Nantucket Land &
Water Council

NLWC News

2024 Special Town Meeting – NLWC Recommendations

Anna Day • September 6, 2024

2024 Special Town Meeting – Tuesday, September 17th at 5:00 PM
Nantucket High School Auditorium

Nantucket’s community depends on the vitality of its sustainable natural resources.


Vote Environment First >

The Nantucket Land & Water Council’s (NLWC) mission is to preserve the health of Nantucket’s environment and community through the protection of our land and water resources. The NLWC has reviewed the Warrant for the September 17th, 2024 Special Town Meeting and offers the following comments on articles which could affect the island’s unique and valuable natural resources.


ARTICLE 1: NO Zoning Bylaw Amendment – Regulating Nantucket Vacation Rentals


The Short-Term Rental industry (in particular investor-owned commercial STRs) contributes to more intensive use and (re)development of properties on Nantucket. This places increasing and measurable pressure on the island’s natural resources and infrastructure, from the health of our aquifer, ponds, and harbors to solid waste management, water and sewer. We support the promulgation of restrictions and regulations that address the Short-Term Rental industry in a balanced way that is consistent with Nantucket’s local traditions while protecting against unfavorable depletion of our Island’s natural resources that we all want to prevent.


The NLWC does not support Article 1 as drafted. We do support the proposed limit of one STR per person and the new owner restrictions and agree with the changes made by the Planning Board in their motion. However, Article 1 still does not go far enough to limit existing and disincentivize new investor owned STRs. This use of STRs as an investment leads to the continued unsustainable type of development and use that will negatively impact the long-term health of Nantucket’s environment.


ARTICLE 2: YES Zoning Bylaw Amendment – Regulating Short Term Rental Use


The NLWC supports Article 2 as drafted. This is the only article that upholds STR use to a traditional Accessory Use as currently defined in the Zoning Bylaw. This article allows for all Nantucket residents to rent their homes but requires that use of a dwelling as a STR be less than the dwelling’s principal use as a residence. As such it limits existing and disincentivizes new investors from purchasing property to be rented out purely as a business.


Article 3: NO Zoning Bylaw Amendment – Regulating Short Term Rental Use The NLWC does not support this article. It does not meaningfully limit STRs for new or existing owners and does not acknowledge the community’s clear desire for increased regulation that protects our environment. It does not limit existing and disincentivize new investor-owned STRs.


Article 4: NO Zoning Bylaw Amendment – Regulating Short Term Rental Use


The NLWC does not support this article as drafted. We support the requirement for residing on Nantucket, the limit of one STR per person, and the new owner restrictions. However, Article 4 does not go far enough to limit existing and disincentivize new investor owned STRs which lead to the continued unsustainable type of development and use that will negatively impact the longterm health of Nantucket’s environment.


Article 5: YES General Bylaw Amendment – Short Term Rentals The NLWC supports this article to clarify restrictions against corporate ownership of Short Term Rentals. This will help to further limit existing and disincentivize new corporate ownership of STRs.


Article 8: YES Zoning Bylaw Amendment – Issuance of Building and Use Permits – Demolition Delay The NLWC supports this article to extend the period of time allocated for owners to implement repurposing and reuse of buildings on Nantucket. The recycling and reuse of materials will not only help to preserve our historic structures but will help reduce construction and demolition waste which fills our landfill and poses challenge for Nantucket’s solid waste management.


Article 9: NO Zoning Bylaw Amendment – Apartment Community The NLWC supports the Planning Board’s motion to take no action on this article. This proposed amendment would greatly increase the potential ground cover, density and number of dwelling units allowed in all residential districts across the island. There has been no evaluation of the implications of this article on island buildout or infrastructure.


Article 11: NO Zoning Map Change – LUG 2 to R5 – 44 Skyline Drive The NLWC supports the Planning Board’s motion not to adopt this Article. This proposal to change minimum lot size from 80,000 sf to 5,000 sf would allow for an increase in density 16 times what is allowed under current zoning.


Article 12: NO Zoning Map Change – LUG 2 to R5 and R20 to R5 – 13 and 13A Woodland Ave The NLWC supports the Planning Board’s motion not to adopt this article. This proposal to change minimum lot size on these lots from 80,000 sf and 20,000 sf respectively to 5,000 sf would allow for an increase in density close to 16 times what is allowed under current zoning.


Article 13: NO Bylaw Amendment – Sewer District Map Change – 44 Skyline Drive The NLWC supports the Finance Committee’s motion not to adopt this article. The Sewer Commissioners also voted not to add this parcel to the Town Sewer District.


Article 14: NO Bylaw Amendment – Sewer District Map Change – 13 and 13A Woodland Ave The NLWC supports the Finance Committee’s motion not to adopt this article. The Sewer Commissioners also voted not to add these parcels to the Town Sewer District.


Article 15: NO Bylaw Amendment – Sewer District Map Change – 42 Monohansett Road The NLWC supports the Finance Committee’s motion not to adopt this article. The Sewer Commissioners also voted not to add this parcel to the Town Sewer District. The NLWC does not support this article as drafted. We support the requirement for residing on Nantucket, the limit of one STR per person, and the new owner restrictions. However, Article 4 does not go far enough to limit existing and disincentivize new investor owned STRs which lead to the continued unsustainable type of development and use that will negatively impact the longterm health of Nantucket’s environment.

Summer Development Internship at Nantucket Land & Water Council

By Anna Day • February 6, 2025
Location: Nantucket Island Hours: 25-35 hours per week Compensation: $22 per hour

NLWC Raises Critical Water Quality Issues with Surfside Crossing’s 40B Proposal

By Anna Day • January 29, 2025
The remand hearing for Surfside Crossing’s 156 unit 40B development is ongoing before Nantucket’s ZBA, and the deadline for the public hearing has been extended to February 21st . Last fall when the remand hearing began, the NLWC hired two professionals to assist us with reviewing the current plans for the 18 condo buildings and onsite development . One of our consultants, Sean Reardon, is a professional engineer who has worked with a number of ZBAs across the state assisting as their peer review engineer on 40B projects. The second, Scott Horsley, is a renowned water quality specialist who has helped us take a closer look at the implications of the proposed development on the island’s groundwater and public drinking water supply. They discovered some critical issues with the project’s design that have raised major concerns with the ZBA . What Reardon and Horsley’s reviews have brought to light about the proposal is a lack of compliance with the state’s Stormwater Management Standards as well as the MA Drinking Water Regulations and an important provision in Nantucket’s Zoning Bylaw governing development within our Wellhead Protection District. Almost the entire 13.5 acre Surfside site lies within this environmentally sensitive area . The Wellhead Protection District was established to protect the region of our aquifer that contributes to the public water supply wells (this region is also called a Zone II region). The bylaw provision sets a standard that only up to 15% of a property within the Zone II can be developed as impervious surfaces unless it can be demonstrated that at least 95% of the stormwater is properly recharged into the aquifer AND there will be no degradation to groundwater quality. I mpervious surfaces typically include things like parking lots, roadways, and buildings, where precipitation is impeded from naturally infiltrating into the ground . Instead it runs off the surface carrying pollutants or contaminants with it. The aggregate amount of impervious surfaces proposed by project developers is three-and-a-half times (3.5x) the limit imposed by the Drinking Water regulations and the Nantucket bylaw. Modern stormwater infrastructure can do a great job of managing flooding by infiltrating run off into the ground, but without proper pre-treatment many of these contaminants are carried directly into our groundwater as the natural filtration provided by vegetation and organic soils have been eliminated. To date, the developers have made no attempt to address these critical issues and have only responded with attempts to justify their lack of compliance with this standard based on a lack of proper enforcement at other sites within our Zone II on the island. The scale of this project and magnitude of disturbance, clearing 13 acres of natural vegetation and converting 6.48 acres (52% of the site) to impervious surfaces, warrants more effort than simply relying on what others have gotten away with elsewhere. As Nantucket continues to develop throughout the mid-island area, much of which is within our Zone II, it is critical that we take better care to ensure that these developments do not cumulatively degrade our public drinking water supply, and implement the state and local standards for managing impervious surfaces and stormwater properly. We will continue to advocate against the proposed project, which fails to meet state standards for stormwater management and does not adequately prevent the pollution of our public water supply. We encourage all community members to participate in the public hearing and raise any concerns you have about the project with the Zoning Board of Appeals. The ZBA is scheduled to hear this matter on Feb 3, from 1pm - 4 pm, on Feb 4, from 11 am - 2 pm, and on February 19, from 1 pm - 4 pm. Our submission to the ZBA on these issues can be found here. The ZBA’s entire Surfside Crossing packet as of 01/24/25 can be found here: https://www.nantucket-ma.gov/AgendaCenter/ViewFile/Agenda/_01242025-14728?html=true .

The NLWC Advocates for Appropriate Mitigation of Existing Geotubes

By Anna Day • January 10, 2025
The Conservation Commission recently signaled their likely approval of a positive permit for the geotube expansion project proposed jointly by SBPF and the Town of Nantucket. As data collected by project consultants indicates, the geotubes are detrimental to the environment, increasing the erosion on surrounding beaches. The NLWC takes the strong position that there are much more appropriate and less harmful alternatives, especially given that the Town’s engineers have determined the relocation of Baxter Road can be completed by 2027. The fact is that the existing stretch of geotubes remain out of compliance with the current permit issued by the Conservation Commission due to SBPF’s failure to provide the required mitigation sand. It has been demonstrated by two independent coastal engineering experts that the failure to contribute the required mitigation (a sand deficit now well over 100,000 cubic yards) has already resulted in significant damage to the Town-owned coastal beach as well as privately owned properties to the north. This includes existing and increased future risk to the Lighthouse property. This violation of SBPF’s permit resulted in a removal order which was upheld by Superior Court, and is still outstanding. The Draft Order Of Conditions, which the Commission is currently deliberating, includes a finding (#17) that states this new permit will replace the removal order. However, the Draft OOC does not contain any specific information on how SBPF and the Town, as co-applicants, will be required to account for the immense and growing deficit of sand. We have asked the Commission to specifically discuss this matter at their next public hearing (scheduled for January 15th). If a positive OOC is issued, and a requirement to contribute the missing volume of sand is not clarified, SBPF will be rewarded with an expansion of the geotubes that they have failed to maintain in compliance with their current permit. Environmental permitting that considers negative impacts to natural resources always follows the premise of first avoiding adverse impacts, if those impacts cannot be avoided they must be minimized, and if adverse impacts cannot be avoided or minimized they must be mitigated. The entire permitting process is broken if an applicant is allowed to negatively impact multiple resource areas in such a significant way without mitigating those impacts. The mitigation conditioned in the previous permit was determined with SBPF’s own data, supported by MA DEP, and agreed to by SBPF. In the meantime SBPF and the Town are proposing to quadruple the size of this project. If the Conservation Commission does not condition this permit to require the addition of adequate mitigation sand to account for the full deficit, it will be the most egregious violation of a wetlands permit I have ever seen in my two decades of reviewing hundreds of projects. The Commission should not be complicit in its lack of enforcement. This would set a precedent that is simply unconscionable for a regulatory entity. We are looking to the Conservation Commission to ensure that this does not happen. As a co-applicant, the Town will ultimately also be responsible for the implementation and enforcement of this permit. As owners of the coastal beach and bank that has already been damaged by the existing installation, they should also be insisting that the full deficit of sand be provided by SBPF prior to new construction. The Town should also ensure that they are not ultimately left with the liability for providing this sand which was the prior responsibility of SBPF. Town Administration and the Select Board (as co-applicants), and the Conservation Commission as our regulatory authority must set the right example and precedent and follow through on appropriate enforcement of the geotubes that already exist before allowing any more to be constructed. Should they fail to do so, the damage to our coastal environment and resources will be irreparable. Emily Molden Executive Director, Nantucket Land & Water Council The next Conservation Commission Public Hearing on the proposed geotube expansion is Wednesday, January 15th 10:00am-12:00pm in the Trailer at 131 Pleasant Street.
MORE NEWS
Share by: