Opponents Urge MVC to Reject Meeting House Subdivision

Noah Asimow Saturday, August 24 2019 - 6:44am

<p>Even with a significantly redesigned plan, the public turned out in force again to oppose a 28-lot subdivision off Meeting House Way in Edgartown at a packed public hearing Thursday night.</p>

Even with a significantly redesigned plan, the public turned out in force again to oppose a 29-lot subdivision off Meeting House Way in Edgartown at a packed public hearing Thursday night.

Opponents sounded a similar refrain as they have since the project came before the Martha’s Vineyard Commission earlier this winter, expressing concerns about growth and development on the Island.

“We’ve been furiously building up the Island for the last 50 years,” Jim Athearn, owner of Morning Glory Farm in Edgartown told the commission. “So when do we stop?”

A public hearing first opened in January on the plan for a 34-lot subdivision on a 54-acre parcel of land tucked between Meeting House and Meshacket Roads.

The developers are Douglas K. Anderson and Richard G. Matthews. The first plan had proposed parcels ranging between one and 2.6 acres with a maximum home size of 6,300 square feet and seven bedrooms. The homes would have been arranged in three clusters, with entrances off Division and Meshacket Roads.

But after vocal opponents packed public hearings this winter, the commission took the rare step of holding a mid-public hearing land use planning meeting to discuss the feasibility of the plan. The applicant agreed to go back to the drawing board amid concerns about affordable housing contributions, nitrogen, traffic and the use of open space.

“Literally outside in the parking lot the two applicants talked about it, and we said this is something that really needs more work,” project engineer Doug Hoehn told the commission Thursday, sitting alongside attorney Sean Murphy. “So we discussed parameters about what could be changed. They said, you guys redesign this. It’s more our plan than theirs now . . . we came up with basically what you see.”

The new plan has 29 lots ranging from half to three-quarter-acre acre parcels, 28 of them for market rate housing. The last lot would be divided into 10 townhouses for first-time homebuyers or “empty nesters.” The townhouses would cost $579,000 and only be available to qualified buyers who have spent either five years (for first-time homebuyers) or 15 years (for empty nesters) on the Island. The new plan includes more contiguous open space and almost entirely protects habitat for the rare imperial moth on the eastern side of the property.

Although the subdivision would be connected to town sewer, road clearing for construction would put the plan over the commission’s nitrogen loading limit for an impaired watershed (Edgartown Great Pond). The applicants have proposed connecting 12 homes on neighboring Hotchkiss Lane to the town sewer as remediation.

The developers are also offering a $1.1 million affordable housing contribution, about $500,000 of which will be paid to the Edgartown affordable housing committee upon receipt of all the permits. Another $22,000 would be paid for every lot sold and a one per cent transaction fee for future sales would go to the Dukes County Affordable Housing Committee.

In testimony Thursday, half a dozen Islanders expressed issues with the development despite the changes.

“I appreciate all the effort they have made to meet all the commission’s recommendations,” said Jeff Agnoli. “But clearly this is a pig’s ear that is not going to turn into a silk purse . . . This should be conservation land. It connects with other conservation land and goes all the way into the heart of Edgartown.”

Mr. Agnoli, a retired high school English teacher, urged the commission to reject the project despite the substantial affordable housing contribution.

“The detriments of this project to the environment, to the community, to the future, dwarf the benefits to a few people who already have homes,” Mr. Agnoli said. “You have a once-in-a-generation chance with this particular project to make a stand for this Island.”

Others questioned how covenants in the leases, such as a requirement to use solar arrays, build Energy Star 3.1-rated homes, and a 25-year deed restriction for the townhouses that prevent rentals or resale, would be enforced. Still others expressed fears about increased traffic from the development. The applicants plan to pave Division Road, a small connector that would serve as the subdivision’s three entry and exit points.

“What you will be allowing is the suburbanization of Martha’s Vineyard, particularly of Edgartown,” said Saul Greenfield. “It’s very unpleasant here to be on the road . . . I have more luck finding a parking spot in Manhattan than Edgartown.”

Emily Reddington, a biologist and executive director of the Great Pond Foundation, expressed concerns about the town’s threatened watershed. She said the pond has experienced algal blooms over the past two years after a decade of improving health.

“We’re already at the tipping point for this pond,” Ms. Reddington said. “Not only are we concerned about development in the watershed but we need to reduce what’s already there.”

Mr. Murphy and Mr. Hoehn answered questions from commissioners and the public. They emphasized green energy, how the nitrogen plan would be within the commission’s limit if they put the Hotchkiss Lane homes on town sewer, and talked about how the applicant’s affordable housing contribution is significantly higher than the commission’s recommended number.

After public testimony, a few commissioners expressed their own quandaries with the project. Commissioner Josh Goldstein asked if the land bank was interested in buying any part of the deed-restricted property. Mr. Murphy replied that the applicant had reached out, but that the land bank had no expressed interest.

“I don’t know how to balance the developers right to build something versus my high school English teacher’s opinion,” Mr. Goldstein said, referring to Mr. Agnoli’s testimony.

The hearing was closed. Deliberations and a vote are set for mid-September.

Comments

All this concern about

WashAbhorred Edgartown

All this concern about nitrogen, but what about all if the homes in Island Grove that were mandated to be on town sewer that haven't done it yet?
Not a peep about the town or MVC plans to enforce that law.

In case you're weren't aware,

Joe S Katama

In case you're weren't aware, the MVC was set-up because of projects like Island Grove to prevent the island from becoming the next Long Island.

Well said, Mr. Goldstein. My

Mack and the boys Edgartown

Well said, Mr. Goldstein. My opinion is you go with the English teacher. Every time.

Keep up the good fight, everyone.

Saw some of the whiners

charlie callahan so boston/edgartown

Saw some of the whiners opposing this who already have their McMansions that should never have been allowed to be built, objecting to this little development. Marthas Vineyard is already suburbanized. Some of those are objecting to it and is's called NIMBY

I do find it interesting that

Bob Edgartown

I do find it interesting that many of the critics of the project live in sub divisions. It is a fight that has been going for years, I moved here now no more houses. You should mention the 54 acre parcel of land is half acre zoning. Only putting in 29 lots and leaving over 31 acres not only protected conservation land but for the most part untouched as well. This is a good deal for the Edgartown Tax payer as we need the revenue, a good deal for conservation, a great deal for affordable housing and a win all the way around.

Bob, I live in a subdivision.

Bob, I live in a subdivision. I am not against development. I think we can improve on it. I would like to see more condos like the ones in Meetinghouse Village. Perfect for empty nesters, workers and most importantly, people who want to downsize from their large home into something more manageable and with services available. Think Morgan Woods, but with owners and the pride of ownership that goes along with it. Throw in several super-size luxury condos and a few private homes and make amenities and services available to all. It is a formula that works. Successful examples on island include Hidden Cove, Sengekontacket, and Tashmoo Woods. It is not as easy as casting down lot lines and waiting for the cash to come in, but it is workable and sustainable. The economies of scale will be enjoyed long after build out is complete. Imagine one trash service, one lawn service, one pool, one really nice pool. All the perimeters are much easier to enforce if services are centralized.

Will the MVC make a stand

Dean Rosenthal Edgartown

Will the MVC make a stand against the greedheads from off-island who continue to pave over paradise? Don’t hold your breath, I feel like we’ve seen this move before. Please, stop the madness. Look at what we’ve become. It’s time to start saying “no”. To the MVC: you will be remembered for your votes on projects like these, for as long as the island flourishes. Pick your side.

We are part of america so

Mark Island Grove Edgartown

We are part of america so property rights apply I welcome the new subdivision in my backyard. And what is with postcards put out by members of the land bank telling people to vote against the subdivision. Where is the town of edgartown on this issue. A former president can buy a mansion near the proposed subdivision and that is ok. Mr morning Glory can charge outrageous prices for food and that is ok. But building houses is not ok.

Im off the Edgartown Vineyard

Ken Edg.

Im off the Edgartown Vineyard Haven road when can I hook up to the Towns sewer system?

I am hoping the sewer line

Marie

I am hoping the sewer line picks up houses off Herring Creek.

If there is going to be a

gina Menemsha /nyc

If there is going to be a future for MVY attractiveness , it will have to be sustainable. Which means there's precious limited natural resources. i.e. water or intangible .. Did any part of the recent Gazette traffic study sink in ?? The scale of this sub division can literally shape the MVY future as when to say when .. or reaping the benefits of economic development attractiveness more important ??

When Edgartown is just filled

Shane Edgartown

When Edgartown is just filled with Ahearn Gambrels and nitrogen soaked green lawns and it feels like Long Island threw up all over MV. When the traffic at the triangle goes back to Anthiers and we have no more bay scallops. Maybe then........Maybe. Building denser will not alleviate the housing problem, changing zoning regs to stop more McMansions and massive residential homes that are 5 times the size of any commercial structure in this town. Just as the federal reserve raises interest rates to keep the a growing economy in check, town official need to put a check on the Hamptonization of Edgartown.

Also, tax revenue is not a justified argument here, Edgartown already has the 4th lowest taxes in the state behind Chilmark, Hancock, and Nantucket.

in the end, it will be the

mike edgartown

in the end, it will be the endangered, invisible moth, that sinks all outsiders wanting to make a buck.....

Its 54 acres, and the owner

here we go again edg

Its 54 acres, and the owner is within his rights to build 108 homes. The sewer plant is paid for by Edgartown taxpayers and should serve Edgartown taxpayers. Effluent from seasonal homes is a LOT LESS than the CONCENTRATED septage the plant accepts from OTHER towns on a daily year round basis (at the same price charged to Edgartown taxpayers who need a pump out). Stop accepting this waste and the plant has plenty of capacity to serve the Edgartown taxpayers who PAY for the plant. Let them deal with their own waste instead of contributing nitrogen to Edgartown. I had to laugh that the 'farmer' speaking against this development has contributed more to traffic congestion with his 'farm stand' than any development would.

Not to mention the quantity

And again MV

Not to mention the quantity of nitrogen that needs to be applied in order to grow all those veggies.

It’s interesting to me that

John Aldeborgh Edgartown

It’s interesting to me that in this Liberal bastion that open borders are desirable yet we want to keep more people out of my neighborhood. Housing prices on the island are high because of a lack of supply, that’s economics 101. The demand isn’t going away, that’s why the developers purchased the property. The notion that building will stop or that it can somehow be reversed is both naive and selfish. The developers have their rights and seem to be making a sincere effort to understand the wishes of the MVC, that attitude should be appreciated by the community.

John, I wish the MVC would

John, I wish the MVC would encourage the developers to take a long-view approach and develop a neighborhood that will have some high end units as well as clusters of more moderate units with centralized management and services for all units. I think one great pool is preferable to 27 individual pools and workers (if they can be found) coming and going to build and maintain 27 individual properties. The developers are clearly living in a bubble- they propose unbuilt $579000 1000 SF units with restrictions as "below market rate" Well I know of two people who paid far less for condos in the Same Area off Meetinghouse with 20% more space, amenities, reasonable condo fees, and a lovely heated pool, all with little to no restrictions. If they want to flood the market to sell quickly and increase supply, offer at market units for 550,000 to 750,000, a few for affordable housing, and several luxury units for higher prices and a select FEW individual luxury homes with private pools. Should make everyone happy, no?

I live in SF most of the year

john parker willis vineyard haven

I live in SF most of the year. The affordable housing component proposed is very meager compared to what is required in SF.

Not sure where SF is but I

Bob Edgartown

Not sure where SF is but I will tell you here on Martha's Vineyard this is the largest affordable housing offer ever proposed by a developer on the Island. No other project even comes close to what this group is offering. And the new concept by adding the 1% fee to any future sales is huge!!! That fee is in perpetuity.

I hope the MVC will vote no.

Thomas Bena Chilmark

I hope the MVC will vote no. There is no downside to setting reasonable limits but as we are seeing island wide, there are many downsides to unfettered development.

NOT in my freaking back yard!

KenOB Oak Bluffs

NOT in my freaking back yard!!!

I like this project

William Edg

I like this project especially the ten townhouse units for first time or empty nest purchasers. There is nothing in the $400,000 to $600,00 range which is what islanders with good jobs or successful small businesses can afford. I would encourage the developer to add more townhouses in that price range.

For the nay sayers: Property owners have rights to build within zoning regulations. If you don't want someone to build on it then buy it. If you can't afford it then encourage the Land Bank to buy it. If I were the owner I would put all 100 townhouses allowable by zoning in a few clusters and price them $400k to $600k depending on number of bedrooms. If the average price were $500k it would be a $50 million dollar deal. They would all most likely sell before finishing construction. That, is how badly housing is needed in this price range. However, I don't own it and I think that the developer has as good of a plan as it can be with the developer being able to make a profit.

Where else on this income

Jennie Colby Edgartown

Where else on this income inequality island are you seeing anyone else build 10 affordable homes? And the proposed “market” houses are far from McMansions. The “I’ve got mine, tough luck to everyone else” attitude is so wrong.

The townhouses are NOT

The townhouses are NOT affordable homes. They are ABOVE market rate for the area.

So -- simple question -- does

Schools Out Oak Bluffs

So -- simple question -- does the MVC have a vision for supporting affordable housing or is it just a gauntlet for every developer to get beaten as they run through it? What more can be asked of this development to support affordable housing????

This development is bad for

Scott Edgartown

This development is bad for the environment. Period. The increased nitrogen will create toxic algal blooms in the Edgartown pond. Those same toxic algal blooms have killed dogs and made children sick elsewhere in the country. We can’t let that happen on Martha’s Vineyard.

And while it’s a nice gesture to donate money to the affordable housing committee, the donations are minuscule compared to the profits the developers stand to gain. If the developers really cared about affordable housing for full time residents, they would build some of their own. (And, no I don’t consider a 600k townhouse affordable housing.)

Personally, I think there is

Marie Edgartown

Personally, I think there is a need in edgartown to get existing houses on sewerage before we start building new subdivision. Take a look at all the homes that are close to the water in Katama/Edgartown and get them hooked up. Edgartown has had moratorium on housing before and should continue. It would be different if we were on the main land. We must control and preserve. The affordable housing trick is getting old. We saw that with the field club. Did we really think they would put affordable housing in their neighborhood? It’s all interesting especially the morning glory comment. Again, let’s not offer town sewers to anyone new until we have taken care of existing, other wise we are kicking the can for the next generation.

Residents on Hotchkiss Lane

Joe S. Katama

Residents on Hotchkiss Lane asked for sewer connections last year and were told no. Now all of a sudden they are being given sewer in exchange for approval of a massive subdivision? Something's wrong with this picture.

Cry me a river for the

Rachel Edgartown

Cry me a river for the millionaires who don’t get to have a second/vacation home on this proposed development. Calling this NIMBYism is only a sympathetic cry if the proposed development provides value to the community. Anti NIMBY types should only support this project if it truly provides affordable housing—not a few $600k town homes, a price way above market rate. MV should only allow responsible development that doesn’t come at the expense of the island’s diminishing natural resources.

Isn't it a conflict of