A plan for 34 market-rate homes on 54 wooded acres off Meetinghouse Way in Edgartown is set for review early next year.
A plan by a group of off-Island real estate developers for 34 market-rate homes on 54 wooded acres off Meetinghouse Way in Edgartown is set for review by the Martha’s Vineyard Commission early next year.
The plan, which cleared a pre-public hearing review before the MVC last month, is the largest subdivision in years to be reviewed by the commission. The developers are a limited liability company called Meeting House Way LLC. Principals are Douglas K. Anderson and Richard G. Matthews, both with addresses in Salt Lake City, Utah. Mr. Anderson has a background in general contracting and development, including for big box retail and golf and ski resorts, according to a Bloomberg profile that appears online.
Mr. Matthews was formerly associated with Upcal Construction and the Ragged Mountain ski resort, both located in Nevada.
Land records show they bought the property in June 2017 for $6.6 million.
The seller was Jan. W. Whiting, a Weymouth attorney acting as a special master for the probate court. The property was assessed at $2.4 million at the time of the sale.
The land is partially wooded and lies between Meetinghouse Way and Meshacket Road, not far from the Island Grove subdivision and also near Wilson’s landing at Turkeyland Cove on the Edgartown Great Pond. The property is bordered on two sides by protected ancient ways: Swimming Place Path and Pease’s Point Way. About 17 acres of the land cannot be developed because it is designated as priority habitat for the rare imperial moth under the state Natural Heritage and Endangered Species Program.
Cluster plan is largest subdivision in years to come before MVC.
Cluster plan is largest subdivision in years to come before MVC.
The definitive (form C) plan was filed with the Edgartown planning board in May and referred to the commission as a development of regional impact (DRI).
Called Meeting House Place, the plan as currently drawn calls for three clusters, each containing between 10 and 13 buildable lots. Cluster A is nestled into the northwest corner of the development off Meshacket Road, with Clusters B and C flanking it on its southern and eastern sides. The plan calls for two entrances, one off Meshacket Road and the other off Meetinghouse Way.
Lots vary in size from one to 2.68 acres, with development envelopes that range from a fifth of an acre to a little over a half-acre, leaving about 65 per cent of the original 54 acres as open space. The average lot size is 1.55 acres. Minimum zoning in the area is half-acre lots.
Homes will be limited to a maximum of seven bedrooms and 6,300 square feet of living space, not including stairwells, porches and below-grade basements, according to the plan. No guest houses will be allowed, but guest rooms above garages will be permitted and not included in the 6,300-square-foot living space maximum.
During a pre-public hearing review on Nov. 19, members of the commission’s land use planning subcommittee expressed concern about the development’s proposed affordable housing contribution. A commission policy requires residential real estate developments to contribute either 20 per cent of the assessed value of the property or 10 per cent of the proposed lots toward affordable housing.
Meeting House Place developers are proposing to give money rather than lots. Calculated on 20 per cent of the property’s assessed $2.4 million value at the time of the sale, the contribution would total $490,000.
“For a 34-lot development, 490K seems like a pretty cheesy contribution,” said commissioner Fred Hancock at the meeting. “If we are looking at the benefits and detriments of a project, we have 34 market-rate lots, and the affordable housing is getting the fuzzy end of the lollipop there.”
Civil engineer Douglas Hoehn and Island attorney Sean Murphy, who represent the developers, replied that they did not write the commission’s rules.
“We didn’t choose an assessed value,” Mr. Murphy said. “The appraised value might be quite different than the assessed value.”
MVC affordable housing director Christine Flynn said she has asked the applicant to consider providing the lots rather than money.
“It is going to come up [at the public hearing],” Mr. Hancock said. “As somebody voting on this . . . I would have a hard time approving this with this kind of contribution.”
The developers plan to connect the project to town water and sewer, although the infrastructure is not yet in place. According to the project’s Environmental Notification Form, the subdivision will connect with a public water and sewer main 60 feet north of the parcel beneath Meshacket Road.
Commissioners also expressed concern about increasing the load on Edgartown’s overburdened water and sewage treatment systems.
“We have low-flow everything,” said
MVC water and resource manager Sheri Caseau.
Mr. Murphy promised that the developers would have a statement from the town water department before the public hearing planned for Jan. 24.
Meanwhile, the development group has also bought more land bordering the property proposed for subdivision. In February 2018 Boston Equity RE and MV Estates Inc. purchased land along Meetinghouse Way. Boston Equity bought an 8.46 acre-lot from ADEC Meeting House Way LLC for $1.28 million, while MV Estates Inc. bought a smaller plot for $114,000.
Both entities list Douglas K. Anderson and Richard G. Matthews as principals. As a result, there are currently six lots totaling 62.82 acres owned by the same group of developers. A seventh lot just west of the other properties totaling 17.26 acres is owned by ADEC Meeting House Way LLC, but has been granted an easement for water, sewer and electric utility access to the other lots.
Meeting House Way, once a two-mile long dirt road, was repaved and widened last winter. Mike Mauro, the commission’s transportation program manager, said at the pre-public hearing review that the development would not cause a significant increase in traffic on the road.
The DRI review is expected to test the muscle of the regional planning commission, which has unique powers to review development but has seen few large subdivision plans since the 1980s and 1990s, when such plans were commonplace.
“Before my time,” said DRI coordinator Paul Foley. “We haven’t had any subdivisions of this size since I started here, which was 15 years ago.”
Comments
Many of us pray the MVC will
A nearby resident EdgartownMany of us pray the MVC will scale down this project to maybe 15 homesites. The proposed size of 34 lots will severely harm the neighborhood forever by increasing traffic, noise, pollution, sewer capacity, water resources, and energy consumption. We hope the MVC will protect us
Do the math. its 1.5 acres
here we go again edgDo the math. its 1.5 acres per house! Island grove is 1/2 acre per house all on septic systems. If this proposal was the same density as Island Grove, then there would be 108 home sites. Oh wait. I forgot, its the typical 'I have mine you can't have yours' attitude that prevails here. I welcome 34 nice sized expensive homes that will contribute to the tax base, most likely by seasonal residents who do not need municipal services such as the schools, and gladly spend lots of money here, greasing the economic wheels that keep our local economy healthy. And for those proponents of affordable housing, this is the sort of economic engine that drives the economy with lots of construction jobs that pays the workers well so they don't need to be asking for housing subsidies.
I think it is time we really
Conservationist Martha’s VineyardI think it is time we really begin to focus on the carbon footprint of the second home on our island, heated all winter while empty and cooled all summer while being used for vacationers. All the while removing the trees that are there and are the only viable “technology” we have for carbon capture. We are digging our own graves if we are not seriously considering the impacts of these developments on the planet. The MVC should seriously regard the carbon footprint of this type of development.
Not sure where the workers
Edgartown resident EdgartownNot sure where the workers building these homes are supposed to live. When they are built how many service people will be needed to maintain,repair, clean, decorate, and improve these houses? Where will these workers live? An affordable housing contribution of less than 500 thousand dollars could maybe buy a vacant lot. Where are the builders for that property supposed to come from? Just asking because I’ve found it increasingly difficult to get any tradesmen to even return a call. The phrase “ can’t take on any new clients “ is ever more common.
Um, Island Grove is a fairly
Island Grover Edgartown MAUm, Island Grove is a fairly diverse neighborhood of comparatively modest homes. The Island Grove community houses teachers, police, retail clerks, house painters, town employees, utility workers, day care providers, nurses and other community workers. We also are proud to count many retirees among us who draw on their varied career experience to contribute to the island through their volunteer efforts. We are also home to houses used for the weekly rental market and seasonal residents. How does this compare to the prospective residents of the new subdivision? I think if the proposed development included market rate housing of a more modest scale, it would be welcomed by the residents of Edgartown.
Do the back of napkin math:
MikeD WTDo the back of napkin math:
$500 sq/ft to build x 6000sf = 3M
Sell them for $4.5M
Assessed value $5-6M
$3.87 x $6m = $23,220 x 32 + $743,040 new taxes for ET
The town of ET probably wants that - and dont care about you, just the $$
Island Grove is on town sewer
WashAbhorred EdgartownIsland Grove is on town sewer and water. With more homes, and the affordable housing project next to this one, it would be important to get shared use paths on Meshacket and Meetinghouse.
We live in Island Grove and
Nearby resident EdgartownWe live in Island Grove and though it is true we mostly have 1.5 acre lots this subdivision was designed 40 years ago. One would hope after 40 years we have evolved and now understand the need for open space and reducing the carbon footprint. I hardly think $2-$3 million dollar homes will benefit the island with the associated traffic or other pollutions. 15 homes would be a reasonable compromise
The developers should provide
islandgirl MVThe developers should provide lots rather than a paltry contribution -- the amount noted wouldn't even cover the cost of what they will charge for their "market rate" houses. Total bad deal for the island -- only good for the developers.
How can you say that when
MDK EdgartownHow can you say that when what I heard was they are following the policy exactly as written and as required and developer didn't set the amount- it is as per Edgartown Affordable housing policy. Don't blame the developer. They bought the land based on the written policy. according to the published information they are setting aside a huge amount of space 65% wow. Also providing protection for sensitive species. Kudos to the those guys. I think it is a little crazy for the builder to set aside that much land but that's great. let them build it. Somebody built your house.
Not quite sure why "lots"
Buddy New HampshireNot quite sure why "lots" would be better than the half million developers are offering. It's my understanding that they are following the law to the letter. If someone is willing to come in and clean up an area that at best an eyesore, why would anyone oppose it?
This is a joke right. They
Dave KatamaThis is a joke right. They are using a low-ball assessment to justify this paltry contribution and you think it's okay? They should be required to offer 20% of the lots for housing for island residents. Why is development for the uber rich getting any support especially when they are trying to skirt their affordable housing obligations with this sleight of hand.
Seems like the same BS pulled at the Field Club where they were supposed to provide lots for affordable housing and then swapped them for cheap lots across Town.
Top of the market. Sell
Market Enthusiast Global MarketsTop of the market. Sell while there are still buyers! Forget the affordable housing component...those drag taxes up. Just take time in approval, use sound judgement according to your mission MVC, and watch as millions in loans get called. Kupersmith redux, and we all know how that ended. BK and a decade and a half until vulture investors finally made a profit and barely met real demand. These off island ski bums need a lesson in island values.
I saw the developers plan two
Mark South BostonI saw the developers plan two years ago and at the last PB meeting and it is a good plan. I met them and their group is actually from Boston. They presented to planning board and they seem to have the professional experience to do it right. Don’t forget your family bought on island years ago and so did my family so don’t slam a good thing. Those buyers will pay taxes on island, not use our schools and the project brings jobs. I don’t like change any more than you but grow up and don’t be such hypocrite and a stick in the mud. They deserve to be treated fairly. It is private land they bought just as you did. It is good for us. They fully meet affordable housing requirements. We should thank them for the contribution they have made to affordable housing. By slowing or denying it only really on hurts us and drives up home prices on island because there are none making it more impossible to have my kids stay on island. We need more housing like this!
Hurt us, I don’t think so,
Conservationist Martha’s VineyardHurt us, I don’t think so, what is hurting us is the further decline in the island way of life, loss of open space, more pressure on water supplies and road infrastructure, excess energy consumption and traffic.. what is hurting us are the misplaced thinking that development equates to well being to the real residents of our island. Developers could care less about that.
Ya, I bought a while ago.
Market Enthusiast Global MarketsYa, I bought a while ago. And I don't feel like diluting the value of my land by looking the other way when some lightweight speculators from off island try a quick buildout like this. I am happy paying our current taxes. I don't need them brought down by more nouveau riche black Mercedes drivers annoying me on my home turf. No manners. They ruin this place. I am not advocating illegal takings here, or any dirty pool by the MVC. I am advocating hard, tough, drawn out action with no quarter given, using all authority vested in the MVC, to make this sort of development a bad investment, and discourage others from big build outs. How about protecting the seven billion in property already here...now that will keep the taxes low! Play by the same rules the people who made this investment money play by. Fair. Tough. Preserves our value and our values.
This is a ridiculous
M EdgartownThis is a ridiculous statement. Ski bums from Boston? Come on I hope you more mature than that and recognize that they are contributing money and effort toward affordable housing exactly as the policy is written.
Bad,bad buyers.
Michael OBBad,bad buyers.
Even worse sellers.
I’m confused. What happened
Roadtotheplains Resident EdgartownI’m confused. What happened to plans for an affordable housing development slated for that area? Did the developers purchase that land and buy out the affordable housing committee? I’d be all for this if it were providing housing for people who live and work here, but discussion of 6300 sq. act. homes is distressing. Affordable housing? Yes. This plan? Not in my backyard.
The Meshacket Affordable
Mark Hess EdgartownThe Meshacket Affordable Housing Project is close to being released for proposal and is still very much a solid plan. The Affordable property abuts the property in question.
It would be nice to see some
Jim Delany New YorkIt would be nice to see some class come this area. When I visit I see run down old homes that are not well taken care of. A 6300 sq ft. home is not huge, I think you are simply jealous you never had the smarts to do this project in the first place. Pass this and lets move on, I for one would like to see the are improve.
Run down? You mean the trees
Conservationist Martha’s VineyardRun down? You mean the trees and forest that are there that will be cleared, Edgartown’s last rural areas are eroding at a rapid clip..this will accelerate that decline.
It would be great if it
Mark Island GroveIt would be great if it happens. But with a wise guy running the commission don't count on it. The land bank will reap millions. But will not contribute a cent to affordable housing.
Mark, in the strictest sense
Nis Kildegaard EdgartownMark, in the strictest sense you are right -- the Land Bank does not directly contribute money to affordable housing efforts on the Island. But over the years, working with local housing agencies, the LB has definitely done more than any non-housing entity to help bring major affordable housing projects to fruition across the Island. I'd refer you to the appendix to the Land Bank's policy on affordable housing, which you can find on its website at http://www.mvlandbank.com/documents/affordablehousing11-2016.pdf.
Among the housing projects on the Island that simply would not exist today without the Land Bank are, among others: seven units off Clam Point Road in West Tisbury; the Tabor House Road (2 lots) project in Chilmark; Morgan Woods in Edgartown (the largest single affordable-housing project in Island history); three affordable housing lots off Takemmy Path in Tisbury; three lots near the roundabout in Oak Bluffs; twenty rental units along State Road in Tisbury -- and, as I mentioned, several others. All this despite the fact that affordable housing is mentioned nowhere in the state charter that created the Land Bank. I think the agency and its commissioners deserve a lot of credit for this.
corrected URL: http://www
Doug Ruskin West Tisburycorrected URL: http://www.mvlandbank.com/documents/LandBankAffordableHousingPolicy.pdf
Thanks Nis
Sick of the lets tar every inch of the Vineyard mentality EdgartownThanks Nis
I think this might be the
Chris Mara EdgartownI think this might be the time to think about house size. 7 bedrooms is a too large. 2-3 bedrooms and a limit of 2500 sq feet.
I agree that 6,00+ sf and 7
Carol ChappaquiddickI agree that 6,00+ sf and 7 bedrooms is too much. I would think the town would limit sizes as do up-island towns
Agree that 7 bedrooms and
Island residentAgree that 7 bedrooms and 6300 sf maximums seem excessive. At least reduce to something like 5 beds and 5000 sf, even better 4 beds 4000 sf.
Are we counting bedrooms now?
stAre we counting bedrooms now? Really? Last I checked this is America. Let them build and stop being the bedroom police. Who cares??>! We need the taxes unless you want your to go up.
What size house do you live
BS Oak BluffsWhat size house do you live in? I assure someone thinks it's excessive.
We love to visit Marthas
Carol Florida, MiamiWe love to visit Marthas Vineyard, especially Edgartown. We have been thinking about buying a home here, but never really found anything quite suitable for us. I believe this is exactly what is needed on this land. A 6300 square foot home is really not large considering the size the of the lots. I certainly hope the MVC approves this project.
Please stay in Florida. We
Dave KatamaPlease stay in Florida. We don't need Katama turning into Miami Beach or Palm Springs
The Commission chooses the
Pat G Edgartown or LBIThe Commission chooses the percentage not the developer but its the developers fault ? Bums want a handout People trying to move up just want a hand! The future homebuyers will probably never have kids in our schools pay a lot more in taxes than most folk but some folks would prefer less of them. This project should bring on-island jobs and improve the economy. If you want to take a strain off the island infrastructure insist on well and septic. Larger lot sizes can certainly support it. Or would you prefer 108 more school age houses eleven of which would be affordable housing but all of the houses going in to the sewer system ? I don't want that in my backyard!
Is the island a better place
TAD ChappyIs the island a better place with 34 new seven bedroom houses? Protecting ancient ways and a moth sound silly but actually go to the core of why we live here. Edgartown will do just fine without the additional tax revenue. Send a message to off-island profiteers both present and future that they should stomp their carbon footprints somewhere else.
ancient paths and moth
sk Edgartownancient paths and moth protection are part of their proposal. Ancient ways are not touched and are preserved in their proposal. Moth area is preserved and protected in their proposal. 64% open space is not insignificant. My family uses those paths also.
My, oh my! Seven bedrooms
Molly O'Brien KatamaMy, oh my! Seven bedrooms plus garage apartments? 6300 sq. feet homes? The island does not need more McMansions. It needs more affordable housing. It also needs more housing for those of us boomers who want to down-size from our 4 bedroom homes to smaller 2 bedroom condos or nice 2 bedroom apartments with elevators and amenities. Why are these types of units not available on the island? That is a missed opportunity for developers. In order to find such housing, seniors are being forced to move off-island.
More big poofy houses for
Kathryn Muir EdgartownMore big poofy houses for part time residents on smaller plots of land. WOW just like Los Angeles or Miami. It also brings to mind something Mr Galley said to me once, people need to start thinking of where the water is going to come from and where its going to go. This non island style subdivision will generate some temporary jobs for people who can't afford to live here while they are working and can't afford to buy the houses they are helping build. Or reducing the small inventory of housing for people who already live here to rent or lease year round. They will come, build and leave with their pockets lined and the island less the island. Now we know who's idea it was to make a freeway out of Meeting House Road in preparation for their future building site. This is shorter gain for another nail in the coffin of quality of life.
Hurray!
Sick of the let’s tar every inch of the Vineyard mentality EdgartownHurray!
Wow this plan is extremely
MDE EdgartownWow this plan is extremely low density and is good for Edgartown. It should be approved. We should ask this land owner to build more homes up to 108 lots which is totally allowed in the zoning. That means more affordable housing funds as well. Now that would be novel idea to have actually get more lots and walk the walk on affordable housing. Not in my backyard people are completely insincere and selfish about only what they want. Oh ya and selfish people always want others to pay for everything with their hand out and always want something for nothing.
108 lots might better to solve the housing needs. We would be better off with more homes. Maybe not 108 but 80 or 90 would be good for our community. That would be good for our community. You need more people on the commission that are sincere in allowing housing like this and providing more housing and not opposing every development and shutting down or limiting everything they see. We need quality development and it appears this project is indeed a quality project. MVC has a terrible reputation as being notoriously standoffish towards development, selfish, self serving, caters to a few small groups and really is anti democratic. MVC are not housing czars. I want better representation on the MVC. Vote in better commissioners who actually know what they are doing and stop making uniformed decisions and doing the things that hurt us rather than help us. Squeezing developers only squeezes us - my children. How do you make a living? More homes would mean more affordable housing funds as well. We cant fix our housing problem on the back of one project and you only exasperates the problem by denying housing projects such as this. Wrong direction MVC wakeup! We need it.
Approve it! Give them 75 -80 lots. Hell they own it not the commission or the naysayers.
If you dont allow more projects and homes like this our taxes will go up and we will pay more. Spread the burden allow more homes. Projects like this pay more taxes and use very few services.
"Limited to 6,300 square feet
Thomas Bena Chilmark"Limited to 6,300 square feet", that is hardly a limit. And then a guest house on top of that. I hope that the MVC and Edgartown voters will place some reasonable limits to this development.
There are no guest houses
Bill Oak BluffsThere are no guest houses allowed in this subdivision proposal. So get your facts straight. 6300 SF is a max. I'm sure most homes will be far under that but it is a reasonable upper end number as a max. There are plenty of homes on island that are 6300 SF. Maybe you dont live in one but others do and have the right to. 6300 sf is not unreasonable. Slightly smaller such 5500 sf is ok also but let them build what they want. New homes are far more efficient on energy consumption with includes much more insulation, double or triple thick windows, 98% efficient furnaces or boilers for infloor heating and well as shading and energy efficient materials. If in fact a 6300 sf house was built it would use 1/4 of the energy of what any of the far smaller homes use on island. Better fixtures for lede water use, energy efficent LED lighting using 1/10th the energy any existing older home uses. As a builder on island I want to see these kinds of projects approved. My workers make good money building hi efficiency new homes like this and this type of a buildout will take 5 years anyway.
This is probably 5 year of work for the building trades on island. That is fantastic! 34 home is not that big. You can only sell 8 homew per year per Town code anyway. My island building company and other builders on island support this project and others like it. Custom homes keep us alive. There are very few smaller homes being built on island that sustain us. Approve it. This seems to be a well thought out good project. Architects, engineers, suppliers, trades should all support this project and do. Approve it and let's move it along. This is our livelihood. This economy is not going to be this hot for much longer. It will slow down and already is. We will need this work. I have bills to pay like everyone does and I have employees to keep employed and this is there livelihood. Approve it.
BJ
This idea of "real" residents
Carol EdgartownThis idea of "real" residents is sort of nonsensical. People move around, travel, even go off-Island at times. What if you wanted to rent an apartment in Boston because you liked going to Red Sox games? but were deemed not a "real" Bostonian so had to deal with ignorance and anger? Grow up. I would like to see some of this energy used to upgrade poorly maintained septic systems and oil tanks that leak.
This would be a M I S T A K E
Adrienne off islandThis would be a M I S T A K E.
Many looming unintended consequences here.
Take a breath. Step back. Do some more homework. Take time. Think.
This is how a place turns into a different place.
Choice by choice, profit by profit.
Desperate grasping is always regrettable.
Roughly one third of the
BS Oak BluffsRoughly one third of the island is built out, another third is in conservation and the last third is land that can be developed. This last third is what islanders at their various town meetings have decided by a two thirds majority should be built upon. Edgartown residents have voted at town meetings in the past that this area can accommodate over one hundred homes. This is in essence is a very modest project.
This place is already a
Sick of the let’s tar every inch if the Vineyard mentality EdgartownThis place is already a completely different place than it was even five years ago. One example: The amount of vehicle traffic on the West Tisbury Road at 5 pm on any Tuesday in January of 2018 was 10 times higher than than the same period in 2013
I grew up on the Vineyard and
Feeling stuck between a rock and a hard place Up IslandI grew up on the Vineyard and I work full time in public safety. It is a dream of mine to own a house in the place that I have called home my entire life. When I started to read this article I got excited with the possibility that there are going to be lots available. My question is this: what is considered "affordable housing". After many years of research and many dead ends, I have found that affordable housing applies to one part of our island community (the lower income families). I appreciate the affordable housing project and what they do for those families, but I am never eligible because I make too much money and do not fit into their requirements. I am disheartened because there seems to be no help for the middle class. Speaking with many Fire, Police, EMS, Nurses, and teachers we have all concluded that generally we all make too much money in our professions to qualify for "affordable housing" but we definitely do not make enough money to purchase a $600,000+ home (without needing to work two extra jobs) and/or ending up mortgage poor. Where do myself and people in similar situations go from here? I look forward to seeing developments.
I'm all for this project and
Jim Delany New YorkI'm all for this project and hope it passes. I come to area twice a year and am sick and tired of looking at all the rundown, dilapidated homes and lots. Marthas vineyard can and must do better. Enough with all the jealousy and hate on this.
problem is, the 'rundown,
bobproblem is, the 'rundown, dilapidated homes' are selling for more than the average person can afford. are the people in the multi-million dollar homes going to work in the shops and provide the services you expect when you come? doubtful
and no, just because someone doesn't want the same thing as you doesn't make them 'jealous'
The people that are willing
taxpayer EdgThe people that are willing to spend the money for multi million dollar homes that keep the island economy going are not interested in living next to some dilapated rundown home that looks like a private junkyard. Drive down the Edg VH rd and its disgraceful how there is no enforcement of the bylaws. How many junk cars, unusable boats and trailers litter some of theses properties. If the shop owners cant get help, the cheapskates should pay a fair wage with their huge profits they make. And as far as 'services' you can always find someone willing to gouge you here to cut your grass or paint your house at wages that far exceed the norm. AND PS... its cheaper to live here than NYC where the price of a starter home exceeds that of MV, and the wages do need begin to approach the excessive prices here for services.
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