PLANNING BOARD ARTICLE 2-A COMPROMISE OR A CAPITULATION?

A Special Town Meeting (STM) has been called for November 4, 2025 at 5PM

WHY IS A SPECIAL TOWN MEETING NECESSARY?

• Although ATM 2025 Article 66 , which we supported to codify Nantucket Vacation Rentals as a specifically permitted use, got a clear majority of the votes, it fell 58 votes short of the necessary 2/3 majority required to pass a zoning bylaw.  However, the restrictive STR articles suffered significant defeats, which increased as the debate continued on the town meeting floor.  
• ATM voters overwhelmingly approved the Seasonal Communities designation warrant article (82).  This is great news for the island and an additional, powerful tool in its initiatives to create more affordable and attainable housing for town employees and the island's workforce.  The designation requires the existence of "High rates of short-term rentals in relation to the overall housing inventory (about 12% on Nantucket); and a high percentage of seasonal, occasional or recreational use (> 60% on Nantucket)."
• During the Ward vs. Grape/TON trial, it was learned that an inadvertent removal of definitional references to residential rentals and leases was removed from Nantucket's zoning in 2015. The Judge's ruling in the trial was issued shortly after the voters failed to pass any STR zoning articles and simply stated, no short term rentals are permitted in residences other than room rentals within a dwelling where the owner or full-time tenant is present.  This is not Nantucket's predominant rental model, so this ruling is a clear signal that the voters must fix the hole in zoning, and do so as quickly as possible to avoid additional challenges/lawsuits and provide a wider ability to host vacation rentals so that legal leases can be signed throughout the off-season and for the 2026 summer season.  As intended, his ruling satisfied noone and the town has filed an appeal.  In order to 'stay' the enforcement of this ruling, the Grape family agreed to stop leasing their home as a STR while the town's appeal moves forward.
• As a result, an ACK-Now sponsored draft zoning bylaw emerged and the Select Board offered legal mediation between interested parties to craft a consensus (set of) bylaw(s). Negative public feedback followed. so they chose instead to request that the Planning Board and Planning and Land Use (PLUS) department reach out to interested parties and attempt to craft a consensus that could be put forward at the 2026 ATM in May; deciding not to call a 2025 Special Town Meeting.
• In mid-September, a citizen-sponsored zoning bylaw amendment with over 300 signatures supporting and clarifying the specific right to rent residential property for any length of time, was submitted and certified by the town clerk.  This submission requires the town to hold a Special Town Meeting within 45 days and it was announced that this will take place on November 4 with public hearings held October 9 (Planning Board), October 10 (Finance Committee) and Select Board (October 15) as the required warrant preparation process kicks in.  A 'compromise' set of draft zoning/general bylaw articles, based largely on the ACK-Now proposal, has also been placed on the warrant by the town as an alternative. 
• There are only 2 articles to consider so it is well worth your time to be registered to vote and make your voice heard.  The Town STM 2025 Website is live and will continue to have new information posted.  The adopted warrant (only 8 pages!) and STM timeline are posted there now. Stay tuned for key public meeting details (Zoom registration/Agendas) here.

WHY SHOULD YOU ATTEND STM AND VOTE YES ON THE CITIZEN SPONSORED ARTICLE 1 ???

CLICK HERE FOR DETAILS (SUMMARY BELOW)

• Nantucket businesses rely on a steady stream of island visitors and 90% stay in STRs (this article is sponsored by a local charter fisherman who does not rent his home)
• The town budget receives more than $8.5M annually in STR excise taxes and Community Impact Fees (plus meals taxes paid largely by visitors) - any reductions in those visitor-paid taxes means cuts in services/capital projects and/or increased property taxes
• You may never plan to rent your home but your kids may need to - why give up that right?
• Nantucket voters should decide - not a Land Court Judge
• Retention of Nantucket's Seasonal Community designation unlocks Affordable Housing funds
• The STM will be short, held in the off-season and focused on this issue - it's well worth your time to put this issue and its divisiveness, to bed
• The unambiguous article is simple, clear and will moot current lawsuits, facilitate enforcement and prevent future challenges; it requires compliance with all existing and any future general bylaw STR regulations passed by the voters

OUR OPINION: We cannot wait until spring.  The families who count on rental income or need the affordable housing funding and initiatives provided by the Seasonal Communities designation cannot wait until 2026 to vote on a zoning fix.  And how can the town prepare a budget when 10% of its revenues are at risk due to this constraint on the island's primary source of visitor lodging?  The time is NOW and the means is support for the citizen-sponsored warrant zoning article that clarifies the right to rent  residential dwellings for any length of time .

Kathy Baird for Nantucket Together 

 ProcessFirst was selected by the town to delve into online rental platform, MA State STR registry, home sales data and combine it/ compare it to the extent possible with similar data being independently aggregated by the Nantucket Association of Real Estate Brokers (NAREB), removing duplicates and protecting personal information.