Atwood Company, a regional developer founded by private equity investor William Cumming, is putting together an application to build 64 apartments on three acres on Upper Main street, where Donaroma’s Nursery, Landscaping and Floral Design currently operates.
Plans are emerging for a proposed housing development in Edgartown with the potential to transform one of the Island’s busiest intersections.
Atwood Company, a regional developer founded by private equity investor William Cumming, is putting together an application to build 64 apartments on three acres on Upper Main street, where Donaroma’s Nursery, Landscaping and Floral Design currently operates. Donaroma’s, which employs more than 100 people, plans to move most of its operation away from the triangle to a 19-acre parcel on the Edgartown-Vineyard Haven Road across from Norton Farm that is now under construction.
The housing project, dubbed Edgartown Gardens, is being proposed as a Chapter 40B development, a state designation that provides for a streamlined permit process and more flexible zoning rules for developments that devote at least 20 percent of their units to low- and moderate-income families.
The Edgartown Gardens proposal calls for 80 per cent of the 64 units to be restricted to people older than 55. Twenty per cent of the units would not have age restrictions. Three-quarters of the entire project would be market rate homes and the other quarter would be for people who make below 80 per cent of the area median income.
Schematic of proposed 40B development by the Atwood Company.
Schematic of proposed 40B development by the Atwood Company.
Mr. Cumming, who was raised in Edgartown, worked in private equity and real estate and spent 20 years at CitiGroup, said the proposal’s age restrictions were designed to fill a need on the Island, which has been struggling with a housing crisis for years. In 2017, Mr. Cumming donated land on Old Courthouse Road in West Tisbury to Island Housing Trust for what is planned to be Island teacher housing.
“We’re pursuing the housing stock that’s most needed,” Mr. Cumming said in an interview with the Gazette. “It’ll give people a chance to downsize, and that means houses that are freed up.”
Mr. Cumming said there was also a need for more mixed-use development close to essential services, creating a walkable community that in turn could reduce traffic in the highly congested area. To that end, Mr. Cumming said he offered Michael Donaroma, the owner of Donaroma’s Nursery, a sublease on the parcel Mr. Cumming leases from James Norton across from Norton Farm.
That allows Mr. Donaroma to move his wholesale and industrial work from Edgartown, leaving two acres behind the Donaroma’s retail space free. The storefront would remain open.
“As we all know, affordable housing is really needed,” Mr. Donaroma, an Edgartown select board member, said, adding that he felt it was time to “move on” from his Edgartown location.
Michael Donaroma at his new location in Oak Bluffs.
Michael Donaroma at his new location in Oak Bluffs.
Island Food Products owns an acre of land that makes up the rest of the project site. Mr. Cumming said Mr. Donaroma, himself, and representatives from Island Food Products, will participate in a new Edgartown Gardens LLC purchasing all three acres.
John Roberts, the co-owner of Island Food Products, said the land was “basically a vacant lot” when Mr. Cumming approached him and his partner, Alan Bresnick, about using the development.
“We’re in the food business, Mike’s in the flower business...William’s the driving force, but he asks for our input where we can [add it],” Mr. Roberts said.
“If we can put our land to use in a productive way, we’re happy to do that,” he said.
Still in its early stages, the project’s first order of business is to commission a traffic study of the area. The Martha’s Vineyard Commission’s land use planning committee gave Atwood Company the thumbs up to start a traffic study last week.
“You couldn’t have picked a more congested spot on the Island,” commissioner Doug Sederholm said during the planning committee meeting on Oct. 2.
Land on Edgartown-Vineyard Haven Road is still owned by the Norton family.
Land on Edgartown-Vineyard Haven Road is still owned by the Norton family.
The company has not officially applied to the commission, but has talked to both the commission and Edgartown about the process. Mr. Cumming said the developer is planning to apply to MassHousing for a Chapter 40B designation within the next 30 days.
Commission staff members said many of the details of the project could change as it progresses through the permitting process. The traffic study, a prerequisite, is expected to look at the location, crash and safety data, speed limits and other data points.
“We’re looking at a heavy analysis at several intersections that are considered problematic out here,” said Mike
Mauro, the Martha’s Vineyard Commission’s transportation planner.
The former Sharky’s Cantina building, which is slated to reopen as a new restaurant, would remain, as would the Bad Martha’s building, according to Mr. Cumming.
The two roads that enter the restaurants would be merged as one, and Atwood is proposing creating a new exit onto Chase Road from the back of the property.
“We want to reduce the traffic back on to the main street,” Mr. Cumming told the land use planning committee. “That will be contentious but we think it’s the right thing to do.”
Putting housing within a walkable distance to most of the downtown, as well as moving the majority of Donaroma’s business to the property next to Eversource, could actually reduce traffic to the area, Mr. Cumming suggested.
“We are trying to recognize all the traffic that’s created by the business,” Mr. Cumming said.
Comments
While I'm in favor of
R Scott Patterson EdgartownWhile I'm in favor of building affordable housing I'm concerned about the traffic. It's already horrible in that location. I hope they explore ways to mitigate it. You would need a separate turning lane and probably would have to have access from the other side in both directions. I thought Stop and Shop was going to add a turning lane as part of the expansion but that didn't happen. Upper main st already can't handle the increased traffic.
this is absolutely the most
em Edgartownthis is absolutely the most ridiculous idea i have seen in 25 years. as it stands now during the summer and busy periods during the year one is unable to move for a mile from the triangle on main street, VH road or the beach road into Edgartown. We need housing without question but that housing should go more to the periphery of the town now downtown. During construction you may as well relegate everyone to only using bicycles to get into and out of town. Once completed essentially you will have to do same since the traffic will be exponentially increased. this decision to allow this is so suspect that I would suggest a formal investigation be done in order to see who benefits from this economically. the town has 1000s of acres of land immediately outside of the town which would facilitate the construction of viable and requisite housing. Building just outside would take away/diminish the traffic issues that will be incurred here. Building just outside of town would create the very necessary and requisite affordable housing needed. Lastly; for a town with such huge historic parameters where one can not even "change a light bulb' without permission- who could possible sanction this build. This smells real bad.
If they don’t use Main
Mark Acker VhIf they don’t use Main Street for access it’s a great concept. Is there an alternate access route?
This is so bad on so many
Susan Desmarais Oak BluffsThis is so bad on so many levels..where does one start?. Donaroma’s industrial and agricultural operations so close to the OB water supply? Legions of trucks using an already busy road? Has there been a back room deal to push for zoning reform in OB in order for this to happen? Last but not least…I cannot imagine the residents of Chase Rd looking forward to a road from 65 apartments emptying onto their street!
If 80% of the units are for
MartyIf 80% of the units are for older people, where will the people needed to care for, and provide services for said older people live? New Bedford ferry could get people here to work as long as the weather and boat staffing allows. Chase Road is already treacherous for the many pedestrians, especially the young school children, who walk along it. I think this is a noble intention but the execution needs a lot of work
So in effect Donoroma is
Ken Edg.So in effect Donoroma is leaving Edgartown.
Actually he still has the
Carolyn O'Daly EdgartownActually he still has the Waller farm that he rents from the town.
Kudos to Mr. Cumming. Where
Jason MVKudos to Mr. Cumming. Where politicians, local leaders, and the MVC have failed us with their footdragging in addressing the island housing crisis we now have private enterprise stepping up to fill the leadership void. Maybe the location isn't the best, but island housing issues need to be addressed. I'm grateful CH 40B exists, and for Mr. Cumming's efforts.
So, will the traffic study be
Bill Ryan Edgartown/New JerseySo, will the traffic study be done in the off season or during the summer? I glean from the article that the study will draw from available data, but any study that doesn't consider the traffic flow there in July and August will be flawed in my opinion. The times they are a-changin'....
Why not make it 80% no
Tom Engley West TisburyWhy not make it 80% no vehicle parking. Car parking is a waste of living space.
That is one of the most
Mike EdgartownThat is one of the most congested traffic areas on the island. Summer just ended and we all remember how congested that area is each and every day. Add several hundred cars to that area. Sure it will make it even more impassable. We do not need the added congestion of 60 plus units that only help enrich developers when they are granted high density that only serves to enrich the developers who profit nicely by amassing large land operating parcels and use the guise of affordable housing to get concessions to overbuild and bring nyc like congestion to our island oasis. Let’s use our land bank monies and buy the land and make ittopen space for all to enjoy.
Your gonna have to do a year
John Chidsey Hernando FloridaYour gonna have to do a year long traffic study to be accurate. And your talking about, ultimately, a couple hundred people living on a three acre lot. That doesn't seem doable to me. Just my two cents.
Not just a traffic study. All
Mary VHNot just a traffic study. All our resources studied!!!!
There are few places on the
Neighbor EdgartownThere are few places on the island that would be worse to place this size development based on traffic concerns. The triangle is already a nightmare during the summer. It is utterly laughable that a 64 unit development “could actually reduce traffic to the area” according to Mr. Cummings. That is simply gaslighting - he is not operating in good faith by saying this and he hasn’t even started the process yet.
Is someone joking here! 64
Tom EdgartownIs someone joking here! 64 units compared to a garden center! A traffic nightmare! And so close to the historic district. If this passes, Edgartown has been paid for!
I commend this project, but
Nicole EdgartownI commend this project, but wonder why Donaroma doesn’t stay where he is and the housing is built on the empty lot across from Norton Farm. I understand the desire for walkability, but the other land is on the major bus route headed either to Edgartown or VH. Just wondering…
The island is destroying
Mary VHThe island is destroying itself. We have to stop and do research on our resources. Sewer, water , trash removal and electricity etc. we can’t handle all this. As Eversourse
How many generators power this island.
The need for affordable
Brian Kelly OBThe need for affordable housing is beyond debate. All of the very legitimate concerns raised here are matters that will be addressed through the review, public comment and approval process. Important to remember that the existing operation at Donaroma's generates traffic burdens of its own, and that these burdens (commercial traffic, landscape delivery trucks, retail shoppers, etc.) may actually be reduced, and safety enhanced, by the proposed development and wise traffic engineering. The provision of affordable housing will require compromise all around, especially by those seeking somehow to retain a status quo that has failed as yet to provide for it.
chase is already a mess and
jon edgchase is already a mess and unsafe for walkers and school kids. and now the stop and shop exit across from chase has only made it worse.
emptying cars from this project will only make things more unsafe on chase
Leave Donoroma's where it is
Darrell King EdgartownLeave Donoroma's where it is and build the new housing on the Edgartown-Vineyard Haven Road, which has already been clear cut. Far better location and well served by the No. 1 bus route. Almost a no-brainer.
Brilliant!!
Rebekah ElDeiry MvBrilliant!!
Hmmm noble concept but how
gina Menemsha/NYCHmmm noble concept but how could anyone think this is an appropriate location ?? I don't think the developer needs to hire a "traffic study Pro" to measure the sheer amount of traffic congestion that already exists .. Keep in mind there is the huge Navigator Homes & MVH employees housing going up near the Triangle that area is already the MV Bermuda Triangle .. STOP .. Not even sure MV can build its way out of the Affordable Houseing availability it's a National problem..
Navigater Homes for the MV
James EdgartownNavigater Homes for the MV Hospital is miles out of town where it should be .
Who knew there were so many
Rational Person OAK BLUFFSWho knew there were so many traffic experts on the island?? Maybe all these experts who have chimed in on this article should get together and solve all our traffic woes! Somehow these experts think that removing 100 employee trips a day, at least 40 truck trips a day and untold numbers of retail shopping trips from the Triangle will somehow INCREASE traffic. These are really smart folks. Or, as usual, they didn't fully read or comprehend the plan.
A small flower shop operation
Jean EdgartownA small flower shop operation is completely different to 60 plus housing units? You can’t figure that out???
Did you read the article??
Rational Person OAK BLUFFSDid you read the article?? It's not just a small flower shop. It's the operation base for one of the largest employers on the island. Most of that operation is being moved out of town which should have a very positive impact on reducing traffic in the area.
Rational Person, it’s true, I
Neighbor EdgartownRational Person, it’s true, I haven’t read the plan. I’ve just sat in traffic daily at the triangle July and August. Please tell me where I can find the plan you are referring to and also where I can verify the 100 employee trips a day and forty truck trips a day. Thanks!
So, if they direct ‘exit’
AM 02539So, if they direct ‘exit’ traffic to Chase, everyone will still want to get back out to Main, meaning the backup at the corner of Chase / Pinehurst and Main will just get even worse (lovely to try to make a left turn out of there already during the summer). This is just a bad idea. Period. Not really any way to dress it up other than by those that are talking their own book. The idea of more housing sounds grand…until all the unintended consequences are viewed in an honest way (which seems unlikely to happen).
Who will own, manage and
Amanda logan OBWho will own, manage and maintain the property? The developer, Mr Cummings? Or will the Town end up with that responsibility?
Senior and affordable housing
Frank Brunelle Vineyard HavenSenior and affordable housing? How noble and creative is that? True, the traffic is ridiculous in season. Off season there will be housing walkable into town. It is desperately needed and this is one potential solution. I would wait and see what comes up with the debate and questions answering all of these criticisms - as valid as they are. It just might work and the traffic problem will only get worse if history is any guide. Development or no. Let's take a look at it and see. Edgartown was where we lived and started businesses so very familiar. Give the plan some time to be evaluated.
I highly agree with the need
Mike EdgartownI highly agree with the need for affordable housing here on the island. However, I live in Edgartown year round and even at this time of year there are substantial traffic jams while entering the Edgartown both on VH road and Beach road. Chase road is already nightmare… dangerous to drive on, and even more to walk on…..ninety degree turn, no sidewalks.
This proposal is preposterous, there has to be a more suitable location.
If someone asked "where is
Edward VINEYARD HAVENIf someone asked "where is the worst place on the island to build 64 units of housing?" I think almost in unison people would yell "the triangle!". Someone grab a map and find a better place for badly needed housing.
What a crazy plan, there is
Mark EdgartownWhat a crazy plan, there is no way a high density apartment complex would reduce the traffic or not tax our already stretched infrastructure. Sorry, try again somewhere else. Even shoulder season had had increasingly worse traffic in that area.
Creating a walkable living
Sara Piazza EdgartownCreating a walkable living situation is a great idea, but will people walk? I live downtown and basically use my car twice a month to go to the dump, walking or biking for my daily needs, but it takes a certain commitment to do this. Most people do not have that commitment.
As far as traffic goes, has anybody else noticed that the new driveway into and out of Stop & Shop, directly across from Chase Road, configures that intersection perfectly for a four-way stop? As it is now, it is a nightmare getting out of Stop & Shop. A four-way stop at this location would level the playing field and give everybody a chance to move.
Thank you.
If we truly wanted affordable
Mike EdgartownIf we truly wanted affordable housing create a real housing authority and fund it fully as rental units. Affordable housing under the guise of “affordable housing” is a ruse. the developer puts up the housing and profits tens of millions as 80 percent of the project is still profit based and affordable housing is just a rallying cry to allow an ill conceived project to market by Bringing big city bait and switch development to mv . Interest rates are rising and we are on verge of a global recession…not exactly the time to start large scale construction projects. Please make sure sunshine and transparency are in order when this process starts as it already seems like a lot of insider politics and dealmaking is already at play.
I recently found myself
Bill Simpson VHI recently found myself wondering:
“Gee, with the high school field fight seemingly coming to an end in the next twelve months, where will the overabundance of nattering nabobs of negativism concentrated on this island refocus their attention soon?”
I think I have just found my answer.
I also want to ask, what is keeping the new occupants of these units from either:
A) not being sold to people who already live or work on island?
or
B) allowing island homeowners, from downsizing and keeping ownership of their existing island home to rent out as a short term summer only rental (ie Air Bnb, etc).
The developer is insinuating that this will increase the housing supply available to island families looking to buy a house, however it could just be increasing the supply of what brings in a higher dollar amount lately and that would be short term rentals. The 80% market rate units are also possibly going to become short term rentals through various loopholes and under the table dealing.
That being said, you can’t say the island desperately needs more housing and then only approve the housing that suits your taste... Housing is housing, right?
I assume anyone who is publicly speaking against this development also has a roof over their head.
The overall consensus is that
Bernard EdgartownThe overall consensus is that this is a very bad idea and I agree. Not that spot!
Without waste water hookup,
Ben I. EDGWithout waste water hookup, this project is going absolutely nowhere. Unless "magical" capacity increases coincide at the time of MVC review hmmmmm... get out the popcorn. Mr. Cummings is a sophisticated individual and it would be unthinkable to bring this project forward without the developer having an established plan to hookup to EDG WW. Let's see how the other shoe drops.
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