Plans to transform the former Santander Bank property on Main street Vineyard Haven into a mixed-use condominium and commercial development are now before the MVC.
Plans to transform the turn-of-the-century former Santander Bank property on Main street Vineyard Haven into a mixed-use condominium and commercial development are now before town boards and the Martha’s Vineyard Commission.
In an interview Monday, Island architect and businessman Reid (Sam) Dunn confirmed that he has the bank property under contract for purchase.
One of Vineyard Haven’s best-known downtown landmarks, the fieldstone bank at 75 Main street has been vacant since 2017, when Santander Bank closed its main branch there after replacing the Spanish-style terra cotta tile roof with asphalt shingles the previous year, which touched off a public outcry and litigation over the change.
In 2019 the bank replaced the shingles with new terra cotta tiles, as required by the Martha’s Vineyard Commission.
The property includes at least two parcels, which when combined total a little more than one acre according to land records, stretching from Main street to the harbor next to the Steamship Authority terminal. The bank property also has frontage on Union street.
Early rendering that appears on MVC website shows proposed condominium complex. The drawings have since been changed significantly, according to architect/developer Sam Dunn, although no new rendering is available yet.
Early rendering that appears on MVC website shows proposed condominium complex. The drawings have since been changed significantly, according to architect/developer Sam Dunn, although no new rendering is available yet.
The properties were previously listed by Santander for $4 million.
Renderings submitted to the commission this fall show plans to build five townhouses around a residential courtyard, styled after the stone and terra cotta bank aesthetic, as well as an additional two townhouses near the harbor. The courtyard would be bookended by the former bank and its drive-through, which would retain the commercial use on the first floors, according to Mr. Dunn.
The development would have 11 condominium units, each approximately 1,200 square feet and marketed between $500,000 and $1 million, Mr. Dunn said. While some would have views of the harbor, most would face the courtyard. One of the units is proposed to be deed-restricted affordable housing, according to site plans.
“The demographic is the empty nester,” Mr. Dunn said.
Early drawings included a swimming pool, which has since been scrapped after an opinion from Tisbury town counsel found it wouldn’t conform to zoning guidelines.
The project was referred to the commission by the town of Tisbury in the fall as a modification to a previous development of regional impact.
In a project narrative submitted to the commission in December, developers wrote that the property, while zoned for the town business district, would be better utilized as a mixed-use development because it has little street visibility. Mr. Dunn expounded on that belief.
“This is an unusual piece of property: it’s like the tip of the iceberg,” he said. “There are various buildings in various states of disrepair that don’t seem to work for commercial use.”
Land records show that the property currently has at least two large buildings, including the 5,000-square-foot former bank building and a 2,800-square-foot annex that housed the bank drive through.
The bank has a rich history and was designed by Boston architect J. Williams Beal and built on the former site of the Crocker Harness Factory. Owen Park namesake and recording industry pioneer William Barry Owen financed the construction.
Tisbury had the two parts of the property assessed at $2.52 million for the main bank, built in 1905 and $1.16 million for the outbuilding that dates from 1910.
Mr. Dunn’s plan says the new townhouses would be built through a combination of “selective demolition, renovation, alteration, and additions.”
Ten of the current 35 parking spots would be eliminated to create the courtyard. A series of public pathways would allow access to Main street from the ferry terminal.
The project got a signoff from the Tisbury wastewater commission in September to expand the building’s 904-gallon-per day flow by another 1,076 gallons per day, according to town documents. The added wastewater flow would accommodate retail commercial use and the proposed 18 bedrooms on the property.
Mr. Dunn, who designed and built the Tisbury Marketplace, and owns and designed the Barn, Bowl and Bistro in Oak Bluffs, also has a proposal in the works to develop the former Hinckley’s Hardware site on Beach Road into a mixed use, 50-unit 40B housing project with 5,500 square feet of commercial space. The project was referred to the commission in early 2020 but has since been stalled.
Mr. Dunn said on Monday that project was in a “holding pattern” as developers dealt with engineering issues.
As for the project at the former bank site, Mr. Dunn said he has met multiple times with the commission.
No public hearing has been scheduled yet, but Mr. Dunn said he expected review to begin sometime in March.
The rendering of the proposed project that appears on the MVC website is an early version of the plan and has since been changed, according to Mr. Dunn. A new rendering was not immediately available.
Comments
So glad to hear that this
Guinevere Oak BluffsSo glad to hear that this building will be in use again. However, I feel like the new addition should be more in line with the look and feel of the surrounding buildings - cedar shingles, etc.
Rendering makes it look like
Mark EdgartownRendering makes it look like a condo complex in Florida, try again...
Your rendering shows a view
Christine VHYour rendering shows a view that is outdated, there has been a public meeting and the newer drawings are much more attractive than pictured.
Great project! Assuming most
John ChappaquiddickGreat project! Assuming most units are bought by seasonal residents, would love to see at least 2 units reserved for affordable housing. A great way to maintain energy on main st. year round.
Hate to say it but the
Building snobHate to say it but the mediterranean style seems out of place for the visual landscape of downtown Vineyard Haven. The bank is a charming outlier, stone and terracotta. Lifting just the terracotta element looks tacky like a faux Spanish mansion in Los Angeles. If you want to reference the bank's architecture, bring the strange stonework too. My 2cents.
No.
Island ParentNo.
Before the beautiful building
Lost poetBefore the beautiful building is carved up,please open it to the public. Let us go into the grand lobby, meeting room overlooking the harbor, Marvel at the woodwork, all the banking accouterments. Hope the interior is well documented , photographed.
Bank Buildings of this size
Rich Vineyard HavenBank Buildings of this size are obsolete. I'm glad a developer found a way to usefully bring this property forward. Now, let's hope Tisbury doesn't screw this up. as it's done with every project.
I’m sure Mr, Dunn likes
Islander MVI’m sure Mr, Dunn likes projects and making money, but he’s done “so much” already - are we ready for another Dunn project and is it necessary? I guess it’s better than buying up beautiful land and building ugly mega mansions for the .001 percent. We could use 2 affordable housing units out of this if it must go through.
The beginning of the end of
KarenThe beginning of the end of the beautiful Martha's Vineyard as we know it.
Condos, business chains, traffic lights here we come.
Wow, what a dramatic leap.
T Bone Oak BluffsWow, what a dramatic leap.
This is brilliant and can be
Anne Vineyard HavenThis is brilliant and can be an important element in boosting Main Street’s vitality.
Bravo for Dunn, who knows the island and is sensitive to its aesthetic.
I really wished the bank
Gabrielle West TisburyI really wished the bank could be repurposed.I generally like Dunn's work, though I wonder if putting condos here is appropriate...
I love this and support it..
Jim NYI love this and support it..
Are you kidding me? Way to
Diane VHAre you kidding me? Way to mess up the charm of VH! Please go away.
Sign me up for one of those
Jim ChappySign me up for one of those units! Would love to see the beauty of Vineyard Haven recaptured as a town to live in vs a random strip of commercial activity.....
Really? The proposed design
Gabe Vineyard HavenReally? The proposed design looks like a La Quinta Inn.
Bravo to the developer for
Ruralguy edgartownBravo to the developer for repurposing an unused building, and bringing new vitality to Main Street. Hopefully the Town leaders will do their job, require a complete redesign so that it fits in with the rest of the Vineyard, and once that is completed, approve it. The current design is butt-ugly and belongs more in the less attractive area of Los Angeles than on this island.
The plans for the new
Tracy Vineyard HavenThe plans for the new building are ugly. Surely they could make the design fit in better with the aesthetic of the town.
Exciting ideas. Affordable
Lisa Herrick AquinnahExciting ideas. Affordable housing as part of this is essential. Creating a design that is congruent with the rest of VH is too.
As Island Parent said, no.
Meg VHAs Island Parent said, no.
The bank is an island
Carol PennsylvaniaThe bank is an island treasure. Leave it alone and repurpose for community use. I go to the Vineyard to be on the Vineyard, not to be in Florida or LA. Condos in very poor taste and should not be built. Keep perspective for once don't make this about the amount of money that can be made!
I agree.
Martha MageeI agree.
I am wondering about sea
Anna Alley West TisburyI am wondering about sea level risings due to climate change. Needs to be part of the discussion if housing is to be included. Also, affordable housing issues should be addressed as part of permission.
I’m glad the building is
Bruce MacNelly West TisI’m glad the building is being preserved. I hope the new plans for the main structure will preserve the lobby off Main Street, with its lovely domed ceiling.
I remember going into this
Katherine Scott TisburyI remember going into this bank in the earl fifties with my mother and waiting as she took care of her bank tasks standing at the thick glass counters. The enormous steel door of the safe would be open during business hours---very mysterious and impressive. Occasionally she would sit down for a talk with I think it was Bill Honey. @@
I also count myself a "building snob" (!),but the stonework is not really "strange"---you can see it in numerous buildings, stone walls (cemetery; William Street; East Chop) and retaining walls, driveway pillars (on the right toward West Chop), the Stone Church, the Stone Building in OB where the MVC currently has its headquarters, etc. I think the technical term might be "ballast stone" work, as originally the stones that were used arrived here as ballast in sailing vessels. I think it was mainly Portuguese immigrants who brought this aesthetic and technique to the Vineyard and southeastern Mass. generally. Thus it is a local style. I think the journal Spritsail had an article a few decades ago about the use of ballast stones for constructing various features in southeastern Mass. Sorry to be hazy on this. Probably the MV Museum can supply more info. The combo with the Spanish roof tiles was interesting . . . @@
This development looks to me like a pretty good idea: "densify" residence in already developed areas of town. I would hope that parking would be limited to one vehicle per unit.@@ I would also hope that the ballast stone theme could be carried through in the design of the grounds and maybe the buildings. Just look around VH, OB, and East Chop for inspiration for ways to integrate this style of stonework. There are people here who know how to do this; I have seen them doing repairs on some of the ballast stone walls on William Street.
Thank you Katherine for the
Building snobThank you Katherine for the insight and new terminology: ballast stones. The more you know. I'm going to have to check out the other ballast stone buildings of Martha's Vineyard.
My whole family is and still
Sheryl White Eglinas Gainesville FloridaMy whole family is and still lives on Island. This property could be built to fit in with the quaint look of MV and the bank building should be part of that look anything else should be turned down. Back to drawing board.
Massive margins on this
BMassive margins on this project. Eleven $500,000 units and "one" will be affordable? Million dollar condos for "empty nesters" is a place called Florida, not downtown VH.
There are empty-nesters who
Katherine Scott TisburyThere are empty-nesters who want to live on MV or even already live here. Isn't it good for Tisbury if they contribute to the tax base? And they can walk to their homes from the ferry so not contributing to Five Corners congestion? It would of course be nice if the main building could retain good interior features and be open to the public at certain times or for certain events. I can picture a small performance space for chamber music!!
We're in the process of
D VHWe're in the process of downsizing here. And don't want to move to Florida. This is a perfect solution for keeping us on the island as we age with grace. As my dad used to say -- all of his retired friends who moved to Florida died. I'm perfectly happy keeping my latter years here, my island home.
The fact that the original
Sam C EdgartownThe fact that the original architecture was a tile roof was whimsical in NE. Maybe that was the purpose?? Let think Warm in the winter. Plus it lasted. Years!!! I’m looking forward to condos with tile roofs!! Yes we r moving on and saving history. And leave time for public to see the inside!!! Well done Sam!!
The Vineyard is fortunate to
Jane Chittick EdgartownThe Vineyard is fortunate to have such a beautiful example of J. Williams Beal (1855-1919). He trained at MIT and worked for the renowned architectural firm of McKim, Mead & White in Boston before establishing his own firm. He designed many public spaces and churches, as well as private residences throughout New England.
Adaptive reuse can be successful IF - and only IF - the original architectural gem(the original bank building and roof) is retained in its entirety.
The Vineyard is fortunate to
Jane Chittick EdgartownThe Vineyard is fortunate to have such a beautiful example of J. Williams Beal (1855-1919). He trained at MIT and worked for the renowned architectural firm of McKim, Mead & White in Boston before establishing his own firm. He designed many public spaces and churches, as well as private residences throughout New England.
Adaptive reuse can be successful IF - and only IF - the original architectural gem(the original bank building and roof) is retained in its entirety.
Great. Destroy an historic
Martha MageeGreat. Destroy an historic building and more housing for rich people. Way to go.
500k to 1 mil. That won't
Mary VH500k to 1 mil. That won't take even a bubble out of the housing crisis. How good would this have been if someone, anyone bought it and made affordable apartments like down the street next to stop and shop. This solves zero sorry.
Developers won't focus on
Mark EdgartownDevelopers won't focus on affordable housing because they will make multiples more on higher end housing.
Tisbury local government is
D VHTisbury local government is dysfunctional. Do you truly believe they would approve more affordable housing at that former bank? It's laughable. This town can't build a school for its kids nor let Stop & Shop improve its store. One affordable unit is better than none, and it's being advanced by private developers, not a dysfunctional government. You want a bigger affordable project? Then vote in new leadership.
As Tisbury faces yet another
Anna V Cotton Vineyard HavenAs Tisbury faces yet another vote to create a safe, habitable school for our Town's children I am in favor of any project that raises tax revenue. Would like to see the updated rendering.
I think we need a traffic
Tim VHI think we need a traffic study... to see the impact on busy Main St and SSA proximity.
Sad on so many levels. First,
MV CHARM VHSad on so many levels.I am crushed. First, couldn't this space be purchased by the IHT for true affordable housing v. rich people's housing? Or be purchased for a public use like an east coast version of an African American History (off New England) museum and arts/performance center? Second, it's an insult to say that it's a bonus for only one of eleven units to be deemed affordable. Lastly, the very idea of any kind of condos replacing such a unique piece of Main Street VH history is a travesty. We are losing our preservation lens and grip on the historic beauty that is this island. Can we start a petition?
As an abutter I am thrilled
sue VINEYARD HAVENAs an abutter I am thrilled with the mixed use proposal, it will be an asset for the downtown business district. As this project goes through the long permitting process we will see pleasing visual modifications.
Not too long ago, I heard an
Molly West TisburyNot too long ago, I heard an Island musician (sadly I can't remember who!) declare that this bank has the best acoustics of any building on the Island. I can't speak for the veracity of that statement but always remembered it. If true, would be a shame to tear it down.
everyone seems to be
steve Aquinnaheveryone seems to be overlooking the TWO units by the harbor. Dunn is using condo purchases to build two
units on the water...probably worth more than entire project.
I’m a 59 year summer resident
Nancy Street New Rochelle NYI’m a 59 year summer resident of the island. I know change is inevitable and the island is dramatically different from its glory days, but this is just a terrible idea. That area is congested and crowded already. Putting a blocky condo development in the center of town would entirely change it’s character. I don’t have a vote on this but I hope the town says NO.
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