Weighing the pressing need for affordable housing over its otherplanning principles, the Martha's Vineyard Commission early thismorning approved with heavy conditions an unusual 11-unit subdivision inthe rural outposts of Edgartown.

"This is really a referendum on us as a community. If wecan't find a way to provide homes for our working-class residents,then we fail," said commissioner Chris Murphy of Chilmark."The results of this project are damn good. I think the applicantshould be proud, and we should be proud."

"Out in this area, in the far reaches of Edgartown, I wouldlike to see us make a decision swinging in favor of rural qualities, andaway from suburban," said commissioner James Athearn of Edgartown,a well-known Island farmer who noted that the proposal was located inthe only agriculturally zoned area of the town. "A small farm,under a different set of economic conditions, could thrive there."

Mr. Athearn voted against the project, along with commissioners PaulStrauss of Oak Bluffs and Megan Ottens-Sargent of Aquinnah. Thecommission reviewed the project as a development of regional impact(DRI).

Almost all of the commissioners who spoke last night conceded thatit was a difficult decision. Many of those in favor of the project notedthat it was in the wrong location and bigger than they wished, but saidthat the desperate need for affordable housing trumped their otherconcerns.

"There are times when the economics of land do not fit withsmart growth," said commissioner Christina Brown of Edgartown."With the limited availability of land, we might have to scattermoderately sized affordable housing projects throughout all parts of theIsland."

The Cozy Hearth project aims to build 11 homes on 11 acres in athree-acre minimum zone using Chapter 40B, a state law that allowsaffordable housing developments to skirt most local zoning regulations.This Chapter 40B proposal is unusual in that the applicants - together called the Cozy Hearth Community Corporation - intend tooccupy most of the dwellings.

Island electrician William Bennett in 2002 joined with a group offamily members, employees and friends to the form the Cozy Hearth groupand pursue the housing development. They purchased the land on WatchaPath Road for $1 million.

A few commissioners said last night that they were impressed by theingenuity of the proposal, and hoped it would spark similar ideas fromother Island residents in need of housing.

"There is an agrarian aspect to this project,"commissioner Katherine Newman of Aquinnah said in response to Mr.Athearn's comments. "It really is grown out of theVineyard."

It is unclear, however, whether the applicants will choose to moveforward and develop the project as conditioned. Commissioners last nightspent four hours drafting seven pages of conditions, many of whichsuperseded or overruled offers from the applicant.

"These numbers are marginal," Mr. Best said."I'm not altogether sure that, having gone through thisprocess, they will in fact go ahead with it."

The commission decision requires that at least four of the 11 homesuse composting toilets, while the remaining units must use adenitrification septic system. The steps were taken to protect thefragile Oyster Pond watershed.

The commission also placed permanent affordability restrictions oneight of the 11 units. The applicant only offered permanent restrictionson three of the homes, with 30-year resale restrictions on another five.A number of commissioners suggested that they would not have supportedthe project without all eight permanent restrictions.

"It almost goes without saying that this [affordability] isthe shining star of this project, between the work the commission hasdone in conjunction with the applicant," said commissioner CarleneCondon of Edgartown. "It is just - just - tipping thescale for me."

"I don't want to diminish the bright star anyone elsemight see, but I still question whether this proposal is really anaffordable housing project," said Mr. Strauss. "There ispromise in this project for future affordable housing, but itdoesn't exist at the beginning."

Applicants stated during commission public hearings that theoriginal occupants would likely qualify for the homes underaffordability income restrictions, but would not be required to do so.

More than one commissioner last night noted the length of time spenton this project. The commission held four public hearings on theproposal, dating back to May, and four land use planning committeemeetings in the past month prior to last night. Commissioner DouglasSederholm of Chilmark suggested that the extensive review paid off.

"I was not here for the golf course wars, but in the timeI've been on the commission, this now holds the record for themost attention we have given to a project," Mr. Sederholm said."When it first came in the door, this would have been a slam dunkdenial in my opinion. But it is an awful lot better project now as aresult of the prodding of the commission."

During the debate last night, with almost every issue that aroseaside from affordable housing, Mr. Athearn argued that the project wouldnegatively impact those characteristics of the Vineyard that the thecommission is supposed to protect. Other commissioners countered thatthe Island would lose its culture and values if its residents are forcedto move away.

"It is painful to listen to you talk about these thingsbecause our Island is under assault," commission chairman LindaSibley said to Mr. Athearn. "But it is not under assault by thesefamilies who are looking for homes."

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