A divided Martha’s Vineyard Commission voted 10-6 late Thursday to deny the redevelopment plan for the former Edu Comp building in Vineyard Haven.
A divided Martha’s Vineyard Commission voted 10-6 late Thursday to deny the redevelopment plan for the former Edu Comp building in Vineyard Haven, ending an eight-month review of the project but leaving the door open for the developer to immediately return with changes.
Commissioners who voted against the plan praised it for its strong workforce housing component, but were troubled by a sunset clause that was added by the developer that would bring the restricted housing to an end after seven years.
“I would have liked very much to have voted for this project, but the combination of the size and the sunsetting of the workforce housing units — those two things just poison the pot and I can’t vote for it,” said commissioner Fred Hancock.
“It’s unfortunate — this was an opportunity to rehab a building that needs to be rehabbed, preserve commercial space and add some housing that’s badly needed — but this doesn’t achieve it and that’s unfortunate,” said commissioner Ben Robinson.
Others spoke strongly in favor of the project.
“You’d be hard pressed to deny this because we need the housing on all levels ... we need the housing and we don’t need it five years from now, we need it now,” said commissioner Trip Barnes.
“It is a big building — we can agree or disagree about whether it’s a pretty building, but in order to get a big amount of housing you have to have a big building,” said commissioner Brian Smith. “This is exactly what we’ve been championing for decades, and I think we should approve it.”
The vote to deny was made without prejudice, which will allow the developer to submit a revised plan immediately if he chooses, without waiting the requisite two years under MVC rules.
Developer Xerxes Agassi wants to convert the distinctive red brick building at 4 Main street into 14 residential condominiums and three ground-floor office units.
Although it has been scaled back from an earlier version, the plan would still nearly triple the size of the building — from roughly 7,800 square feet to 21,000 square feet, making it the second largest building in downtown Vineyard Haven.
The heart of the project is to create residential apartments — primarily employer-paid work force housing.
But size and scale have been sticking points with the commission during public hearings — and those points surfaced again during deliberations that ran late into the evening Thursday.
“It’s Beacon Hill,” commissioner Christina Brown said, describing the style of the proposed new building as out of character with downtown Vineyard Haven.
But commissioner Michael Kim, who is an architect, had a different take. “It isn’t Beacon Hill,” he said. “This is a mediocre brick building. And buildings last a long time — a lot longer than our housing crisis.”
For many commissioners the sunset clause on the workforce housing proved the biggest barrier.
“It should be in perpetuity,” commissioner Kathy Newman said.
“It’s kind of useless if it isn’t,” said commissioner Linda Sibley.
When it came time to vote, commissioner Jim Vercruysse urged a different tack, suggesting that conditions could be added to get the project to approval.
“I usually believe if we have to put a bunch of conditions on a project, we should deny it .... but going through benefits and detriments [tonight], I don’t think we have to do that,” Mr. Vercruysse said. “I don’t think we need to deny it.”
The roll call vote was as follows on the motion to not approve the project without prejudice. ( A yes vote was to deny the project since the motion was to not approve).
Voting yes: Jeff Agnoli, Christina Brown, Jay Grossman, Kathy Newman, Michael Kim, Ben Robinson, Linda Sibley, Christine Todd, Kate Putnam, Fred Hancock.
Voting no: Joan Malkin, Jim Vercruysse, Brian Smith, Greg Martino, Ernie Thomas, Trip Barnes.
Commissioner Doug Sederholm had recently recused himself from the hearings, citing a conflict.
Comments
So some commissioners voted
Theresa Vineyard HavenSo some commissioners voted no because of Affordable housing??
I don’t understand this?
Gail VHI don’t understand this? Please if someone can explain. Why is the developer required affordable housing to renovate this building??
So now it will sit for years looking like ……
I think this “affordable housing” thing is going to far…
Just my 2 cents
A no vote was a vote in favor
Rational Person Oak BluffsA no vote was a vote in favor of the project.
Good choice!
Jen West TisburyGood choice!
No, not really.
Schools Out TisburyNo, not really.
Thank you. Thank you
12 th generation islander Vineyard havenThank you. Thank you
Look at Union Street- terrible!
Look at Stop n shop ?? What a
Paul VhLook at Stop n shop ?? What a mess that store has been. Nobody want a building left abandoned, because of Affordable Housing??
Seems like a possible
Art Delibert Vineyard HavenSeems like a possible solution here would be an agreement that allows the developer to return to the MVC after 7 years, and each 3 or 4 years after that, with a petition to convert some or all of the workforce housing. That would allow the Commission to consider the request in light of the Island housing situation as it then exists. Things to consider at that time might be, Do we have a functioning Housing Bank? How much progress has it made in producing needed worker housing? Has the hot real estate market cooled? Etc.
kudos. anyone wanting to buy
Dean Charettekudos. anyone wanting to buy up property and profit off apartments without making any of those affordable or indigent eligible as in vouchers should be shot down. this is an island in crisis not a playground for someone to build apartments that only 25% of the island can afford. wtg commission
One of the biggest challenges
Mike Oak BluffsOne of the biggest challenges on the island is housing for workers. Mr.Agassi is a responsible landlord on the island and he rents to businesses who supply affordable housing to their associates. MV Hospital is one of them.We need this project and others like it approved. The future of islands businesses depend on it.
Very simple solution.
Carl KellyVery simple solution. Incentivize builders with low taxes for affordable housing. Meaning don’t charge taxes on rental property that exceeds a certain monthly rent. If the monthly rent exceeds the set number hit the builder with the appropriate tax. Taxes our are biggest expense and that is what is making this island unaffordable. Add up all your taxes from fed, state, local, sales, gas, transfer, real estate, income and you will realize you pay ,unchanged more than you know.
Wonderful! Thank you for
Amy EdgartownWonderful! Thank you for keeping the focus on conserving this community and on LONG term solutions to the housing issue. This is a savvy business man with only his pockets to line. This is not the location for a project of this size nor is it a location for truly affordable housing
There should be no sunset
Christine SengeThere should be no sunset clause on much needed workforce housing. The Commisioners made the correct choice.
We are all aware of the
Mike Brophy Oak BluffsWe are all aware of the housing and worker shortage on this island. We complain tirelessly that something needs to be done to solve this problem. Approving this project wouldn’t have fixed every issue with housing we have but at least it’s a start in the right direction.
What message does denying this project send to future developers that look to improve the housing crisis on island? That if you follow all the guidelines and requests presented by the MVC you can still get denied because they don’t like the way the building looks from the high horse the commissioners ride around on?
The next time you’re waiting at the ER for hours to be seen by a doctor or staring at empty shelves at the grocery store will you say to yourself “at least that cherry tree in front of 4 State Rd is still alive”.
I guess this is just the American way; see a problem, reject any solutions that will fix the problem because we don’t like change, and then complain that nothing is being done to solve the problem.
My two cents: what about a
Susan Johnson Vineyard HavenMy two cents: what about a strategic approach to our civic planning? Creative thinking, innovative design? First off, obviously the housing situation is overwhelming. Standard ownership models and hybrid affordable housing plans are small drops. My feeling is we need to prioritize community building and housing security for families and which single individuals like me. Studies on who exactly we all are, demographics? We need stable, committed neighborhoods for sectors such as education and healthcare. We need it sooner than later and in quantity. I think we be thinking in terms of developments and rentals for these sectors, strategically design and plan. Rental for the long term so we can prioritize community buildingand stable committed neighborhoods. Ownership should not be the priority, or tourism or market housing etc. Those sectors are doing very well, they do not need help.
Re:community and economy: What about Artist/creative production housing in Educomp? There are plenty of models for that, and all over New England. For me “creative production” includes design in all dimensions. The Smithsonian museums in NYC and DC, the New Museum Creative Entrepreneurial programs all have great creative lab models where civic design and creative production intersect. There are plenty of studies that support the creative production and economic development. Boston has loads of models in their civic plan, it is based on it.
Yes to affordable housing, no
D Hodsdon VHYes to affordable housing, no to almost triple the size and still limited parking.
Notice too that there is only a one way in and out on crazy State Rd. You thought 5 corners was bad, this intersection will be difficult to maneuver with people going in or out and turning down Main St. And please tell me has the office space been leased or sold on long term contracts or are we getting smoke blown in our face to distract us from looking ar the many office spaces in town, that are already still vacant!
Classic case of cognitive
Tom Oak BluffsClassic case of cognitive dissonance:
You don't want the rural character of the island to change through building on open land.
You want affordable housing.
You don't want "too much" housing downtown, the only place where you can provide housing without tearing up vacant land.
Sigh.
Dear lord we don’t need more
Slater MVDear lord we don’t need more housing on this island. The fact that you’re all so stuck on it is mind boggling. What we need are less self centered 1% living in their giant estates for two weeks a year. Poor poor Martha. You all have destroyed something so beautiful.
I'm getting a strong "we had
Thatcher Ulrich Oak BluffsI'm getting a strong "we had to destroy the village to save it" vibe. Housing is desperately needed, even better to upgrade an existing site, in a town center where jobs are. MVC is getting in the way.
It's clear the MVC has been
Kelce OBIt's clear the MVC has been an obstacle to affordable housing options for a number of years now. I'm hopeful the courts will curtail their power.
Is anyone surprised by this
Nick DeanIs anyone surprised by this outcome by the MVC? They will never allow anything. We need more supply of housing for the cost of housing to go down. They do not even know how to define "character" of a building. Its time to allow more responsible development and stop making perfection the enemy of progress.
I am interested in the
Elsie VHI am interested in the history of what happened at the Santander building and how that might inform understanding of what happens in VH. To be sure, a five year commitment at the old Educomp building to “workforce” condominium units is a far cry from a long term solution and we all know that once downtown condominium buildings are there, and not affordable, they will spread by precedent. Definite affordable and workforce housing must be definite.
My 2 cents: 14 condos - 7
mike SomewhereMy 2 cents: 14 condos - 7 workforce affordable rental units and 7 market rate condo units - no sunset clause on the affordable rental term for now. Reevaluate the affordable rental term after 7 years regarding the 7 rental units. Just a thought. Why not take the eye sore motel and turn that into affordable workforce rentals. Stop and Shop is a whole different story. 3 floors; ground floor Stop and Shop - upper 2 floors affordable rentals - 30+ units could be built with the residential entrance on Cromwell Ln.
Employer-paid workforce ?
Kathryn Muir EdgartownEmployer-paid workforce ? Does that mean that only the big hotels, Stop and Shop , Eversource and the like are the only ones who can rent the housing units? It should be open to anyone living and working on the island whether its as a sole proprietor or not. Other wise it's privileged housing, not affordable.
Yes, we need affordable housing, but if you do it wrong , you are stuck with a mess. Take the time to do it right. The proposed building would be great in a larger town , not on one of the busiest streets on the island.
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