Oak Bluffs, MA

Copeland Plan Review Committee

Zoning Board of Appeals

The Zoning Board of Appeals will hold a virtual meeting to discuss the status of the Green Villa project. The discussion will focus on the recent approval by the MVC DRI and the applicant's appeal to the HAC. No specific votes or new decisions are listed on the agenda, only a status review.

• Status review of Green Villa project
• Discussion of MVC DRI approval
• Discussion of Applicant’s appeal to HAC

Planning Board

The Oak Bluffs Planning Board will discuss and possibly vote on proposed zoning by-law changes to submit to the Select Board, and will consider two subdivision applications: a preliminary plan for Robin's Nest (24 lots at 0 Barnes Rd) and a public hearing for Sunny Field (4 lots at 0 Sunny Field Rd). The meeting is virtual via Zoom.

• Vote on proposed zoning by-law changes from Zoning Reform Subcommittee
• Robin's Nest preliminary subdivision plan: 24 lots at 0 Barnes Rd, applicant Proskauer Associates LLC
• Sunny Field definitive subdivision plan: 4 lots at 0 Sunny Field Rd, public hearing
• Approval of minutes from June 11 and August 13, 2026

Board of Assessors

The Oak Bluffs Board of Assessors is meeting to approve minutes, discuss motor vehicle abatements, set 2027 phone and Chapter Land values, and review 2026 Gateway CP-1 reporting. The agenda is mostly routine administrative business, with an executive session possible for pending tax appeals.

• Minutes approval for July 30, 2026 meeting
• Motor vehicle abatement applications
• 2027 phone values
• 2027 FVAC Chapter Land values
• 2026 Gateway CP-1 reporting

Sign Review Committee

Wastewater Department

The Oak Bluffs Wastewater Commission will hold a hybrid public meeting to discuss a flow request from Green Villa, receive updates on the commercial district and hospital betterments, and consider approving meeting minutes. The agenda includes a possible vote on the minutes.

• Green Villa proposed request for flow (Marc Drainville)
• Update from Gail Barmakian on commercial district
• Update from Tom Hallahan on hospital betterments
• Discussion and possible vote on meeting minutes

- Select Board

The Oak Bluffs Select Board will hold a public hearing on a request from Oak Bluffs School to place five underground fuel storage tanks at 50 Trade Winds Road, followed by a possible vote on the storage fuel license application. The board will also discuss and possibly vote on proposed zoning bylaw amendments from the Planning Board, an RFP for an Economic Development Council five-year action plan, and a proposed Short Term Rental By-Law. Other business includes approving meeting minutes, payment warrants, setting a Special Town Meeting date, and several smaller items like donations and a public viewing in Healy Square.

• Public hearing and possible vote on Oak Bluffs School fuel storage license for five underground tanks at 50 Trade Winds Road
• Discussion and possible vote to accept proposed zoning bylaw amendments from Planning Board and return for hearings
• Presentation and possible vote on RFP for Economic Development Council five-year action plan
• Discussion and possible vote on proposed Short Term Rental By-Law
• Discussion and possible vote to set December 1, 2026, 7:00 pm for Special Town Meeting

- Select Board

The Oak Bluffs Short Term Rental Ad Hoc Committee will discuss and possibly vote on a proposed draft bylaw for short-term rentals, intended for presentation to the Select Board the following day. The meeting also includes approval of the previous meeting's minutes and next steps.

• Vote on proposed STR draft bylaw for Select Board presentation on 08/25/2026
• Approval of minutes from 08/20/2026

Conservation Commission

The Oak Bluffs Conservation Commission will hold a hearing on two Notices of Intent for construction projects in flood zones and wetland buffer areas. The commission will also vote on the minutes from its August 6, 2026 meeting and address any other matters. Both projects require conservation review due to their location in environmentally sensitive areas.

• Continued Notice of Intent for 114 Park Street: first floor addition, shed demolition, retaining walls, landscaping, new driveway (in 100-year flood zone and wetland buffer)
• Notice of Intent for 52 Marthas Park Road: garage, driveway, septic tie-in, landscaping (in 100-year flood zone and buffer)
• Vote on minutes from 8/6/2026

- Select Board

The Oak Bluffs Short Term Rental Ad Hoc Committee is meeting to continue its work on a simple registration form and to introduce and discuss a proposed short-term rental bylaw. The agenda also includes approval of prior minutes and next steps. This is a working session, not a final decision-making meeting.

• Continued discussion of simple registration form
• Introduction and discussion of proposed STR bylaw
• Approval of minutes from 08/17/2026

Council on Aging

The Oak Bluffs Council on Aging Board of Directors will meet to approve the July minutes, discuss an office phone update, and plan September programming, including the continuation of Matter of Balance and the start of the Bowling Program. The meeting is open to the public via Zoom.

• Approval of July 16, 2026 meeting minutes
• Update on office phone
• Matter of Balance program continuing into September 2026
• Bowling Program 2026-2027 begins Tuesday, September 29, 2026
• Administrator's report and community comment

Zoning Board of Appeals

The Oak Bluffs Zoning Board of Appeals will hold public hearings on five applications for special permits or variances related to non-conforming lots and structures. One item (Bradley) has a requested withdrawal without prejudice. The board will also approve minutes from the July 15, 2026 meeting.

• Bradley Appeal: request to withdraw without prejudice for a free-standing deck platform at 125 Seaview Avenue (Map 10 Lot 162)
• Balbino Appeal: special permit to expand existing structure on non-conforming lot at 6 Sachem Way (Map 50 Parcel 72)
• Johnson Appeal: special permit for a 17x20 carport at 37 Menahan St (Map 7 Lot 153)
• Neptune Appeal: setback relief for a swimming pool at 26 Double Ox Rd. (Map 27 Lot 21)
• Riordan Appeal: variance for existing basement access 17.8+/- from rear property line at 84 Washington Ave. (Map 22 Parcel 103)

- Select Board

The Oak Bluffs Select Board working group will review and possibly vote on a final charge to recommend to the Select Board regarding 1 Circuit Avenue. The group will also discuss its task, known information about the property, scope of work, public outreach, and resource needs. A regular meeting schedule through December 2026 may be adopted.

• Review and possible vote on draft Formal Charge and Mandate for 1 Circuit Avenue
• Discussion of known information about 1 Circuit Avenue
• Discussion of scope of work and public outreach
• Possible vote to adopt regular meeting day and schedule through December 2026
• Election of Clerk

Affordable Housing Committee

The Affordable Housing Committee is meeting to discuss updates and a community-scale analysis of town-owned lots for potential housing development. The agenda includes routine items like approving past minutes and public comment, with the analysis being the main substantive discussion.

• MVC/Community Scale analysis of Town owned Lots for housing development
• Approval of minutes from May 19th 2026 meeting
• Updates from the Chair
• Public comment period

- Select Board

The Oak Bluffs Short Term Rental Ad Hoc Committee is meeting to continue its discussion of a simple registration form and to introduce and discuss a proposed short-term rental bylaw. The agenda also includes approval of the previous meeting's minutes and next steps. This is a working session, not a final decision-making meeting.

• Continued discussion of simple registration form
• Introduction and discussion of proposed STR bylaw
• Approval of minutes from 08/10/2026

The Oak Bluffs Short Term Rental Ad Hoc Committee reviewed the draft STR general bylaw, discussing definitions, enforcement, and rule-making. They agreed not to make recommendations on the current administration and rule-making language at this time, and set a 14-day timeframe for property owners to update contact information. The committee approved the August 3 minutes and scheduled a follow-up meeting for August 20.

• Approved minutes from August 3 (with Donny Brice and Brian Packish abstaining)
• Agreed not to make recommendations on current administration and rule-making language
• Set 14-day timeframe for property owners to update contact information
• Scheduled next meeting for August 20 at 4:00 PM to review draft STR General bylaw

Parks Commission

The Oak Bluffs Parks Commission is meeting to discuss and possibly vote on a sign order, and to continue planning for fireworks. The agenda also includes a parks manager report and commissioner updates. No other substantive items are listed.

• Discussion and possible vote on sign order
• Fireworks planning

Planning Board

The Zoning Reform Subcommittee of the Oak Bluffs Planning Board will meet to submit a draft zoning reform proposal for the full Planning Board’s review. The meeting is hybrid, held at Town Hall or via Zoom, and may include procedural updates before adjournment.

• Submit draft zoning reform proposal to Planning Board

Copeland Plan Review Committee

The Copeland Plan District Review Board is holding a hybrid meeting to review and approve minutes from previous meetings on March 9, June 15, and July 20, 2026. No other substantive items are listed on the agenda.

• Approval of minutes from 3-9-26, 6-15-26, and 7-20-26

Planning Board

The Oak Bluffs Planning Board is meeting virtually to discuss and possibly vote on submitting the Zoning Reform Subcommittee's proposed changes to the Oak Bluffs Zoning By-Laws to the Select Board. The board will also approve minutes from the June 25, 2026 meeting and receive board updates. The proposals are available on the Planning Board website.

• Discussion and possible vote on proposed zoning by-law changes
• Proposed changes from Zoning Reform Subcommittee
• Approval of minutes from June 25, 2026
• Board updates

Wastewater Department

The Oak Bluffs Wastewater Commission will hold a hybrid public meeting to continue discussions on betterment fees, privilege fees, and a hookup at Tackenash Knoll. They will also discuss and possibly vote on a warrant article for the December 2026 Special Town Meeting. The agenda includes updates from the Commissioner and Facilities Manager.

• Betterments Fees Update - Timeline and Discussion (Continuation) with street list
• Tackenash Knoll Privilege, Hookup and Associated Fees (Continuation)
• Privilege Fee Update (Continuation)
• December 2026 Special Town Meeting Warrant Article Submission Discussion and Possible Vote

Cottage City Historic District Commission

The Cottage City Historic District Commission is meeting to review several applications for work within the historic district. The agenda includes determinations for a wall sign and temporary banner at 9 Oak Bluffs Avenue, a modification for an accessory dwelling unit at 3 Uncas Avenue, and a public hearing for a two-story addition at 34 Massasoit Avenue. The meeting is hybrid, with in-person and Zoom options.

• Determination: 9 Oak Bluffs Ave – install wall sign, temporary banner, double-sided sign, and glass graphics
• Modification: 3 Uncas Ave – reconstruct ADU/bungalow, add windows and door, extend porch
• Public hearing: 34 Massasoit Ave – remove rear portion, construct larger 2-story addition, replace windows and doors

Cottage City Historic District Commission

The Cottage City Historic District Commission will hold a hybrid meeting to review applications for work within the historic district. They will consider a determination for signage at 9 Oak Bluffs Avenue, a modification for an ADU and main house at 3 Uncas Avenue, and hold a public hearing for a major house addition at 34 Massasoit Avenue.

• 9 Oak Bluffs Ave: wall sign, temporary banner, double-sided sign, and white glass graphics
• 3 Uncas Ave: reconstruct ADU/bungalow, add windows and door, extend porch, adjust main house doors/windows
• 34 Massasoit Ave: remove 2-story rear portion, construct larger 2-story addition, replace windows/doors
• Public hearing at 5:15 PM for 34 Massasoit Ave

Economic Development Council

The Oak Bluffs Economic Development Council is meeting to discuss and possibly vote on the minutes of July 28, 2026, and to select a member for the Island Theater Purpose Workgroup. They will also receive updates on the Five-year Action Plan RFP, downtown banners, and building and business owner outreach. The meeting is open to the public with a public comment period.

• Vote on minutes of July 28, 2026
• Vote to select Island Theater Purpose Workgroup member
• Update on Five-year Action Plan RFP
• Update on Downtown banners
• Update on Building and Business Owner outreach

- Select Board

The Oak Bluffs Select Board will hold an executive session to discuss the potential purchase, exchange, lease, or value of the Island Theater at 1 Circuit Avenue and a property at 49 East Chop Drive. In open session, they will consider appointments, including a probationary firefighter, and vote on items such as road closures for the fireworks, a security camera policy amendment, and sending mutual aid letters.

• Executive session to consider purchase/lease of Island Theater (1 Circuit Avenue) and property at 49 East Chop Drive
• Possible vote to appoint Jennelle Gadowski as Probationary Firefighter
• Possible vote to amend Security Camera policy to include cameras in public areas
• Possible vote on road closures for Oak Bluffs Fireworks on August 21, 2026
• Possible vote to approve sending mutual aid letters to Edgartown and Tisbury Select Boards

Board of Health

The Oak Bluffs Board of Health will hold a virtual meeting to consider a variance request from Vineyard Land Surveying & Engineering on behalf of John C D Hastie for a property at 25 Maple Ave. The request seeks to reduce required setbacks for a leaching facility. The board will also discuss a well application for Jordan's Farm at 218 Edgartown-VH Rd. and approve minutes from the July 28, 2026 meeting.

• Variance request: leaching facility to property line, 10' required, 2' and 4' proposed
• Variance request: leaching facility to foundation, 10' required, 2' proposed (slab)
• Discussion: Well application for Jordan's Farm, 218 Edgartown-VH Rd., Map 40, Parcel 12
• Minutes: July 28, 2026

- Select Board

The Oak Bluffs Short Term Rental Ad Hoc Committee is meeting to continue discussions on short-term rental bylaw definitions, regulations, and compliance information. They will also review a sample registration form presented by Building Commissioner Petkus and discuss next steps. The meeting is a working session with no final decisions scheduled.

• Continued discussion on STR rental bylaw definitions, regulations & compliance information
• Discussion of sample registration form by Building Commissioner Petkus
• Approval of minutes from 08/03/2026

The Oak Bluffs Short Term Rental Ad Hoc Committee agreed to start with a simple self-certification registration process rather than full administrative inspections, to gather baseline data and avoid staffing costs. They reviewed a draft registration form and discussed penalties, including a $300/day fine and revocation after more than three violations. The committee plans to review the draft bylaw on August 17 and present it to the Select Board on August 25.

• Approved minutes from August 3 as written (unanimous)
• Consensus to use self-certification registration, not administrative inspection
• Reviewed draft two-page registration/self-certification form
• Agreed to include local contact/designated agent requirement on form
• Agreed to add state tax ID to registration form
• Decided to remove confusing violation examples from bylaw, reference codes instead
• Set next meeting for August 17 to review draft bylaw

Finance & Advisory Committee

The Oak Bluffs Finance Committee will discuss and possibly vote on two main items: appointing a member to the 1 Circuit Avenue Island Theater Building workgroup and recommending approval of a $100,000 request from the Municipal Housing Fund for Habitat for Humanity's 44 Oak Ave building project. The meeting also includes updates on 2026 FinCom initiatives, town administrator/accountant reports, and committee updates on EDC, Personnel, STR Bylaw, and Duke's County PAC.

• Discussion and possible vote for FinCom appointment to the 1 Circuit Avenue Island Theater Building workgroup
• Discussion and possible vote to recommend town approval of Habitat for Humanity's $100k request from the Oak Bluffs Municipal Housing Fund for the 44 Oak Ave building project
• Review and status of 2026 FinCom Initiatives
• Town Administrator/Accountant Updates
• Committee Updates: EDC, Personnel, STR Bylaw, Duke's County PAC

Conservation Commission

The Oak Bluffs Conservation Commission will hear three land-use applications: a first-floor addition and shed demolition at 114 Park Street, a deck expansion at 52 Marthas Park Road, and a compliance certificate at 12 Beach Road Extension. The meeting will also vote on past minutes and appoint a new chair.

• Notice of Intent for 114 Park Street: first-floor addition, shed demolition, retaining walls, landscaping, and new driveway (flood zone and wetland buffer)
• Request for Determination of Applicability for 52 Marthas Park Road: deck expansion (flood-zone buffer)
• Request for Certificate of Compliance for 12 Beach Road Extension
• Vote on minutes from June 4, 2026
• Vote to appoint Ms. Hughes as Chair

Zoning Board of Appeals

The Green Villa Working Group will meet to review the status of the project. The discussion will consider the MVC DRI approval and an appeal made by the applicant to the HAC.

• Status review of Green Villa in light of MVC DRI approval
• Discussion of Applicant’s appeal to HAC

- Select Board

The Short Term Rental Ad Hoc Committee is meeting to continue discussions regarding a rental bylaw. The group will review the Planning Board bylaw concerning the codification of short-term rentals as a legal use, including definitions and compliance regulations.

• Discussion of Planning Board bylaw codifying short-term rentals as a legal use
• Review of short-term rental definitions, regulations, and compliance information

The committee discussed a proposed short-term rental bylaw, deciding to present it as a zoning bylaw and aiming for Planning Board review by August 20 and Select Board review by end of August. They agreed on a natural person ownership definition and an annual registration system with no initial fees. No final decisions were made; the bylaw is still in development.

• Approved minutes from July 27 (unanimous)
• Agreed to present STR bylaw as a zoning bylaw
• Set deadline for Planning Board review by August 20, 2026
• Set deadline for Select Board review of general bylaw by end of August
• Agreed to use natural person ownership definition for STR owners
• Agreed to implement annual registration system with no initial fees
• Adjourned meeting (unanimous)

Planning Board

The Oak Bluffs Planning Board will meet to review and refine draft warrant recommendations for zoning reform. The agenda includes updates and discussion, but no final decisions are listed.

• Review and refine zoning warrant recommendation drafts
• Updates on zoning reform items