The Martha’s Vineyard Commission will hold a public hearing on the proposed 17 unit Oak Bluffs subdivision.
In 2009, a team of developers unveiled a grand plan for Lagoon Ridge, a 60 unit subdivision on 70 acres in Oak Bluffs. The plan survived review by the Martha’s Vineyard Commission as a development of regional impact (DRI) but the partnership did not.
On Monday night, the development returned to the MVC land use planning committee (LUPC) much reduced in size and scope. A public hearing before the full commission is set for July 17.
Commissioner Linda Sibley of West Tisbury chaired the meeting, which was attended by four other commissioners. Fred Hancock was the only Oak Bluffs commissioner present.
The proposed Lagoon Ridge development is roughly half the size of the originally planned Lagoon Ridge. Davio Danielson, owner of the property with his five children, intends to build up to 25 dwelling units, sited in three different “clusters” on the 32.5 acre parcel.
Cluster A is divided into four large lots with four homes of up to four bedrooms. Cluster B will contain four homes on four standard lots, each with up to three bedrooms. Cluster C will have 15 small lots with up to 17 dwelling units, including two duplexes and six to eight units designated for buyers over 55 years old. One lot may become a community house with space for group activities and extra rooms for visiting family. Cluster C is considered “Phase 2” and will be financed by sales of clusters A and B.
“We want to make homes that are accessible to the over 55 folks who are downsizing as well as homes that are affordable to working men and women who service the community like tradesmen, teachers, and police and firefighters,” Mr. Danielson said in an interview with the Times. “The MVC is really concerned about year-round housing. These homes are built to be inhabited 12 months of the year, and they’re well insulated so owners don’t pay too much for heat.
Planning for the original 70-acre version of Lagoon Ridge began in 2009 when Mr. Danielson and the Proskauer family, owners of an abutting 37.5 acre parcel, began initial negotiations. The permitting procedure began in May 2011 and 60 dwelling unitswere eventually approvedby the Oak Bluffs Planning Board and referred to the Martha’s Vineyard Commission for review as a DRI.
In late 2012, the co-venture between the two families fell apart.
“It’s hard enough for one crazy family to get things set up,” Mr. Danielson joked. “They stopped dealing, they walked away. I was spending money hand over fist for both of us and they stopped answering emails and phone calls. It was a shock. God knows real estate ventures are always fraught, so one shouldn’t be too surprised when something like this falls apart. It was almost too good to be true.”
New site plans of a scaled down Lagoon Ridge with 25 dwelling units were presented to the Oak Bluffs Oak Bluffs Planning Board in July 2013 and were approved under the town’s flexible zoning bylaw that was approved by voters in 2003. The bylaw permits more densely planned development than conventional zoning allows in exchange for preserving open space and creating affordable housing and elderly housing.
The bylaw requires that 10 percent of the units are affordable to families earning less that 50 percent of median income or 15 percent for families earning between 50 percent and 80 percent of median income.
Long negotiations with MassWildlife over rare moth habitat recently ended in agreement to a “two-thirds take” meaning that less than 11 acres can be developed or disturbed in any way.
Mr. Danielson has developed family land before, also with an eye on conservation. “My mother and I and my cousin Emmett Carroll did Tower Ridge in the 1980s, and we were very proud of that. Seventeen acres were kept in buffer zone as natural land, which we felt was better than most of the other developments that had been done at that time.”
Mr. Danielson said he would like to have a builder in place by the end of the year. “We’re planning to vet some contractors that we know that can do “green” work, Mr. Danielson said. “We’d love to have builders with LEEDS-certified or HERS-value homes get in touch with us. This is going to be jobs for the Island and places for working men and women to live.”