[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6392014,"mediaKeyId","2110557-fb1f48d44709501e128cc43202c0a796","parentId",2110557,"title","Madaket work group debates overlay zoning, VR tweaks and workforce-housing options","audioSeconds",1620,"startMs",2047000,"endMs",3667000,"viewUrl","/Search/View?dp=1&key=2110557-fb1f48d44709501e128cc43202c0a796&start=2047&end=3667","thumbnailUrl","https://assets.pipeline.soar.com/2110557-fb1f48d44709501e128cc43202c0a796/thumbnail_2047000.jpg","articleUrl","/articles/6392014/Nantucket-County/Massachusetts/Madaket-work-group-debates-overlay-zoning-VR-tweaks-and-workforce-housing-options","mediaUrl","https://secure.pipeline.soar.com/6392014-fea4e733d626b71c4dc6be6154e40099/orig.mp4?Expires=1770448149&Signature=bQiAUlti6iC~DfFbBls9tR6us9hvzyTy1tndsZ7XPDL2h3aWwFbMohsOw4jaZqaah~N3Ralk4B0hVrlu2Oob1obGSN1VloVIFgWuRXdDoUABQQaqgfpqTDrOuE~JOZhBmmnn5~qmkotBI3UaCxxP7erdIea5UsNPDDJ84ZIR0-I34O2v2~HnwHVq7IBMWquORdVCxo2YiNzt323So36oSZyoL2N5ysdrybGqsOvHyTWjjl-ffW9lpO0r4p~tQHEBUUFxv36MGd6evSBzZSJ2IPCNxDSwi7MHHZO0rnWxxNJE8HbSeYCmYYuLSMZD0oGNKg9he15rVDRZZ7t5eKO6xA__&Key-Pair-Id=KUT5TJCACFTXG","author","Town-County of Nantucket, MA","date","2025-01-13T00:00:00Z","article","Michael Maynard, who is leading land-use and housing work for the Madaket Area Plan, outlined a multi-part approach: redefine the Madaket boundary, cross-reference Coastal Resilience Plan priority areas, and consider an overlay district that would protect local scale and density while allowing carefully designed workforce or small-unit housing.

\"I think the more I've been studying this stuff, I think, I'm feeling more strongly that we're gonna end up coming out of this with a Madaket area plan, a Madaket area overlay district that will address a whole bunch of issues,\" Maynard said, describing options for zoning tools the group could recommend.

Why it matters: Zoning and overlay decisions would shape what kinds of housing and development are allowed in Madaket — from tiny houses and duplexes to larger redevelopment — and will affect coastal-resilience outcomes if sewer expansion or other infrastructure changes occur.

Members discussed tools and trade-offs. Joe Topham, speaking from a planning-board perspective, endorsed preserving the VR zone’s character with modest tweaks and said targeted adjustments (for example, limiting house massing on undersized lots) can be sold to the planning board and town meeting. Topham encouraged the group to be ready with draft language and to monitor a pending cottage-colony proposal that would be reviewed as a special permit by the planning board.

Planning constraints and process notes: Members noted prior guidance from a consultant (referred to in discussion as \"Andrew\") that recommended proposals be backed by local surveys before asking the town to alter zoning. The group agreed the work group — not the planning department — needs to research, draft and justify any zoning changes, and that the town planning staff typically will not initiate zoning changes on the group’s behalf.

Coastal-resilience concerns and timing: Maynard cited rough, self-identified counts showing several dozen Madaket houses in a priority-action area and many more at high risk under the Coastal Resilience Plan; he prefaced the numbers with \"my numbers may be off\" and asked the group to treat the figures as preliminary. Members said overlay rules should consider future sewer availability and grandfathering approaches so that existing households are not unexpectedly made nonconforming.

Design prototypes: The group discussed a \"cottage colony\" form — small, low-rise units modeled on existing Madaket cottage clusters — and emphasized keeping such density out of the village core while enabling tasteful small-unit housing in appropriate locations. Several members suggested grandfathering existing properties until transfer as a possible approach for phased adoption.

Process steps: Maynard and other chapter leads proposed preparing two- to three-page bullet lists, convening small Zoom subgroups to refine language and then submitting clean drafts to the chair for posting and group review. The planning-board liaison recommended preparing comments and draft language ahead of any planning-board hearing so the work group’s views can be presented in time.

Votes and next steps: No zoning changes were approved at the meeting. The group agreed to hold chapter-level subcommittee Zoom meetings in the next few weeks, produce short summary notes of those meetings, and then circulate updated drafts for full-group review.","mediaType","Video","parentTitle","Nantucket Madaket Area Plan Work Group-01/10/2025","oneSentenceSummary","Work group members discussed redefining the Madaket study area, creating an overlay district to protect neighborhood character, potential VR-zone tweaks, cottage-colony housing prototypes and how sewer and coastal-resilience guidance could affect future recommendations.","taxTitle","Nantucket County, Massachusetts","taxId",61456,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6392018,"Madaket work group pushes Chapter 5 forward; flags historic-property review at Tennessee Avenue",987,274000,1261000,"/Search/View?dp=1&key=2110557-fb1f48d44709501e128cc43202c0a796&start=274&end=1261","https://assets.pipeline.soar.com/2110557-fb1f48d44709501e128cc43202c0a796/thumbnail_274000.jpg","/articles/6392018/Nantucket-County/Massachusetts/Madaket-work-group-pushes-Chapter-5-forward-flags-historic-property-review-at-Tennessee-Avenue","https://secure.pipeline.soar.com/6392018-857851b9e5143e153637ec91e52766bb/orig.mp4?Expires=1770448149&Signature=lcj48wlQMqgDki5ukKgYMdMhJIRZYsel-TET6iWFdgLei0zwZ5ixA49KmtgTNd8Gm6uLD3XNtive9l1YdKn9dZN5gPyTvm5MxsIRV08mrVw3GJ9XXQ6ZsK78Nq1XRvy9xtgroBjUsUZLHYMhS~oDRb8ooz7Lx3BrvL~8uW0kk4SU~vU3a-jGSae6Wpz~uj9iegT4JGbM3eb0MfdwHwzFZFm9xmBVpn2y96XWatrM6UVTKj7K-512KAhh2EvnFpqjkLYoFCmbxo1pbgBCpG41s39LMlbjpKEWJt9UFUUS-pOdWPpbD1WAAm11RJHtQs~TD1dG3LLMGf4UdRtauHKORg__&Key-Pair-Id=KUT5TJCACFTXG","Bruce (chair) called the Madaket Area Plan work group meeting to order and pressed members to provide feedback on Chapter 5, the chapter on natural and cultural resources, so Peter Hafner could move the draft forward.

Peter Hafner, who chairs the chapter on natural and cultural resources, told members that he had uploaded multiple files and was partly stuck waiting for review. \"I just wanna make sure that everyone's had a chance to look at it and comment on it,\" Hafner said, asking for input or even a short “I have no comment” reply so he could proceed.

Why it matters: Chapter 5 will collect inventories and policy guidance that inform what the final Madaket Area Plan recommends on conservation land, historic resources, water quality and shoreline resilience. Members said the chapter needs clear boundaries with other chapters such as land use and reiterated that timely staff input would speed completion.

Members outlined topics they expect Chapter 5 to cover: conservation and open-space properties, beaches and piers used for emergency and public access, historic properties and Native American sites, groundwater and surface-water quality concerns (including references to the island’s TMDL work on nitrogen), landfill mining and PFAS, invasive species control, sea-level rise and viewscape/lighting protections. Kitty Pottschman asked what specific sections needed review and encouraged short, focused feedback; \"Is there anything specific that you'd like us to review?\" she asked.

Holly Backus was discussed as the town’s historic planner who could help on property-level questions. Members said Backus had limited staff capacity but could be asked to follow up; Hafner reported he had written to Backus about a developer application for 36 Tennessee Avenue that the applicant listed as built in 1975 while town records or older mapping show an original build date of 1938. Hafner said that discrepancy could affect the property’s eligibility for historic designation and that the issue was still unfolding before the HDC and Conservation Commission.

On water-quality topics, members suggested the chapter could address fertilizer use that contributes to nitrogen loads in Long Pond and Madaket Harbor and whether the plan should take positions on reducing or restricting contributors to local nitrogen loading. Members also proposed noting island-wide and local conservation groups that hold open-space parcels relevant to Madaket.

Process and next steps: Hafner and other chapter leads asked members to (a) provide short written comments in the shared Google Drive files or (b) convene small subgroup Zoom calls to discuss and refine chapter drafts before uploading changes. Members agreed that short, focused subcommittee meetings and a summary note of changes would help reduce document churn and speed progress.

Ending: The work group agreed to circulate a list of chapter leads and member assignments and to follow up with small Zoom sessions to close out outstanding Chapter 5 items. Hafner said he would accept targeted comments or short “no comment” replies that would allow him to advance the draft.","Members of the Madaket Area Plan work group urged more member feedback on Chapter 5 (Natural and Cultural Resources), discussed local historic-property review processes and asked the town historic planner for assistance on a disputed Tennessee Avenue property.","actionData","errors"]

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Madaket work group debates overlay zoning, VR tweaks and workforce-housing options

Madaket work group pushes Chapter 5 forward; flags historic-property review at Tennessee Avenue