The Martha’s Vineyard Commission denied a major expansion plan for the Hob Knob Inn, offering a narrow rebuke of what commissioners called creeping commercial development.
In a dramatic 7-5 vote, the Martha’s Vineyard Commission denied a major expansion plan for the Hob Knob Inn Thursday night, after more than a year of hearings and review, offering a narrow but clear rebuke of what commissioners called creeping commercial development surrounding Edgartown’s Main street.
The Thursday vote, which went late into the night after commissioners spent more than two hours grappling with a flurry of project conditions, marked a tough, surprise denial from the powerful regional oversight agency, which often places stringent conditions on projects but rarely rejects them outright.
“I’m not opposed to the expansion of this project,” commissioner Christine Todd said when it came time for a vote. “But what I think is being proposed is excessive, considering the neighborhood.”
The vote followed long discussion, with commissioners Christina Brown, Fred Hancock, Michael Kim, Ben Robinson, Linda Sibley, Ernie Thomas and Ms. Todd in the majority, voting against the plan. Commissioners Clarence (Trip) Barnes, 3rd, Kathy Newman, Doug Sederholm, Jim Vercruysse and Joan Malkin voted in favor.
Four current commissioners — Ted Rosbeck, Brian Packish, Jeff Agnoli and Jay Grossman — could not vote on the project because they only recently joined the commission. A fifth commissioner, Josh Goldstein, did not attend enough public hearings to vote.
Billed by the hotel as a necessary expansion to stay competitive in the town’s growing hospitality industry, the Hob Knob project presented a unique test for the commission, forcing it to weigh the obvious benefits of economic development with its broader mission to preserve the quiet residential character of Main street and its historic clapboard whaling houses.
In public hearings, a familiar cast of neighbors railed against the project, which even after multiple redesigns would have still doubled the number of rooms in the boutique inn, expanded its footprint across Tilton Way and included a larger spa for guests. Abutters argued that the proposed changes went too far, stretching the limits of a once-quiet neighborhood already thrown into flux by overdevelopment.
On Thursday, a civil, yet divided commission concurred.
“There was testimony during the public hearing about what one neighbor called creeping commercialism, and I couldn’t help writing it down, because I don’t think it is just creeping,” Ms. Sibley said. “We really need to look seriously at the impact commercialism has upon the character. When people are driving down that road, what are they seeing? What are they feeling? We are losing the feeling of the old captain’s houses, and becoming a string of inns. I have a problem with it.”
Michael Kim, Gov. Charlie Baker’s appointee to the state-chartered commission, agreed, arguing that the commercial expansion in a residential neighborhood, although allowable by special permit, merited unique consideration.
“This is essentially a spot zoning change, and that is a very high bar,” Mr. Kim said. “We need a big benefit to compensate for some major detriments. And aside from the economic benefit, what is the benefit? There are detriments. But what is the benefit?”
During deliberations, commissioners struggled to answer the question. Although many noted that the project would add tax revenue and buoy business in the town, and that the project was consistent with the Island plan, the detriments presented by the project’s impact on energy, open space, climate change, scenic values, housing and especially traffic outweighed the benefits, they said. While most commissioners deemed the development appropriate under zoning, more than half felt it was non-essential.
“I have a problem with the essential part,” commissioner Fred Hancock said. “While it could be appropriate . . . it is really going to increase use on this property. By those standards, I have a hard time with it.”
Not all commissioners saw it that way. Mr. Barnes, who made the initial motion to approve the project, felt that the expansion provided needed new hotel rooms in a tourist town that sorely lacks them.
“The character is good, and the identity is good. I think it looks fine. I think it’s a good plug for the town. It’s bringing in people with a lot of money,” Mr. Barnes said. “Bear in mind, we need something to live on. A lot of people losing track of that.”
Other commissioners who voted yes, including Ms. Sederholm and Ms. Newman, cited subtler reasons, arguing that it was a reasonable expansion of use in an already dense district.
“This is smart growth,” Ms. Newman said. “If we’re going to add facilities, in my mind, this would be one of the places to add them. Because we are not taking up open space in the way we’ve considered other projects.”
Before the vote, commissioners spent nearly two hours discussing potential conditions for the project, including a requirement that the applicant come up with a proposal to replace the loss of three housing units at the site of the current Tomassian Law Office at 124 Tilton Way. Other proposed conditions included four, two-bedroom rooms for workforce housing, a requirement that the hotel hold no organized events or weddings, no food service, and close the spa to the public.
The hotel owner, represented by architect Patrick Ahearn and attorney Sean Murphy, had previously decided to eliminate a pool.
But those conditions and offers ultimately did not matter. While the commission received more than 50 letters of correspondence from neighbors, it received no word on the project from the town of Edgartown. That silence may have doomed it, commissioners said.
“I think there’s a serious question about what the town of Edgartown wants,” Ms. Sibley said. “I think that should be answered by a town meeting vote to change the zoning, rather than creeping commercialism that relies on special permits. I just have a problem with that.”
“And the poor character,” she added.
The decision is the second denial of a major Edgartown development by the commission in recent months; it voted 10-4 last summer to reject a 54-acre, 29-lot subdivision off Meeting House Way. Developers are appealing the decision in superior court.
Comments
Thank you commissioners
Jane Chittick EdgartownThank you commissioners Christina Brown, Fred Hancock, Michael Kim, Ben Robinson, Linda Sibley, Ernie Thomas. Not only did you agree with we the abutters and other townspeople that the scale of this avaricious commercial proposal was humongous and inappropriate for our Historic neighborhood (early 1800s), but that all of the townspeople determined by vote that our neighborhood would be residential - not commercial. This was 47 years ago at our 1974 Town Meeting. Citizens need to wake up and pay attention to “Special Permits” issued by only 5 people that can override a legal town vote. These ZBA “Special Permits” allow for ‘NonConforming Uses’ - 5 people overturning a vote by the majority of town voters: does this seem right? Is the financial windfall of these California real estate investors more important than our Historic District also voted in by townspeople, in 1987?
Zoning is simple: you’re either in a residential or a business zone. If you want to establish a new business, go to a business zone. If you want a home for family and friends and neighbors, settle in a residential zone.
Watch out for Special Permits ... they’re called “Special” for a very good reason... they don’t fit in.
My apologies: I was made
Jane Chittick EdgartownMy apologies: I was made aware today that I inadvertently left out Commisssioner Christine Todd's vote in favor of we the R-5 residents and neighborhood abutters. Thank you Christine Todd.
What a shame.... or should
Jim EdgartownWhat a shame.... or should say I say sham..... why not? The MVC is wrong on this one.
Because retaining the
Mm VHBecause retaining the integrity of a residential neighborhood is what the commission is charged with fulfilling. Creeping commercialism, for profit, is a short term activity that doesn't consider the long term implications. Turning the Vineyard into Disneyland will destroy its character. Trying to justify this expansion by saying people with lots of money will be brought into the economy is a straw man argument. There are other places for development, which are zoned appropriately. Thanks for making a tough decision, MVC.
agreed!!
Andie Bostonagreed!!
Thank your Commissioners
James and Carol Wolff 119 Main StreetThank your Commissioners Christina Brown, Fred Hancock, Michael Kim, Ben Robinson, Linda Sibley, Ernie Thomas, and Christine Todd for your support in protecting our beautiful neighborhood. Unlike some of the commissioners who were eager to put business interests over the character and identify of neighborhood and the people that live there you understood the fragility and beauty of Main Street and the importance of limiting inappropriately scaled business in a residentially zoned neighborhood. Thank you Vineyard Gazette for your excellent reporting.
Well done all!
Sande and Joel Weinstein EdgartownWell done all!
So glad that when we look out our front windows all we’ll see is a house! Not a hotel!!!!
Thanks so much to the
Lynn EdgartownThanks so much to the Commissioners who voted “NO” to the Hob Knob expansion. You have saved the residential character of the upper Main Street neighborhood and done your job! Hooray!
Some good news on consistency
Bob EdgartownSome good news on consistency with the MVC. I have compared this project to the Meetinghouse Housing project that was turned down and if the MVC was to be consistent this should of been turned down as well. 5 of the commissioners who turned down Meetinghouse also turned down this. But that raises the question on the 4 who flipped flop in there thinking is why? 4 commissioners who turned down Meetinghouse thought to approve Hob Knob. No consistency there and I feel the Hob Knob project was actually worse for character and quality of life for the area so do not understand the flip flop. In the end the MVC made the right decision as Linda Sibley was correct zoning should be changed by a town meeting and not the MVC. And why people keep saying with no prof that more rental rooms are needed is just plan wrong. There are more rental rooms (that all pay taxes) now in Edgartown than ever before. Just do your own Air BNB search for a room in Edgartown or across the island for that matter. There is a shortage of affordable rental rooms on the island and this project did not help with that at all as basement cells do not count as livable rental housing.
The MVC will always protect
Jason EdgartownThe MVC will always protect the rights of rich people living in ritzy neighborhoods in Edgartown. "Preserving the character" is code for NIMBY. As a tradesperson trying to support a family on this island I am disappointed in recent decisions of the all mighty and powerful MVC.
Jason: you are completely
Jane Chittick Edgartown’Jason: you are completely missing the point and the meaning of NIMBY. The NIMBYS are the lodging inns ... they cane long after the residences were established, dating back to the early 1800s (and even older). You need to know the town better and its voting history. Remember: we are a town and individual votes make up the decision .. all of us together in one big room voting out loud so that everyone knows how each voter stands. No hiding here. We - ALL of us - voted in 1974 (and later in 1987 the historic overlays) to establish these LEGAL boundaries between residential and business neighborhoods. Rich, middle-class and poor ...we all agreed as common townspeople. Were you or your parents or grandparents in the room that evening?
Oh, Jane. You’re one of the
Kelly Anne EdgartownOh, Jane. You’re one of the rich people. You think if you’re happy we’re all happy. A lot has changed on this island since 1974. Try to walk in the shoes of an average person on this island trying to survive, and step out of your Manola Blahniks. Not being able to see the widening income disparity from your lofty perch in one of the richest parts of Edgartown is sad.
I agree...
Grace OBI agree...
A sham! We need the hotels
Jim EdgartownA sham! We need the hotels and restaurants to have a thriving community... This is 2021 not 1921.
Another opinion with no facts
Bob EdgartownAnother opinion with no facts please show me the study that shows we need more hotel rooms or restaurants. You cannot because there are none and if we do need them they should be in the business district which still has plenty of room for both and not in a residential district.
Great news! That building was
August West EdgartownGreat news! That building was going to be far too large. Anybody that can't see the obvious has money in their eyes. Patrick will have to find another place to gambrel.
Well done - a very necessary
AM 02539Well done - a very necessary pumping of the brakes. Once character / charm / integrity of a neighborhood is lost, it is virtually impossible to regain. It requires a view of the ‘long game’ to make decisions like this. For those who complain that hotels and restaurants are needed to help the community thrive, i ask two questions: 1) at what price?, and 2) do you really feel that this decision, made to protect the feel of a neighborhood, imperils the economic viability of the Town or the Island?
Please, let’s dispense with
Edgartown Resident EdgartownPlease, let’s dispense with the always go-to excuse of expanding and developing more and more of the island for business purposes. Was this expansion needed? Was it in the right place in Edgartown? Business in Edgartown and all over the island thrives, under normal circumstances — I am so sick of the build-everywhere mentality. These businesses are making millions hand over foot and all they want is more, all people from off-island who run or buy businesses is more, more, more. You’d think it was the 1980s. Greed is good? I won’t name any commissioners that can’t seem to understand that approving everything that comes in front of them simply because they think it’s “good for business” is good for Martha’s Vineyard A lot of these people have forgotten why they moved here and how they did, too. But the MVC probably made a good decision here in their vote. One also hopes that the neighbors will fight for other projects NOT in their neighborhood that they see as “creep” — it matters everywhere.
I don’t know where you are
Kate EdgartownI don’t know where you are living... The island hospitality is struggling...this is real... peoples lives...
Love this dialogue -- such
Kate Boston, EdgartownLove this dialogue -- such valid arguments on both sides. Thank you to the elected officials for trying to do what is right + making tough decisions. A reminder why it's important to get involved.
As I asked more than once
Sara Piazza Across the StreetAs I asked more than once during the hearings: if the Martha's Vineyard Commission won't protect the quickly vanishing way of Island life and the values of real live people in one of the last year-round (R5, historic) neighborhoods in downtown Edgartown, who will? And you did. Thank you. This isn't about rich or poor - some of us aren't as rich as you might think - some of us are hanging by a thread, trying to hold on to family property for the next generations (as my grandmother and mother did for me). Anyway, why wouldn't rich people deserve to live in a neighborhood that isn't being run over by creeping commercialism? And if you think any special courtesies were extended because of money, you are also wrong. We fought long and hard and the FACTS were on our side. And it's not about NIMBY-ism, either. It's about the simple fact that there's a place for business and this neighborhood isn't it. As for the supposed dearth of hotel rooms in Edgartown, this is simply not true. As someone above already stated, a simple search will find an abundance of accommodations in Edgartown. And yes, we in this neighborhood are also pitching in to support the neighbors of the Harborview who are, correctly, fighting against the creeping commercialism that threatens to encroach upon and destroy the peace of their residential neighborhood.
It amazing me that people
Slater MVIt amazing me that people think constant expansion is the only way to measure success. If the hob knob inn can’t be successful with the existing infrastructure it is being poorly run. The only reason for this expansion is to increase their profit margin, nothing more or less. Maybe we should act like the stewards and short term caretakers of this land we live on, instead of acting like pimps trying to make as much money of it as possible.
We lost to the changing
Lorraine EdgartownWe lost to the changing station for those huge street damaging buses....at least this was a win, so far. Harbor View is being exploited for off island business. I have written comments a number of times that I dislike seeing the island being used as an ATM machine for people....it is a living, breathing, currently being lived in, piece of history and neighborhoods. We have four generations in the same house, Edgartown village, and we hope to make it many more. Neighborhoods are important to our well being. Village living is healthy and wonderful for everyone. Let is always be. My opinion may be unpopular in today's brave new world, but it is mine and I am sticking to it.
Thank you Commission....
Marie EdgartownThank you Commission.....Please protect all of Edgartown from greed. Let’s work on our infrastructure and traffic pattern. We are at a very critical part of development on the island. If we are diligent in making sure all properties are up to code and septic systems are working properly we would discover a lot of work for our contractors. Remember Edgartown is not just downtown. Take a look around at signage and let’s start enforcing the rules and regulations.
Re "the expansion provided
Katherine Scott TisburyRe "the expansion provided needed new hotel rooms in a tourist town that sorely lacks them."
There are plenty of other spots in Edgartown to build hotel rooms without ruining a premier location of precisely the kind that tourists comes to Edgartown to experience with pleasure. @@ We are talking here about killing the goose to get all the golden eggs. The Commission made the right decision: let the goose go on laying.
@@Furthermore, citizens could be encouraged to offer more genuine old-fashioned B&B's (that is, rent out spare rooms in their own homes to visitors). These are legal with broad guidelines.
Rejecting Hob Knob's
Katama Guy KatamaRejecting Hob Knob's application to preserve the character of the neighborhood is a specious argument. Hob Knob's facility is well-maintained and consistent with (or an improvement on) nearby properties. With Ahearn on the job, additional construction would be good quality. Likewise, "creeping commercialism" as a justification is nonsense, given that there's a Shell station, market and busy restaurant nearly adjacent. Finally, I don't get the argument that hoteliers and others make too much money; profit is not objectionable. Turning down this application, with the attendant loss of construction jobs, hospitality jobs and greater tax revenue is overkill; it would be much smarter to manage the development rather than reject it. MVC seems driven by subjective aesthetic opinions. That is tyranny of the minority.
So, bus terminals now with
Carol Oak BluffsSo, bus terminals now with addition of fueling capacity, and a doubling of capacity of beds/meals/services for homeless shelter are OK in the neighborhood? but not expanding an existing business? Don't kid yourselves, Church Street neighborhood is being redefined.
I have been coming to the
Annmarie CT, EdgartownI have been coming to the Vineyard for decades and would have never realized the Hob Knob was even there except for the small sign. My family stayed there once and found the owners to be fine people. It is a quiet place that does blend in with the neighborhood. It is not geared to families or a partying crowd. They pay their taxes and fees like everyone else. Who gave these judgemental hypocrites the right to judge how much an individual or business makes in profit? The last time I checked we still live in a free capitalist society. Everyone, with a few exceptions, who runs a business struggles day and night to make it as profitable as possible. Why else be in business. Will all you naysayers and abutters share in their losses too. Doubtful!
As far as keeping your beloved neighborhoods in tact, look around the whole island, that ship sailed along time ago.
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