Political Action Group ACK Now Endorses Planning Board Chair’s Short-Term Rental Proposal for Nantucket

NANTUCKET, MA – October 2, 2025 – In a significant development signaling a potential shift in the long-standing debate over short-term rentals (STRs), the prominent political action group ACK Now has announced its endorsement of a compromise STR zoning proposal sponsored by Planning Board Chair Dave Iverson. This endorsement comes ahead of the Nantucket Special Town Meeting scheduled for November fourth, where the article faces the considerable challenge of securing a two-thirds majority vote to be enacted.

The Critical Threshold for Approval

The proposed zoning changes, now backed by ACK Now and championed by Dave Iverson, are poised to undergo rigorous scrutiny at the upcoming Special Town Meeting. The requirement for a two-thirds favorable vote underscores the gravity with which the community regards potential alterations to its zoning bylaws, particularly those concerning property use and neighborhood character. This elevated threshold is designed to ensure that any approved zoning amendments represent a broad consensus, reflecting the intricate balance of interests inherent in a vibrant island community like Nantucket.

Success for this article hinges not only on its intrinsic merits but also on the efficacy of its proponents in persuading a substantial majority of voters. The article itself is the culmination of extensive negotiations, involving numerous stakeholders and concessions from various parties. This collaborative effort, ACK Now has stated, is intended to enhance the proposal’s appeal and bolster its prospects of achieving the critical consensus needed for passage. The group’s chairman, Carl Jelleme, noted that the article represents “the result of finding common ground.”

Hopes for an End to Community Division

For years, the issue of short-term rentals has been a persistent source of division within Nantucket, creating friction between diverse community interests and fueling ongoing, often contentious, debate. ACK Now has explicitly articulated its hope that this compromise article will “bring resolution to an issue that has divided the community for years,” a sentiment that resonates with a broader desire for closure and a return to communal unity.

The endorsement by ACK Now, a group historically recognized for its advocacy for stricter regulations on STRs, is particularly noteworthy. This alignment signals a collective acknowledgment that a step towards consensus, even if the resulting proposal is not perfect in every detail, is preferable to a state of perpetual stalemate and division. The Special Town Meeting on November fourth presents a crucial opportunity to address these long-standing rifts and move forward.

The debate over STRs intensified following a Massachusetts Land Court ruling in June 2025, which, stemming from a lawsuit brought by island resident Cathy Ward against her neighbors and the Nantucket Zoning Board of Appeals, has introduced significant uncertainty into the existing STR zoning regulations. This legal development has lent a heightened sense of urgency to the proceedings, emphasizing the need for definitive local action to avoid potential state-level legislative intervention.

The Nature of Legislative Compromise in Governance

The Iverson proposal stands as a testament to the fundamental principles of legislative compromise, a process indispensable to democratic governance, especially at the local level. As ACK Now candidly acknowledged in their press release, the article emerged from “concessions by most of those involved in this issue.” The group further clarified that they “do not agree with every provision included in the compromise proposal,” underscoring the inherent nature of compromise: navigating differences and accepting outcomes that may not perfectly align with every participant’s ideal scenario.

This process of give-and-take is how complex societal challenges are addressed, aiming for practical, workable solutions. The success of this particular compromise, intended to protect Nantucket’s housing stock and the character and livability of its neighborhoods while allowing property owners to benefit from STRs, will ultimately be determined by the voters at the Special Town Meeting.

Dave Iverson and Select Board member Tom Dixon, who also contributed to the proposal’s development, have emphasized that the article is not necessarily their preferred option but rather a carefully crafted proposal designed to garner support from a broad spectrum of concerned stakeholders. This approach acknowledges that in local governance, achieving the necessary consensus often requires pragmatism over purism.

Details of the Iverson Proposal

The proposed zoning article, as sponsored by Dave Iverson, includes specific provisions aimed at regulating the duration and frequency of short-term rentals. These details are central to the compromise being presented to the voters:

• Rental Day Limits: The proposal seeks to limit the number of days a building can be utilized as a short-term rental. Specifically, it suggests a cap of 49 days between June 15 and August 31, and no more than 70 days within any given calendar year.
• Occupancy Cap: To manage the intensity of STR use during peak periods, the article proposes a limit on the number of changes in occupancy permitted during the summer season, setting this cap at seven.
• Hosted Stay Exemption: A key element of the compromise is the exemption for “hosted stays.” This provision applies when an STR operator resides in the building being rented out or in another structure situated on the same property. This distinction aims to differentiate between commercial operations and owner-occupied rentals.
• Accessory Use Codification: The zoning article also intends to formally codify short-term rentals as an allowed accessory use within Nantucket’s zoning bylaws. This would provide a clearer legal framework for STRs.

ACK Now’s Evolving Stance and Historical Context

ACK Now’s endorsement marks a significant evolution in its approach to STR regulation. Historically, the organization has been a leading voice advocating for more stringent controls. In the lead-up to past town meetings, ACK Now had been actively involved in developing its own STR proposals, with input from local legal counsel, and had voiced strong opposition to articles that they believed would permit “unrestricted, unlimited commercial STRs islandwide.” For instance, their public communications have urged a “NO” vote on articles that would legalize full-time STRs anywhere, arguing that such measures would pave the way for unlimited commercial STRs across residential neighborhoods and could not be easily undone.

The group’s focus has consistently been on protecting Nantucket’s housing stock, preserving the character and livability of its neighborhoods, and safeguarding the island’s community. They have advocated for “reasonable guardrails” for short-term rentals, distinguishing between the ability of year-round and seasonal residents to rent out their primary residences and the operation of homes as full-time STR businesses.

The present compromise is seen by ACK Now as a pragmatic step. While acknowledging that the Iverson proposal is not their ideal scenario, their willingness to endorse it reflects a strategic recognition of the challenges in achieving consensus. Their press release emphasized that the article’s development involved “concessions by most of those involved in this issue,” illustrating the give-and-take inherent in legislative processes.

The Long Road to Compromise: Previous Attempts and Legal Challenges

The path to the November Special Town Meeting has been paved with numerous attempts to legislate STRs, many of which have fallen short of the required supermajority. The May 2025 Annual Town Meeting saw four articles related to STRs, with Article 66 – an attempt to add STRs as a permitted use in zoning bylaws – failing despite receiving approximately 59% of the vote, short of the 67% needed.

Other articles proposed during that meeting included stricter regulations, such as length-of-stay requirements, owner-use mandates, and caps on the total number of STR properties allowed, with Article 69 being notably defeated. These past failures highlight the difficulty in finding common ground among the diverse perspectives on STRs.

Adding urgency to the current deliberations is the legal landscape. The 2021 Massachusetts Supreme Judicial Court decision in Styller v. Lynnfield set a precedent by ruling that certain short-term rental uses might be inconsistent with residential neighborhoods, casting doubt on the legality of STRs under existing zoning. More recently, the June 2025 Land Court ruling in favor of Cathy Ward’s lawsuit against her neighbors and the Nantucket Zoning Board of Appeals has further destabilized the regulatory framework. This ruling underscores the potential for external legal forces to dictate Nantucket’s approach to STRs if local authorities cannot establish a clear and enforceable set of regulations.

The concept of “legislative compromise” is particularly relevant in this context. It involves acknowledging that a perfect solution for every stakeholder is often unattainable. Instead, the goal becomes crafting a proposal that, while imperfect, is broadly acceptable and allows the community to move forward. The Iverson proposal, with its negotiated limits and specific exemptions, is presented as such a compromise, designed to balance property rights with community preservation.

Looking Ahead: The November Special Town Meeting

The Nantucket Special Town Meeting on November fourth is set to be a pivotal moment for the island’s future regarding short-term rentals. The endorsement of Dave Iverson’s compromise article by ACK Now represents a significant effort to unify disparate viewpoints. The proposal’s success will depend on its ability to resonate with a broad electorate, convincing them that it offers a balanced and sustainable path forward.

The stakes are high: failure to enact clear regulations could lead to continued legal uncertainty or even state-level intervention, potentially impacting Nantucket’s tourism economy and its unique character. The community’s decision on November fourth will reflect its collective judgment on how best to navigate the complex interplay between property rights, economic vitality, and the preservation of the island’s residential fabric for generations to come. The coming weeks will undoubtedly see robust debate as proponents and opponents articulate their positions leading up to the critical vote.