The Edgartown zoning board of appeals approved a special permit for a new restaurant on South Water street on Wednesday with conditions.

Brothers Patrick and Ted Courtney plan to convert a greenhouse tucked off South Water street into a restaurant. The original plan called for outdoor seating for 40 people and indoor seating for 20, but the seating plan was cut down to 49 yesterday in order to avoid the need for possible review by the Martha’s Vineyard Commission. The Courtneys hope to be open by July 1.

The plan faced opposition from the abutting inn owners, but after a public hearing two weeks ago, the Courtney brothers met with managers at the Charlotte Inn, Harborside Inn and Victorian Inn to discuss noise, smoke and seating issues.

Zoning board member Richard Knight said he wanted to encourage new businesses downtown, especially to local residents, but pressed for a firmer business plan.

“There’s a serious investment of peoples’ lives and their money in their businesses in that neighborhood, so you coming in here without a concrete plan is pretty alarming and concerning,” Mr. Knight said. “So it’s up to us to make sure that the business interests that are already there are not infringed upon by your new activity.”

“If we get this started, we’ll be heavily invested in this project,” Patrick Courtney said.

“We need it to work and be acceptable to the neighborhood in order for it to be successful in the long term. We’re going to do everything we can to make sure it works with our neighbors so we can continue to do it.”

Conditions for the special permit include a walk-through with the zoning board at the end of June, a formal review by the board July 15, no guests permitted in the back of the property behind the greenhouse, no drinks served without food and the special permit is nontransferable in the event of the sale of the property.

The Courtney brothers also need approval from the town historic district commission.