The new owners of the building that houses the Red Cat Kitchen have submitted plans to demolish the downtown Oak Bluffs bungalow.
The new owners of the building that houses the Red Cat Kitchen have submitted plans to demolish the rickety downtown Oak Bluffs bungalow, hoping to replace it with a larger three-story structure.
The new plan calls for keeping the restaurant on the first floor and putting four market-rate apartments above.
The building at 14 Kennebec avenue came under new ownership when it was sold to an LLC in early November for $690,000. Principals are the Los Angeles record producer Gary Jones, and Oak Bluffs selectman Brian Packish. Mr. Jones is a summer resident of Chilmark.
The building dates to the mid-19th century and is listed on the state historic commission database (MACRIS), where it is classified architecturally as Victorian eclectic. According to MACRIS, the building once served as the William H. Davis Paint Shop and in recent years has been home to a variety of restaurants, including Zapotec.
Speaking to the Gazette last week, Mr. Packish said the roughly 3,000 square-foot house has fallen into disrepair, making it an untenable long-term space for the Red Cat Kitchen, whose chef and co-owner is Ben deForest; Sara Omer is also a co-owner.
Plans call for a three-story, 4,227-square-foot Victorian-style building with a small entry porch and turret on the front facade. The new building would be about six feet taller than the current two-story structure and would add a basement for restaurant prep work and storage.
As required under state law, the new building would be ADA accessible and have handicap-accessible bathrooms.
Sullivan and Associates of Oak Bluffs is the architect for the project.
The Oak Bluffs planning board has referred the project to the Martha’s Vineyard Commission for review. No hearing date has been set yet. Plans are posted on the Oak Bluffs town website.
Mr. Packish said renovation was considered over a complete tear-down, but it was determined that the house would have had to be gutted anyway in order to comply with present-day building regulations.
“The condition of the existing building says that to bring it into today’s codes and things of that nature, there would be so little left of the existing building that it doesn’t warrant trying to do a renovation,” Mr. Packish said. “We did our best to hire a historically-motivated architect to build a historically-motivated project.”
The building currently houses a seasonal, 55-seat restaurant on the ground floor with three bedrooms on the second floor. Due to the lack of additional wastewater capacity downtown, Mr. Packish said the project would have to stay within its existing allowable flow. The new plan calls for a 52-seat restaurant with four one-bedroom apartments on the second story.
Mr. Packish said the apartments would be market-rate units. According to drawings, each would be approximately 700 square feet.
“This is a privately-funded project,” Mr. Packish said. “There is no additional subsidy being applied from anywhere. Therefore these units will be market rate.”
The new building would enable the restaurant to be open year-round, he also said.
“The Red Cat is currently seasonal because it isn’t in a building that allows it to be open even in the shoulder seasons,” Mr. Packish said. “This creates that type of opportunity.”
Comments
Nothing for free or below
William EdgNothing for free or below market rate? Ha! Good luck with the MVC. I wonder how much cash they will ask you to “volunteer” to affordable housing. Other people might call it extortion.
Of course they do. Why do
Diane EdgartownOf course they do. Why do they even come to our island if they don’t like it’s character and want to change everything?.
Should it be modernized, of course but keeping with the size and nature of the street. What do you think that will do to the rest of the neighborhood?.
Come on people, we are in charge of keeping our Island in tact, let’s not make it the suburbs. They all use the affordable housing trick to get their expansion. Be real, if they cared about affordable housing they would but a track of land in their neighborhood and build a complex. Stay strong Oak Bluffs, deny.
This building is small
Ed EdgartownThis building is small compared to those that used to grace Circuit, Kennebec and Seaview during the Cottage City days and the design is modeled after unique Copeland District architecture.
Diane Mr Packish is 6th
Donny OB Oak BluffsDiane Mr Packish is 6th generation Island family. Why and when did you come?
Stop with this “ I have been
OB resudent Oak bluffsStop with this “ I have been here longer than you” crap. Ask the native Indians if they think 6th generation means anything. But here is the real dilemma. How would You like to be treated less than standard if you or your children move to any other location? Think about that please.
OB resudent, the comment
JoshOB resudent, the comment about Mr. Packish’s island ties were clearly in response to Diane’s question of “Why do they even come to our island if they don’t like it’s character and want to change everything?”
No affordable housing
Wendy Lopez-Mata East FalmouthNo affordable housing mentioned. All market rate. They are not playing any “trick”.
Sounds like a needed upgrade
AmpersandwichSounds like a needed upgrade for OB’s downtown, and great news for the Red Cat!
Looks like a great project
Matt EdgartownLooks like a great project for Oak Bluffs. Would be great to continue to improve the downtown space, while increasing housing something that is greatly needed. Wish them the Best.
Great to see down town
Cassie Oak BluffsGreat to see down town continuing with the facelift it deserves! Cant wait to see it.
I've been enjoying meals in
David West TisburyI've been enjoying meals in this building for almost fifty years. It is rare to be able to sit in an historic building that is virtually unchanged over such a long span of time. The proposed replacement building is boring, oversized and would harm its neighbors, which form a lovely stretch of coherent victorian streetscape. I don't know what historically-motivated means, but this design is neither historic, not motivated to fit into its surroundings. It's a shame.
Have you seen the building
Mark EdgartownHave you seen the building plans or permit applications to be able to accurately state what the impact of the proposed replacement would be? I’m guessing no, making hyperbolic statements does not help the conversation.
I did look at the posted
David WTI did look at the posted plans. The charming gothic door is gone, the windows are bland. I can’t fault the turret, but other than that the roof lines are all over the place. It would be nice if the sides were shingled, and some thoughtful detailed around the windows and gable ends. It is certainly possible to make a new building with the character of the old cottage city, I just don’t see it in the submitted drawings.
Nothing about the aesthetic
Mark EdgartownNothing about the aesthetic is out of place for the neighborhood. I still fail to see how the proposed deign would “harm” the neighbors.
Progress is a fickle creature
FrankGouldProgress is a fickle creature. Call it a historic replica by the right people, all is possible in OB. To be sure, the structure needs an upgrade. Therein lies the dilemma. Hopefully not another suburban upgrade.
It’s nice to see a new growth
Carolyn Strong North FalmouthIt’s nice to see a new growth spurt in Oak Bluffs. A year round restaurant will sure be a nice dining option.
Red cat year round more
Mike siscoRed cat year round more housing on mv .
, sounds like a win win !
It's good to see renovation
Erik Wildanger Sagamore beachIt's good to see renovation/new construction in the town where the buildings look like they are falling down Way to go Oak bluffs
Nonsense that they cannot be
David EdgartownNonsense that they cannot be open in the shoulder season according to the new owner. They were open thru November this year!
Wonderful and welcome project
skip OBWonderful and welcome project - and thanks to the investors for the consideration of an historic themed structure in a business district where one is not required. Long live the Red Cat Kitchen!
Are all the folks who dont
DowlislanderAre all the folks who dont want change going to fork over the $$$ to try and rehab a dilapidated building and bring it up to modern codes and safety standards? Didnt think so.
Does anyone know if Ben has
MaryAnn Paradise Onset,MADoes anyone know if Ben has agree to keeping Red Cat in this building??
Yes, we have agreed to
Brian Packish Oak BluffsYes, we have agreed to continue leasing the restaurant space to Ben Deforest and Sarah Omer, the owners of the Red Cat. Helping to stabilize and preserve the Red Cat was a priority for us from the beginning.
Hello Brian,
Jane OBHello Brian,
I do love the Red Cat! So happy to hear this is in the works!!
However why not affordable housing?? You, and all our Elected Officials are always advocating more Affordable housing for projects like this... You could be a good voice here to set a good tone to other developers..
I hope this is not a case of “Do what I say, Not what I Do”
The project is contributing
Brian Packish Oak bluffsThe project is contributing to affordable housing through the MVC process.
Love this project.... good
Dan OBLove this project.... good luck all involved
This sounds like a win for
C Jack Coleman II Worcester/Edgartown/Oak Bluffs (depending on when + where)This sounds like a win for Oak Bluffs, the Island, and the community. In addition to retaining an well-established local restaurant, using a local Island architechtural firm, employing a "historically-motivated" architect and design, even though it's not even in the historic district, this is a great thing for Oak Bluffs, and a win-win for the Island.
It’s clear the new owners
T Bone OBIt’s clear the new owners have gone to great lengths to upgrade a building that’s been in poor shape while still keeping a historical design. Kudos. There will always be naysayers and grousers, but this is a win win win all around.
MV resident for over 50 years
Brian Vineyard HavenMV resident for over 50 years... ate at the dilapidated Red Cat once... never went back... building needs to be replaced... not all change is bad... replacing the Red Cat building in this case is a plus for OB...what are we doing about the “historic “ OB movie theater that is about to fall down and kill someone?
Seems like a sound sensible
John West TisburySeems like a sound sensible project much need in that area.
Would be great to have a new
Carol New York, NYWould be great to have a new kitchen and new bathrooms for workers and patrons alike.
And there is much that can be done to inspire more positive change for OB. Year round and seasonal residents and visitors who can go many places, would love to see some investment in OB - including a new venue where the theater stands now. Best of luck to all involved.
Maintain current street-level
Islander Too TisburyMaintain current street-level appearance and scale and add one affordable apartment on top---maybe for employees. Three stories seems like too much for the size and location of the site. It will overshadow neighboring buildings and destroy street scape.
What? Overshadow what
Ebbie Flo OBWhat? Overshadow what buildings? The 4 story building that used to house the Lampost? Be serious.
Yes, I agree. There is no
Diane EdgartownYes, I agree. There is no question that the building needs to be replaced, but 3 stories seem to say good bye and good luck to neighbors. I am glad that the chef has such wonderful support and will have a new facility to work and flourish. Wishing every islander a happy prosperous new year. Let’s all work together.
Brian - nice project and
Clay OBBrian - nice project and needed. Hope you can keep the architecture in keeping with Oak Bluffs historic nature. Really like that you are rehabilitating an older property. Would love for this to be a basis for more change of a similar nature ... Island theater and gift shops at the Flying Horses need to be addressed.
I understand people
Charlie Callahan So Boston/ EdgartownI understand people complaining that it will hurt the aesthetics, there are no more aesthetics on the Vineyard and it all started when they let the newbie rich start tearing down a nice summer cottage and putting up something that looks like the old Edison powerhouse where I grew up. This is not a quaint island anymore it is just like a big city on a smaller scale. Instead of whining about a stupid looking building maybe someone in the know can push to do something about the drug and alcohol problems
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