Developer shares his vision for new bowling alley in Oak Bluffs

Developer shares his vision for new bowling alley in Oak Bluffs

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Sam Dunn hopes to have a family oriented bowling alley up and running in Oak Bluffs by 2015.

Pushing through a development, any kind of development, on Martha’s Vineyard is akin to running a permitting gauntlet. Architect/developer Sam Dunn is undeterred by the challenge.

At the October 21 meeting of Oak Bluffs selectmen, Mr. Dunn presented preliminary plans for a two-story, 15,000-square-foot bowling alley, restaurant, bar, and game room, to replace the old laundromat on Uncas Avenue — the long vacant, massive yellow pink elephant on the corner, across from ‘A’ gallery.

“I have to ask you, are you crazy?” joked selectman and restaurateur Michael Santoro, referring to the years of hearings and myriad revisions Mr. Dunn was required to make to build the Tisbury Marketplace on Beach Road in Vineyard Haven, and to later expand it. “Are you are ready to do that again?”

“You know, some people just like to flagellate themselves,” Mr. Dunn said, smiling.

In addition to building the Tisbury Marketplace, Mr. Dunn also renovated the Woodland Center on State Road in 2006. All of Mr. Dunn’s properties have been at or near full occupancy since completion.

But the bowling alley will be his first foray into Oak Bluffs. To build it, he will have to navigate an alphabet soup of permitting bodies and groups that includes the zoning board of appeals, the Copeland District, the Cottage City Association, the Historic Commission, get through the Martha’s Vineyard Commission which has designated the building a development of regional impact (DRI), and also win the approval of the neighboring residents.

In a recent conversation with the Times in his office above the Vineyard Film Society — one of the biggest success stories for year-round Island entertainment in years — Mr. Dunn shared his vision for the new project, which has already created a buzz around town.

“There’s a history of bowling on the Island,” he said, with a hint of southern drawl. “It’s been at least 30 years since there was a bowling alley here. It’s an idea whose time has come. There are not too many pieces of property in that zone with that potential. At one point somebody said ‘bowling’ and a light bulb went off in my head,” he said.

Mr. Dunn has two partners in the project — landowner Barry Reeves, and his advisor, Bob Sawyer. “Bob knows everything there is to know about Massachusetts real estate,” said Mr. Dunn, holding up a book Mr. Sawyer wrote on the topic.

“People on the Island are afraid of change, and I completely understand that,” he said. “But at this point, I think there’s a track record of the projects that I’ve built. These are quality things that haven’t had negative impacts. When we built this place [Vineyard Film Society], there was a great response. In the winter, people come here, regularly, because Richard [Paradise] does a great job, but it’s also a cultural outlet.”

Family friendly

As he did at the selectmen’s meeting, Mr. Dunn, a grandfather in his 70s, stressed that the bowling alley would be designed to have multi-generational appeal. “We want this to be a family entertainment center,” he said. “We envision people of all ages using this place. We envision kids having their birthday parties there, and we envision families going to bowl there. We’re going to have a children’s game room, with wholesome games, where they actually have to do something, and walk around — ping pong, shuffleboard, foosball, stuff like that. We see this in the wintertime as being a real source of business for us and fun for Islanders. People of all abilities can play. You have the bumpers for little kids that can be programmed [to block the gutters], so every time a kid comes up, he’s going to knock down some pins, which is always fun. There will be a bar there, of course, I guess that’s where the negativity will come. The notion that we’re trying to create a bar scene and we’re using the bowling to get by with it, it’s crazy,” he said, referring to selectman Gail Barmakian’s strongly stated concerns at the October 21 meeting.

That said, Mr. Dunn attended the meeting with attorney Howard Miller, with the hopes of securing what he thought was the last year-round liquor license in town. To his relief, chairman of the selectmen Walter Vail assured him there were a number of liquor licenses available for year-round businesses in Oak Bluffs.

“The liquor license is a no-go item,” said Mr. Dunn. “The partnership is solid. The land is under control. The equity portion is under control. But we have to obtain financing and we won’t get it without a liquor license.”

Obtaining the liquor license is only one of the many hurdles Mr. Dunn will have to clear before he can break ground, but he’s sanguine about the long road ahead. “It took 22 public hearings to get the expansion on Tisbury Marketplace,” he said. “If you love doing this, it’s just something you have to do.”

While the letters MVC strike fear in the heart of many Island builders and developers, Mr. Dunn said that overall, his experience with the MVC has been a positive one. “The Martha’s Vineyard Commission has veto power. It’s the only jurisdiction I’ve ever worked in where the rules aren’t written. It’s up for grabs. Fundamentally, I think they do a great job. Every project I’ve gone to the MVC with, has come out better than it went in. At Woodland, they suggested running the parking lot in a different direction and it really made a difference. Here, [Tisbury Marketplace expansion] they suggested we use a different kind of lighting, and it’s just much better. So my attitude is, use it as an opportunity. On the other hand, it really is anxiety creating because you can’t predict where you’re going to wind up.”

Mr. Dunn plans to make a grassroots effort to talk the the homeowners in the surrounding area. “We have to be sensitive to the fact that it abuts a residential district,” he said. “At the same time, every commercial district ends somewhere.”

Mr. Dunn, a Stanford-educated architect who designs all his projects, showed some of his preliminary sketches. Approximately 70 percent of the building will be dedicated to bowling. The 65-seat restaurant/bar will occupy the second floor, built to afford a view of the activity below.

Sewage is always an issue in Oak Bluffs, but Mr. Dunn is confident he has a solution. “We’re going to be using composting toilets,” he said. “I’ve learned a lot about them since this came up. They use them in the new West Tisbury library. Apparently you empty them out once a year, and it comes out like coffee grinds. It’s all carried off site, so you’re putting practically zero into the watershed. It’s amazing.”

A new spin

Mr. Dunn also has artistic aspirations for the new building, inside and out. “This building has a 100-foot dead wall,” he said. “The idea is to turn it into some kind of art wall.”

He wants to display the work of local photographers along with historical photographs on the exterior, and change them once a year. The idea was apparently well received by the historical commission, as were his plans to make the rest of the exterior consistent with “old” Oak Bluffs. “We’ll have our own parking,” he said. “There’s very few businesses in town that have their own parking.”

Mr. Dunn also wants to put a new spin on the interior and tone of the bowling alley. “Newer bowling alleys have gotten to be very flashy, kind of loud, almost assaulting places. We’re not going to do that,” he said.

“The area between the ceiling and the pins is a very large area, usually decorated with really garish lights.” Mr. Dunn plans to use high-resolution digital projection, the format used at the film society, to show a display of photographs by Alison Shaw and other local artists. “I love Alison’s work. She wouldn’t be the only one, but her work is amazing,” he said. “What could be better than these amazing pictures of Martha’s Vineyard? They don’t change rapidly, maybe every five minutes.”

If all goes well, Mr. Dunn says the bowling alley will be up and rolling in 2015. “I think it’ll be a terrific thing for the Island,” he said. “I could see an old man bowling league for sure. I’ll be part of it myself.”

Comments

  1. Good luck to him on this endeavor. It sounds like a nice project with a new activity that could make for some family fun during the winter.

  2. This sounds like a great Idea, And would really be useful here on the Island. Just a correction to the story, There was a bowling alley here up until about 15 yrs ago, Run by Dick and Patty Goodell and their family. It was a great place to go to.

  3. Lets hope that this project gets approved with out a lot of time and money spent.The problem is something that makes perfect sense,costs so much time and money,it raises the prices he would have to charge to break even.Then people on these boards will say i don’t know why it cost more here to bowl then ”OFF ISLAND”????????????

  4. The island is in dire need of off season recreational activity. There was more to do here in the winter 40 years ago then there is now. The last bowling alley, in Vineyard Haven, was a big hit with all ages however their sharply increased rent put them out of business. The Commission will put him through hell but hopefully he will prevail.

    1. composting toilets are the best thing if you want to have good water quality.
      You can get educated by going to google and simply typing in “composting toilets”. The only problem I can see with these things is people’s ignorance and fear about them. They should be required in every new construction project. It makes no sense whatsoever to mix a few pounds of solid human waste with hundreds if not thousands of gallons of clean water, then try to separate it out and then try to figure out to mitigate the nitrogen loading in the ponds

      1. Composting toilets are widely used in the Pacific Northwest in sensitive areas.
        THEY WORK WONDERFULLY AND NEED MORE VERY SERIOUS CONSIDERATION.

        1. the most widely publicized use of them is at the co-housing project off state road — off stony hill road.
          This is the south Mountain project, developed in about 1997 ? They have about 30 units there in a cluster housing configuration on about 30 acres.
          Rather than have each homeowner spend 10-15k on individual septic systems, and take out x number of acres of trees to accommodate such a system, each house has an apx $3 k

          composting system, and all houses are on about a 3 acre footprint. I have been in a number of these houses, and used the system. No Smell, no muss, no fuss. Well, I guess a little fuss– you have to empty the tray twice a year.. that takes about 10 minutes per year.

          1. 10-15k on a septic system also takes care of all the grey water they create through laundry, showers, and dish washing. Its a great amount in a rental property with 8-12 people. Maybe these homeowners are restricted from renting their houses during the summer. It doesnt seem to be a normal situation.

  5. I love this idea. But sadly, there are so many naysayers on this island, I may not live long enough to ever see it built…

  6. Yes it sounds like a nice idea. However, the lower end of Uncas Avenue is already heavily congested with cars parked on both sides of a two way road, making it difficult for passage. This due to the bank, the gallery with the living spaces above, as well as other businesses located across the street on the lower end of Circuit Avenue Extension. Where will the off-street parking be located for this new business? There are residences on both sides of this building. Were these homeowners taken into consideration? Would you want a bowling alley, bar and restaurant right in your front yard? Does Oak Bluffs really need another bar, restaurant and game room? This particular neighborhood, which back in the day was not a heavy traffic area, has now become an area where stop signs have popped up on every other corner, and streets are becoming one way. Now this? I hope that the MVC as well as all the appropriate Boards and Town departments look at this proposal very closely, hear all the pros and cons, and a decision is made that is best suited for the area and its surrounding neighborhood.

    1. I think the developer is right. Every commercial district ends somewhere. The trouble is many businesses and residences are in violation of existing laws. In oak bluffs we choose to enforce selectively. When a developer comes in to develop their property according to existing bylaws people claim “it’s too congested”