The nonprofit organization Stillpoint Martha’s Vineyard cleared a major hurdle Thursday evening, receiving approval from the Martha’s Vineyard Commission to repurpose a West Tisbury barn into an Island-wide community space.
First brought to the commission for developments of regional impact (DRI) review last year by Stillpoint founder and president Thomas Bena, the project sought to transform an existing 3,200-square-foot barn into an educational gathering space for a wide variety of programs, events, and initiatives.
Per its mission statement, Stillpoint aims “to create a gathering space for educational offerings, including but not limited to discussions, workshops, silent retreats, and the arts.”
The land on which Stillpoint’s barn sits was part of an approved Priester’s Pond subdivision, which resulted in a 51.9-acre lot split up into 12 lots in 1998.
Ten lots were recently sold by property owner Claudia Miller, four of which, neighboring Polly Hill Arboretum to the north, were purchased by Stillpoint.
The other six lots, directly abutting the Stillpoint site, were sold to the Martha’s Vineyard Land Bank to remain undeveloped.
In addition to hosting its own programs, the Stillpoint site will be available to other like-minded, year-round Island-based community groups or individuals to rent the space for their own purposes.
“The Stillpoint project offers an antidote to social division, a place for hard conversations, deep reflection, and strengthening of community bonds,” the nonprofit’s website reads. “It will be a place both for esteemed teachers and for those who don’t yet have a platform — a place for all of us.”
Thursday’s approval comes after months of numerous — and lengthy — public hearings and deliberations. Over that time, the MVC had received dozens of letters in support of Stillpoint’s plans, outweighing notifications of opposition.
Many have noted Stillpoint’s potential, drawing comparisons to other Island organizations like the Agricultural Society.
But since the beginning of the review process, commissioners have been hesitant to approve the project, citing their uncertainty about the intended use of the property’s barn. This was especially true after it was revealed that the barn would also serve as a rentable private event space throughout the year.
Additionally, commissioners and property neighbors have raised concerns over potential impacts the venue could have on abutting properties, since the seven-acre site is zoned for residential and agricultural use only. Impact on abutters is considered the project’s main detriment.
But organization representatives have since agreed to put strict limits on event attendance, noise, and light levels, along with promising to work with the town’s police department in advance of any large gatherings.
The approval is contingent upon compliance with over a dozen applicant offers and MVC-imposed conditions.
That includes capping annual attendance at 38,000, with not more than five events per day with attendance of 35 or fewer; not more than three weekly events with attendance of 35 to 100. The approval’s conditions prohibit the sale of alcohol on the premises, and restrict overnight accommodations. Amplified sound at the boundary of the property must not exceed 5 dBA above the measured ambient levels at that time.
Per the conditional approval, all events must cease by 10 pm, and attendees are prohibited from entering the neighboring Polly Hill Arboretum property without prior written permission.
During Thursday’s deliberation, commissioner Brian Smith reiterated concerns over the location, and said the nonprofit is akin to a commercial business. At the time of the MVC’s decision, he was the lone dissenting vote.
“I don’t disagree with the mission,” Smith said. “I disagree with the precedent of putting a business that’s going to have somewhere around 38,000 people a year in what was previously a really pristine location.”
He noted that Islandwide, there are a number of properties that businesses and organizations would want for commercial use, but zoning laws prevent it.
“There’s all kinds of beautiful spots on this Island specifically zoned not to have commercial activity,” he said, noting the property on which the Stillpoint barn sits is one of them.
Similarly, because the organization can’t be exactly sure how much use its facility will get, or how many employees it might have, Smith warned against approving a project without a solid business plan.
But commissioner and public hearing officer Doug Sederholm said he’s not too concerned about setting a precedent, given Stillpoint’s status as a not-for-profit education organization — which can allow flexibility and often bypass town zoning regulations.
“The only precedent would be a startup nonprofit that wants 38,000 visitors, over 1,000 events, in a year for educational purposes,” he said. “This is pretty much a unicorn in terms of DRIs.”
The commission approved the proposed project in a 10-1 vote, with one abstention. Commissioners Linda Sibley, Trip Barnes, Jeff Agnoli, Christina Brown, Jay Grossman, Fred Hancock, Greg Martino, Doug Sederholm, Ernie Thomas, and Peter Wharton for; commission vice chair Brian Smith opposed. Commissioner Katherine Newman abstained.
Corrections have been made to clarify the number of lots sold by Claudia Miller.
Thank you Brian for pointing out that many of these nonprofits are really a commercial money make operation in sheep‘s clothing. But as long as the laws are set for fake nonprofits to exist solely for the purpose of evading taxes not much we can do. Plenty of examples of for-profit business hiding behind nonprofit status that bring in millions of dollars a year for the staff.
How much should staff be paid?
Similar to the time when Mr Bena’s previous project tried to circumvent the historic district restrictions in West Tisbury by claiming that the MVFF was an educational organization.
Thanks, Bob and Jim, you raise important questions about what types of organizations should be counted as a non-profit or as educational, and what (if any) special treatment these should be afforded by governmental organizations (including the IRS, local towns). We are hoping that Stillpoint will be a place to hold difficult and important community conversations. Conversations around the issues you raise here would certainly be good ones to have there!
Please contact us if you would like to discuss further.
https://www.stillpointmv.org/#contact
Jake Davis, Assistant Director, Stillpoint
“1000 events in a year”
Is that a typo? It works out to roughly three events per day, every day, over the course of a year. Seems like a lot of potential traffic.
Thanks for your question, Jim.
In order create a community gathering space with a sense of vitality, we are aiming to hold 3 to 4 events such as classes, conversations, and contemplative offerings per day at Stillpoint. The MVC conditions limit us to 5 events per day under 35 attendees, and not more than 3 events per week of 36-100 attendees. Interestingly, the professional traffic study that we commissioned used higher numbers than this and still found that there would a “minimal” impact on traffic.
We would be happy to discuss more of the details if you wish. Please contact us at https://www.stillpointmv.org/#contact
Jake Davis, Assistant Director, Stillpoint
Exactly who is expected to enforce these conditions? And how would it be done? It seems that a whole enforcement staff is going to be needed in addition to the police department, the building department, the health department in town. The MVC is great at writing conditions, but doesn’t enforce them. Are the abutters going to be saddled with this responsibility? Out of necessity?
Maybe joni mitchell could open the new place with something about paving paradise and putting up a parking lot.
Thanks, Robert, for the opportunity to clarify. We will be repurposing an existing barn and an existing road. The spacing of trees along the dirt driveway is such that we expect not to have to clear any trees in order to create parking spaces.
in fact, this area had been permitted as a 12-lot subdivision. We are thrilled that the Stillpoint project, along with its partners, has managed to prevent that commercial real-estate development and instead offer an educational space for the community and publicly accessible conservation land.
We would be happy to discuss more of the details if you wish. Please contact us at https://www.stillpointmv.org/#contact
Jake Davis, Assistant Director, Stillpoint
Maybe robert green could lead the way in removing all parking and paving from our paradise.
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