or the profit from a dinner compare? I don't know, maybe I am missing something.

A child can do a few things besides go bowling. He or she can ride a bike, play basketball, football, baseball, hockey, go skating, swimming, sailing, skiing, fishing – this could go on...

Save a life? Really? Last time I hired some carpenters the ones that were clean got influenced by the ones who were not and by the end of the job pretty much everybody was on drugs. Not everyone, but this is a cultural shift. It is something that is real.

Yeah – bowling is great. Love it. I hope everybody does. But really, this restaurant/bar is going to save children's lives? Honestly, you really believe that?

I am not against the project, but I do believe that characterizing it as a life or death struggle may be just a bit over the top my friend.

Just to clarify, Mr. Dunn

Brian Packish

Just to clarify, Mr. Dunn presented his plan and I suggested adding screening to help break up the massing of the building on the residential side. Mr. Dunn was more than willing to accommodate to help buffer the residential neighbors. His plan had shown Honey locust in other locations in the project. My suggestion was to plant a large specimen to begin with and to choose a planting that was fast growing. I also commented that I'm sure Mr. Dunn has a qualified landscape architect he's working with that is more than capable of advising him.

Looking at the plans for this

Affordable apartments?

Looking at the plans for this property we can now see that two apartments are squeezed into a narrow space abutting a common meeting (party) room, and two golf simulators, and above a bowling alley, restaurant/bar. While it makes sense to have affordable apartments, in this case it appears Mr. Dunn had to yield to the Commission in their idea that there should be affordable housing incorporated into the structure. I believe experience will show that apartments above bars tend to be attractive to some people, and not to others. This might not be the best idea. In other words, is this not creating problems? This is something the neighbors might want to think about.

Looking at these plans again

Affordable apartments?

Looking at these plans again these apartments only have one means of egress. Code calls for two and they need to be to different locations to meet fire code. Ouch.

MVC the business killer of

VeryAnnoyed Vineyard Haven

MVC the business killer of the island!! Worried about noise on Circuit Ave aka Circus Ave, pathetic people. The Laundromat failed. It is a black eye in Oak Bluffs. Isn't OB trying the rejuvenate the business district so it viable? Why does the MVC have such a vendetta against Mr. Dunn who is trying to bring entertained family style to drunk OB?

I find it very upsetting the

Cynthia Rawiller San Luis, CA

I find it very upsetting the statements, letters and the attitude of people like paul adler from West Tisbury and their dramatic opinions like "This is a life and death issue. Many kids are resorting to drugs and drinking on MVY due to the lack of activities."
Actually mr adler all my years growing up here we lost three kids that I knew in separate car accidents, two were from speeding and one was from drinking after leaving their pre high school graduation beach party. There was drinking but no serious drug problems to any extent. Long story short kids having nothing to do on the vineyard now is a crock, complete nonsense!
Just last week you were complaining about the island's health cost titled "MV Hospital costs double?" and you commenting "I could pay for a ferry trip, buy new tennis shoes, and take my wife out to lunch to any restaurant in Falmouth, and still save money. I believe in supporting our hospital, but those new tennis shoes look pretty good right now."

Obviously you would not know as you didnt grow up here but when I was young growing up in Edgartown the only activities was the Edgarown Boys Club, cub scouts and girl scouts the Boys Club was in a house on School Street in Edgartown and was only open to Edgartown boys us girls could only go there on Friday nights for movies and from time to time a dance. Vineyard Haven had a small bowling alley owned by Al Brickman. Then in the early 60's the Youth Center in VH.
Now island kids have a large Boys Club facility in Edgartown with my God, basketball courts, baseball fields and every modern convenience as those off island if not more and it is open to all island kids! The kids now have a YMCA, Hockey Rink, skate board parks, health clubs, tennis centers, movies year round, the Island Counselling Center directly across from the high school for those with head problems, family issues, drug and alcohol problems as well as gender issues etc. We had none of that. There were no life and death issue with many kids resorting to drugs and drinking on MVY due to the lack of activities."

Last week your letter complaining titled, MV Hospital costs double? saying "I could pay for a ferry trip, buy new tennis shoes, and take my wife out to lunch to any restaurant in Falmouth, and still save money. I believe in supporting our hospital, but those new tennis shoes look pretty good right now." Again complete nonsense! Please. Mr adler you could have flown off-island in your private plane at will for dinners anywhere and you could have also picked of several pairs of sneakers on one of your much published tennis dates like the last being the Delray Beach International Tennis Championships in Florida.
Those who are just about a 1%er and come up with these type of letters and comments are really frustrating for those of us who have grown up differently on the island and now seeing what it has become is so sadly foreign and actually one of the main reasons I chose to raise my children out here always wishing I could have raised them on the same island I had known and loved so much.

The comment boards are the

Zack Oregon

The comment boards are the best. TIMES, PEOPLE and PLACES change. If you think California is a better place to raise kids than MV, you're insane!!!

Also, no drug problem? That really shows how disconnected you are with MV.

Floor plans for proposed bowling alley.