A controversial Victorian-style hotel proposed for Oak Bluffs that some say will alter the fabric of the neighborhood has begun its public hearing process before the Martha’s Vineyard Commission (MVC).
While commissioners noted the benefits presented by the applicants in returning a hotel to where the Ocean View restaurant — a popular eatery that burned down three years ago — once stood, they also questioned whether there would be benefits to Islanders.
On Thursday, the Martha’s Vineyard Commission began the public hearing for the proposed Ocean View Hotel, a three-story, 26-bedroom boutique hotel that would include a pool, workforce housing, and a restaurant that would benefit only guests of the establishment.
The 18,543-square-foot development, proposed by Island hotel owner Charles Hajjar, would be just under 35 feet tall, and would include three workforce housing units in the basement — a one-bedroom apartment for the manager and two staff dorms, with four beds each. Also included in the plans are a pool and a fire pit.
Developers are also planning a land swap with the East Chop Association. The hotel plans to construct a parking lot with up to 16 spaces on the 5,700 square feet of land received from the association — although this may require expanding the hotel’s business zoning. (Cass Luskin, a West Tisbury attorney representing the project, said the Ocean View’s lot was approved to be zoned for business by voters during a town meeting in 1948.) In return, the association will receive 6,859 square feet of land in a residential area that will be added to its Summerfield Park property for open space.
MVC staff deemed the project wouldn’t adversely affect the area, and traffic is expected to be reduced compared with tat of the former Ocean View restaurant.
However, there has been pushback from neighbors about several aspects of the project, with many disturbed by the size of the proposed structure, saying that it would have a profound impact on the character of Oak Bluffs.
A key change is that the proposal would have a restaurant reserved for guests of the hotel, not for locals. Located on 16 Chapman Ave., the site was the location of the former Ocean View restaurant, a popular eatery for Islanders, which was destroyed by fire in 2022. A hotel that previously sat at the site, the Ocean View House, was also destroyed by fire, in 1965.
Luskin highlighted that the absence of public dining at the hotel means a reduction in traffic, including possible intoxicated drivers, and service vehicles like trash trucks. Additionally, he pushed back on the complaints made by neighbors about the building’s size, saying the proposed hotel was comparable in size to the previous hotel, and has a smaller footprint than the former restaurant.
He also highlighted the benefits the project would bring, including workforce housing and revenue for Oak Bluffs — an estimated $100,000 from lodging and meals taxes at 60 to 70 percent occupancy rates. Additionally, Luskin appealed to historic precedent, saying Oak Bluffs has had Victorian-style hotels in the past, and the town’s master plan called for building more of them.
Meanwhile, Luskin said the developers would work to mitigate the impact on neighbors, for example adding plantings to screen the building.
Some commissioners questioned certain elements of the project. Oak Bluffs Commissioner Brian Smith highlighted that Victorian-style hotels in Oak Bluffs historically did not have pools. Governor’s appointee Michael Kim said the project seems to bring many positives, but said it raises a question about what it brings to the table for Islanders, especially considering the loss of what was once a beloved Island restaurant.
Adam Turner, Martha’s Vineyard Commission executive director, underscored that the previous hotel hasn’t existed since 1965, so shouldn’t be used as a point of comparison for only certain parts of the project.
“If the applicant is going to claim … the hotel is going to have less traffic [than the restaurant], he’s got to be consistent, and say the architecture and massing went from A to B as well,” Turner said.
The developer, Hajjar, is a Boston-based real estate developer and a seasonal Vineyard resident who owns five boutique hotels in Edgartown, including the Edgartown Inn and the Richard.
The meeting ended before public comments could be taken, and the hearing was continued to August 7.
My only comment is that a hotel probably cannot sustain a restaurant for only its guests, so that will change.
And what is the reasoning behind excluding MV residents from dining at the restaurant? Unless they plan to open the pool to resident use, I fail to see any benefit to MV residents. I would make it a condition of approval that the restaurant be open to MV residents year round, and pool open to anyone for a reasonable day pass fee.
I hope Joanne is right. Many of us have been waiting for the Ocean View Restaurant to rise from those ashes, not another boutique hotel.
What was there 60 years ago Makes no difference to anything. This is a benefit to the owner and developer and not a benefit for the Island. This summer has proven that other than three or four weeks out of the summer we have a surplus of hotel rooms and do not need anymore. And to put employee housing in a basement is a joke. This developer got away with it once before, which was a mistake by the commission, please don’t make people live in Basements.
Please identify yourself further or the town your from. This IS NOT Bob Murphy from Oak Bluffs.
Locals likely want a restaurant more than a hotel.
Many of the claims made by the developer’s agent were misleading and others were cleverly spun. Wait till you hear the other side of the story.
This project is proposed in a district of critical planning concern (DCPC) – a visually important and historic area defined by the town and agreed to by the MVC. It’s a textbook case for why the MVC is needed. Replacing the burned out single story part time restaurant with this massive 24/7 hotel, restaurant, dormitory structure with pool and a fire pit is an assault on a legacy vineyard neighborhood and views to and from the town and harbor. Hotels were needed in the past. Today vacationers have many other options. As pointed out by others, growth on an island can cause more problems than it solves. I hope the MVC will not approve this dubious project that is in exception to our wise existing laws and charters designed to keep the vineyard special.
This project is proposed in a district of critical planning concern (DCPC) – a visually important and historic area defined by the town and agreed to by the MVC. It’s a textbook case for why the MVC is needed. Replacing the burned out single story restaurant with this massive hotel, restaurant and dormitory structure is an assault on a legacy vineyard neighborhood and views to and from the town and harbor. Hotels were needed in the past. Today vacationers have many other options. As pointed out by others, growth on an island can cause more problems than it solves. I hope the MVC will not approve this dubious project that is in exception to our wise existing laws and charters designed to keep the vineyard special.
This is so wrong right from the beginning! Us Islanders don’t need anymore hotel/ motels!! Bring back a place as before for Islanders to enjoy year round! Sad how only money money works! Shame on them if allowed!