Updated March 15
Local regulators are worried about an increase in traffic from a 100-unit development in Oak Bluffs, some even suggesting that the roundabout might need to be expanded to accommodate an expected increase in congestion. There were also concerns raised over the size of the 132-bedroom Green Villa, which would also include commercial shops in the complex, and possibly three-story buildings.
At its Thursday meeting, the Martha’s Vineyard Commission took no action on the 132-bedroom Green Villa 40B housing project, and will continue its public hearing of the proposed project on April 10.
The applicants are proposing to build a mixed-use development, consisting of apartments, duplexes, and four commercial spaces, on 71, 77, and 79 Edgartown–Vineyard Haven Road — near Island Housing Trust’s recently developed, 60-unit Tackenash Knoll. Additionally, the project would include 210 parking spaces, 144 of which will be for residents.
William Cumming, one of the applicants, and principal of Falmouth-based development firm Atwood Co., is also a part of the proposed 60-unit Edgartown Gardens project near the Triangle, where a spike in traffic was among the concerns from residents and commissioners.
Cumming said the goal with Green Villa was to find a way to build the project without subsidies or market-rate housing, with most of the units set aside for workers earning 150 percent of the area median income.
While commissioners scrutinized the project on Thursday, a major concern raised was the amount of traffic that would be generated.
A trip generation summary from Andover-based firm Vanasse & Associates states a total of 1,812 new trips a week would be generated in Oak Bluffs.
Daniel LaCivita, a traffic engineer for the project, said the shops in the project would generate most of that traffic, as opposed to the residential units. A traffic study by the firm states its analysis included consideration for peak summer traffic in July and August.
The developers said they will address the traffic concerns at the next meeting. Developers also proposed making a bus stop for the project, but commissioners suggested they should discuss with Island Housing Trust about sharing its bus stop for Tackenash Knoll, rather than creating a new one.
Brian Smith, Oak Bluffs commissioner, said the developers offered to help find options to mitigate increased traffic, but fell short in actually offering to pay for the changes. These included boosting the existing roundabout in the town to two lanes, and creating a new roundabout at County Road, both of which Smith said would require a review by the commission.
“I don’t see how we pass this without passing your modification,” Smith said, referring to the proposed roundabout adjustments.
Cumming said that while they could “easily downsize the project,” this would mean forgoing the workforce unit model they’ve developed; they would have to rely instead on market-rate units to subsidize affordable housing.
Cumming said 75 of the units would be reserved for workers making up to 150 percent of the area median income, which would be $185,700 for a household of three people, according to the Dukes County Regional Housing Authority. Half of these units would be reserved for businesses, for workforce housing. The remaining 25 units would be for individuals making up to 80 percent of the area median income, or $90,500 for a household of three. Additionally, the units would be built on a smaller scale, to not rely on market-rate housing.
While subject to change based on factors like the area median income and mortgage rates, Cumming shared the proposed sale prices for units:
- One-bedroom units: $187,591 for 80 percent cap, and $574,442 for the 150 percent cap.
- Three-bedroom units: $228,326 for 80 percent cap, and $710,085 for 150 percent cap.
Cumming underscored the developers were trying to push the project forward to tackle the Vineyard’s “dysfunctional [housing] market.”
Although the developers say these are deed-restricted, units and a large portion were to be sold to businesses, who would then rent to their employees, some commissioners wanted a larger portion of the workforce units to go to individuals rather than businesses.
“If you want to sell 10 percent to businesses … or nonprofits like the hospital, that’s not unreasonable, to lay off some of your risk,” Doug Sederholm, West Tisbury commissioner, said. “But to sell half of them [to businesses]? It takes me aback.”
And while Robert Luntz, the project architect, said “Vineyard-vernacular materials” like cedar shingles would be used to construct the buildings, there were concerns whether the project’s proposed scale, which include three-story structures, would fit with the character of the Island. Michael Kim, the governor’s appointee to the commission, asked for the applicants to return with information about comparable projects on the Island.
So far, there haven’t been letters of support for the project from the public.
Joan Malkin, the former Chilmark commissioner, continued the trend of opposition as a member of the public by saying Green Villa was far too dense for the Island, and while it would make a “big dent” to the Island’s housing crisis, it would attract more people to the Vineyard from elsewhere.
“This is so overwhelming it is inconsistent with the Island’s character,” she said.
Updated with a clarification from William Cumming. Cumming is a part of both Green Villa and Edgartown Gardens, but the other applicants of each project are different.
The Oak Bluffs Website highlights traffic analysis of this specific area of roadway. https://www.oakbluffsma.gov/DocumentCenter/View/4385/HSH_MVRHS-Crosswalk-Memo_20190806email
Just what we need. More traffic, more school pressure, higher taxes from infrastructure needs, increased utility infrastructure, increased waiting times at supermarkets, etc. Let’s build small.
Joan Malkin makes a great point it is overwhelming. Take the businesses out of the plan, start smaller in keeping with MV.
Edgartown-Vineyard Haven Road is developing too fast. Can’t undo some things, better to hit the pause button.
Yes to affordable housing for island working families. A big NO to shops, which will create too much traffic and draw business away from long-established shops in Edgartown, OB, and West Tisbury. What’s next? A mall? Cedar shingles on a three story apartment building do not make it blend in to the Island aesthetic.
I hope that ways will be found to stop saying this is too big, this is too much traffic, this won’t work. In the early 70s I was saying that home rentals and home ownership was pricing out the people that are needed to take care of the island, both our year round and seasonal populations. Our emergency services Fire, Police, EMS are all short staffed. That is just a small part, the service industry from grocery stores to just getting a cup of coffee.
Time for change has come years ago, now is a crisis. 40B is because our zoning laws need to be changed to get away from not in my backyard. TIME FOR CHANGE IS NOW !!!!!
Don’t do it! Developers have already spoiled so much of the Cape & the Islands! The rest of us are left with the trash and the traffic problems!
TRAFFIC ,WASTEWATER IS ALWAYS GONNA BE AN ISSUE ON THIS ISLAND.
This development project is so absurd for Martha’s Vineyard on all fronts, that it is amazing it is even being considered by the parties that be and should be rejected out right .
Damned if you do, damned if you don’t. This is an almost unsolvable problem that actually is caused by the expansionist policies of the SSA. It goes back to 1981 when the very first-second slip was allowed in Tisbury. Since then tourism and construction have increased far beyond what the SSA charter was about. It is too late now.
The “Faustian deal” or “deal with the devil was made long ago. Our island has changed and cannot go back. There is no good answer. It is, what it is.
Massachusetts Chapter 40B, also known as the Comprehensive Permit Law, is a state statute designed to facilitate the construction of affordable housing by allowing developers to bypass certain local zoning regulations if they dedicate a portion of their units as affordable, typically 20-25%.
Here’s a more detailed breakdown:
Purpose:
Chapter 40B aims to encourage the production of affordable housing in Massachusetts by addressing potential barriers created by local zoning laws and approval processes.
Affordable Housing Requirement:
Developers seeking a comprehensive permit under Chapter 40B must agree to set aside a certain percentage of their units as affordable, typically 20% or 25% depending on the project type.
Bypassing Local Zoning:
If a developer meets the affordable housing requirements, they can bypass certain local zoning restrictions, including density requirements, allowing for more units per acre.
Comprehensive Permit:
The process involves developers applying for a comprehensive permit, which allows them to build in areas where it might not be permitted under regular zoning rules.
Regional Planning:
Chapter 40B is part of regional planning, ensuring that affordable housing is available in all market areas by overriding regulatory barriers that make housing expensive to build.
By prior court decision Chapter 40B is overruled by the provisions of the MVC. Study up on prior court decisions.
Agree. Also, cedar shingles are a fire hazard. Metal roof and non-flammable walls, are a better choice. Materials such as stucco, metal, brick, or concrete.
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