<p>A key subcommittee of the MVC voted 7-2 this week to recommend denial of a large subdivision proposed for off Meetinghouse Way, amid debate that followed familiar battle lines.</p>
A key subcommittee of the Martha’s Vineyard Commission voted 7-2 this week to recommend denial of a large subdivision proposed for off Meetinghouse Way, amid debate that followed familiar battle lines.
Discussion at Monday’s land use planning committee (LUPC) meeting centered around many of the questions of the day on the Vineyard, including balancing growth with preservation as the Island struggles to maintain its rural character amid rising traffic, population and home prices.
The full commission was scheduled to take up the issue Thursday, but on Wednesday consideration and a vote on the controversial project was postponed. Executive director Adam Turner said he was concerned that there would not be enough time on the schedule to give the topic its due.
“The agenda is too busy, and I don’t want to force it in,” Mr. Turner said. “I didn’t want to be pressed for time with the full commission . . . I want to have a full discussion,” he said.
Mr. Turner said he made the decision after consulting with commission leadership. He added that the postponement was his decision and not made at the request of the applicant. At press time Thursday, no date had been set for a new meeting for the vote.
This isn’t the first delay for the developers of Meetinghouse Place. Early plans to subdivide the 54-acre property off Meetinghouse Way into 34-market rate lots were later revised after residents voiced a wide array of concerns about the project, including density. Developers went back to the drawing board, returning to the commission earlier this summer with a revised version of the project.
In the new plan, developers want to allow for 38 more densely clustered homes on the wooded, undeveloped property, avoiding a section of rare moth habitat. One of the lots would have five duplex townhouses aimed at first-time homeowners or empty nesters, with sale prices capped at $579,000. The other 28 lots are planned for single family homes with a maximum size of 4,800 square feet.
The developers, a limited liability company led by Douglas K. Anderson and Richard G. Matthews who bought the property in 2017 for $6.6 million, have also upped their affordable housing contribution in the revised plan. They now are offering to contribute $1.1 million outright to affordable housing, along with a package of incentives tied the future sale of lots.
A public hearing on the new plan was closed two weeks ago, with many residents still voicing concerns about density and ecological impacts, among other things.
Those concerns were echoed at the post-public hearing review at the LUPC meeting Monday.
In the end, the subcommittee voted to recommend denial of the project on the grounds that it is too large and still offered too little in the form of mitigation.
“I think there are still too many units. I think the size of the houses is excessive. I think it still has a very suburban visual,” said commissioner Linda Sibley, who moved to recommend denial of the project.
Commissioner Joan Malkin seconded the motion.
“I am pretty much on the same wavelength as Linda,” she said. “This [area] is suitable for less intense development.”
Commissioner Fred Hancock agreed.
“My feeling is this is too much development,” he said. “If there was more different price-point housing, then I could see there’s an excuse for building this. But I don’t think there’s a shortage of millionaire houses on the Island,” he continued. “This would be moving everything in a direction that we don’t want to go in.”
Other commissioners felt differently. Jim Joyce said denying the project, as well as other subdivisions that meet zoning regulations, would actually make other homes more expensive. He also said denying the project would set a bad precedent moving forward.
“I don’t think that it’s overkill,” Mr. Joyce said. “What happens by not allowing some of these subdivisions to be created is it drives up the cost of what’s available.”
Commissioner Clarence (Trip) Barnes 3rd said that projects such as Meetinghouse Place help maintain the Island’s year-round economy.
“This is also what we do for a living, we paint them and we mow them and we build them,” Mr. Barnes said. “Because there isn’t any more fishing and there isn’t any more farming.”
Commissioners Robert Doyle, Doug Sederholm, Linda Sibley, Ben Robinson, Kathy Newman, Fred Hancock and Joan Malkin voted in favor of the motion to recommend denial. Commissioners Jim Joyce and Trip Barnes voted against it. Public hearing chairman Richard Toole abstained.
As spelled out in its unique enabling legislation, the commission evaluates a project based upon the benefits and detriments using a checklist, including the project’s impact on wastewater, lighting, noise, traffic, housing and scenic values. The commission can also consider intangibles of a project not enumerated by the checklist. Those include the broader-scale impacts of a project, like its effect on the character of the Island as a whole.
MVC chairman Doug Sederholm underscored that point on Monday.
“The question is, at what point does this body take action to prevent the total suburbanization of Martha’s Vineyard?” Mr. Sederholm asked. “At what point do we draw the line, and say enough is enough? But if we do choose to draw the line, we have to be consistent from that point onward.”
Comments
Mr Joyce and Barnes haven’t a
An Edgartown Resident EdgartownMr Joyce and Barnes haven’t a clue. I think it’s high time we look for new leadership- and, I mean leadership- “mowing lawns and painting them...” This is downright silly. Those two commissioners and their cockamamie statements will ruin the very fabric of this community- mowing lawns??? — that is a an absurd reason to overbuild - wake up Edgartown before it’s to late!”
Mr Joyce and Mr Barnes we
Darlene EdgartownMr Joyce and Mr Barnes we have to many trophy houses being built... less building and more open space..
So thanks for nothing MVC. Do
disugusted edgSo thanks for nothing MVC. Do you really think the developer is going to roll over after presenting a well thought out plan? If they use the same density as the neighboring Island Grove, they are entitled to 108 homes. Since you 'slapped them', I'd be willing to be you'll see a new plan that takes into consideration all of the 'concerns' about 'affordable' housing, in which case they will probably stuff 400 low income homes into the area. Maybe a nice 'manufactured home' community... which is "PC" for 'trailer park'. And your 'input' will be of no consequence.
I couldn’t agree more - why
Geoff EdgartownI couldn’t agree more - why Mr. Joyce and Mr Barnes would you implode this town - I would bet that if it were in your back yard you would say no, no, no - not in my back yard.
The backyard of this
Bob EdgartownThe backyard of this development is Island Grove with 150 homes on half acre lots and virtually no Green Space at all. This project has over 30 acres of not only Green space but most will never even be disturbed. The loudest objectors are nimby people who show up at any new project. Funny they live in Island Grove and have not sold there home or moved. Must be a nice place.
Did anybody not read the as
Mike WTDid anybody not read the as of right alternative.
Many more houses and much smaller lots.
This was a responsible low density development in an area that is zoned for (I think 1 acre lots). Do the commissioners think this land will not eventually be developed, with a possibility of non cohesive design aesthetic. Think people.
So, 38 houses will be denied.
Island Girl Vineyard HavenSo, 38 houses will be denied. But, if push came to shove, the owners could ask for 54 houses on THEIR rightfully owned 54 acres that they bought fair and square. What happens if the owners gave up their idea of trophy homes (yes-they are huge) and go with a Chapter 40B Housing Development? How many homes then?
You are exactly right Mike!
Debbiemvy EdgartownYou are exactly right Mike! Development fits nicely in that location and much better planned than the neighboring subdivision Island Grove.
i commend the LUPC for
bob EDGARTOWNi commend the LUPC for standing up and doing what is right. our town has enough trophy homes that are used only a few weeks a year. it was time someone took a stand and thought about the future of this wonderful island. thank you!
Amen
Carol formerly ChilmarkAmen
Lagoon Ridge Subdivision - 23
Ewell Hopkins Oak BluffsLagoon Ridge Subdivision - 23 Lots & up to 25 dwelling units on 32.5 acres approved by the MVC and Oak Bluffs Planning Board still not built.
Am I now to believe Lagoon Ridge would not be approved under this thinking?
https://www.oakbluffsma.gov/313/Lagoon-Ridge-Subdivision
Ewell Hopkins
Chairperson - Oak Bluffs Planning Board
Edgartown taxes have almost
WashAbhorred EdgartownEdgartown taxes have almost doubled in recent years. The load is just going to get bigger and bigger as more and more people hit retirement age from the school, police, town, etc. These homes wouldn't be a bother, would bring in huge tax revenue and be lived in 10 weeks a year.
If you want the tax revenue for work-force housing which includes educating their children it has to come from somewhere. Right now it's $25,000+ per child per year at the Edgartown School and then $30k+ at the high school.
In one article and on
Chris EdgartownIn one article and on Islanders Talk we complain about the traffic , the traffic and now it’s ...let’s build more, let’s build more - Commissioners Joyce and Barnes wave their wands and bam - we have hundreds of more cars in the mix and you are only looking at the revenue - we will need to add more police, infrastructure, etc to handle the influx - Joyce and Barnes are the problem here - this would be catastrophic to our community.
Mr Joyce and Trip Barnes need
Chris EdgartownMr Joyce and Trip Barnes need to step away — this is terrible!!
I like the idea of more lawns
Mike EdgartownI like the idea of more lawns and paint jobs - that will definitely keep our local economy humming. We need to vote our Trip and Joyce —- this is just stupid leadership- a part-time real estate agent and a retired moving company jockey - come on Edgartown
We need more people like Trip
Debbiemvy EdgartownWe need more people like Trip Barns and Jim Joyce who have the courage to fight for what is fair and helpful for the island! Part time Realtor and retired moving company jockey?! it's obvious to all that you have no idea who these two men are! Be part of the solution not the problem .Your name calling is in VERY poor taste!
As I recall Mr. Barnes
Bill and Hal OBAs I recall Mr. Barnes spearheaded the anti roundabout???
I find it troubling that this
JoI find it troubling that this paper has not addressed the sham of the “below market rate” townhouses. A market rate unit at Meetinghouse Village, which is at least 20% larger, has no restrictions and a nice heated community pool just sold for 589,000. The developers seem to be deciding what is “affordable” without any basis in market comps and no newspaper on the island has reported on their blatantly false declaration. In fact, both papers have reported on it as fact. It seems irresponsible for an esteemed paper to put in print something like that without pointing out the discrepancy to the readership. Readers are inclined to believe it because they read it in the paper. It is the paper’s job to verify and report the facts without bias.
Jo you can not buy a brand
Bob EdgartownJo you can not buy a brand new home or condo anywhere in Edgartown for $579K. These Town Houses will sell fast and if you know anything about Island real estate you would agree. The days of cheap land and housing is over. With these 10 units and the over $1,000,000 in cash plus deed restriction on the 28 lots makes this a great deal for affordable housing. The medium sales price of a home in Edgartown is over $800K
Bob, check out the comparable
JoBob, check out the comparable sales in the neighborhood for condos. A unit at Meetinghouse Village, which are lovely minimum 1200 square foot homes with amenities, sold as recently as this month for 589k. In the past year two sold for, I believe, 535k and 522k. It is public record and can be verified at the registry of deeds, and at Masslandrecords.com. So yeah, maybe a private home for 589 in the area is below market rate. A townhouse for 589 with unknown amenities, and no plan for a pool, is NOT below market rate FOR THE AREA. Get your facts. If the developers are going to write that down as affordable to their tax benefit, we don’t want their kind nd among us. I would be fine with a 40b Morgan woods type neighborhood over there, in my back yard. In fact, I would prefer a vibrant neighborhood of year round people who will live in the homes and build up our community as neighbors to the alternative.
I am outraged at the comments
Patricia EdgartownI am outraged at the comments from Barnes and Joyce. Mowing lawns and painting is not away to sustainability. They need their heads examined. The project is to big and way to many units - Barnes lives on the other side of the island, while Joyce is just oblivious to how this will impact our community- this is not the Edgartown way to conduct ourselves- perhaps they should take a little boat trip to Hyannis and see progress in action - is a mess. Traffic , traffic and more traffic !!
As an Island real estate
Island Realtot EdgartownAs an Island real estate professional I do not support the size and density of this project.... it’s not always about the monetary value. Thank you MV Commission!!!
Mowing lawns and painting houses??? Mr Barnes what are you thinking? We need more open space less!
Reading this article is
John Edgartown, MAReading this article is frustrating. The simple laws of supply and demand will guarantee that this action will drive up home prices and therefore property taxes. The Town is abdicating any right to complain about the lack of affordable housing. As a 3rd generation Edgartown resident the cost of building has gone into the stratosphere. It takes a year working with an architect and countless documents before you can even apply for a permit. Then the hugely burdensome regulations and requirements to be "green" furthur drive the building costs to unreasonable levels. No one is talking about, let alone addressing these real world, practical problems. The current residents seem only concerned with protecting their own property values and ambiance, on land they do not own. Everyone on the committee, who owns a home in Edgartown, benefits from this project being killed. At some point a deep pocketed developer is going to sue the town for blocking a project and will probably win. BTW, nobody likes the trophy houses but they pay a massive percentages of the towns taxes, so you absolutely enjoy the benefits of these houses that use almost nothing in the way of town services.
The developers own the land.
T Bone Oak BluffsThe developers own the land. It won't sit fallow. They offered below market housing, and scaled back their original plans. Kudos to Mr. Barnes on his practicality. It wouldn't surprise me to see part of the project shifted to a 40B and out of the hands of the myopic MVC.
The vote was 7-2.Not one of
Ken M Edgartown &Sanibel FlThe vote was 7-2.Not one of the 7 Commissioners voting against the project lives in Edgartown.Edgartown has a real affordable housing problem. The Gazette article does not mention the $1,000,000.00 donation the developers have offered to Edgartown Affordable Housing, the 10 Below Market Rate houses included in the Developer's Proposal nor the 1% fee to Edgartown Affordable Housing that the Developer has agreed to pay.The Town of Edgartown and it's taxpayers are the big losers of this vote.
If ET feels this too suburban
Mike WTIf ET feels this too suburban and too overcrowded, then why don't they increase the minimum zoning lot to 3acres, as several other towns on the Island have done to mitigate the overcrowding.
One can evaluate this two
Public trust EdgartownOne can evaluate this two ways. No doubt the MVC wants to protect the environment and Island culture. But then there are landowner rights and exceeding zoning regulations. The federal courts has a history of protecting development and I wonder who gets to say what is to much development? Can we continue to tax landowners but when they exercise their right to follow or exceed our zoning laws we deny them? Can’t have it both ways.
Mr. Barnes said, "... there
Christine Oak BluffsMr. Barnes said, "... there isn’t any more farming.” Instead of building more MacMansions for millionaires, why doesn't the MVC work to encourage the development of more farming on the island? Create a MVC subcommittee made up a successful farmers: Morning Glory, Grey Barn, Island Alpaca, Allen Farm, The Farm Institute, Mermaid Farm, etc. to devise ways to encourage more agricultural on the island, and more affordable housing for farming staff.
We have enough vacation homes
Jim EdgrtownWe have enough vacation homes on the island and enough development on beautiful pristine natural land. Kill the whole thing,put it in a land trust, and help maintain the integrity of what this island is all about.
Don’t let greed turn mv into the Jersey shore....ugh.
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