Editorials

Hull times 8/8/2024

 Is development the right answer for the HRA land? One resident wonders…
Is it still necessary to develop the HRA land 63 years later? For six decades, the HRA land has remained undeveloped (area located between Phipps and Water streets, where our community enjoys annual events such as carnivals and bonfires and visitors rely on summer parking).

When that land was cleared decades ago, some HRA businesses moved to other locations. While the town awaited HRA development, the NBOD business district was formed and hundreds of apartments and condos were built. Both of these have contributed to our local economy for years.

At this year’s town meeting, Hull voters approved new residential zoning under the MBTA
Communities Act, enabling a significant increase in multi-family housing units in the south end of town, in an area away from beach congestion. With affordable housing requirements now in place, these developments could see affordable units. For the HRA land, adding affordable housing may be challenging due to rising construction costs to mitigate increased flood risk.

Please consider the impact of overdevelopment here if we fill the HRA land with buildings, add MBTA housing and build the 132 apartments at the arcade site. We are gradually losing recreational areas. These developments strain vital resources like water, electricity, sewer, and public safety. Before potentially selling the HRA land to private developers with no investment inHull’s future, can we pause to explore a plan that meets  coastal resiliency standards and enhances the community while still supporting the town’s economic vitality? A win-win for everyone!

With regard to economic vitality, Hull’s financial statements show a $2 million surplus in 2023, with approximately $47 million in revenue and $45 million in spending (published in our 2023 annual report, page 162). For the past four years, Hull has consistently reported revenue surpluses. Given this financial situation and the already approved housing developments, is it still necessary to maximize profit from the HRA land at the expense of losing our last remaining land, a cherished community gathering space?

 

The HRA has sought public feedback. An independent research firm conducted a survey.  Both sources indicate that open space is the community’s top priority for land use. Many respondents firmly believe that HRA Lot B and Hull Shore Commons should remain completely open for community gatherings and larger events, as this location is distanced from residential areas that could be impacted by noise and is convenient for visitors coming from the beach strip.

 

Substantial parking revenue is generated from the HRA land that could be used to enhance and maintain a large public space for recreation, community events, and parking. Adding a professional event coordinator could turn this into a popular South Shore tourist destination, aligning with Hull’s 2021 Local Rapid Recovery Plan to attract day-trippers. Let’s create a lasting and special place for both visitors and residents while boosting our economy!

 

In summary, our town has undergone major changes in the past six decades. Both residents and HRA members have proposed ideas for land use in the below links:
• Citizens’ submissions: https://www.hra02045. com/submissions-1.(Check out SOS Hull’s
presentation.)
•HRA board submissions: https://www. hra02045.com/draft-urban-renewal-plan-home.

 

Please share your feedback with the HRA and attend its in-person meetings on August 12 and 26,  where members will begin making final decisions. Meeting link and contact for feedback here:  hra02045.com.

 

Thank you, Susan Vermilya

Large-scale development is not the answer for the HRA property...
On August 12 and 26, the five-member Hull Redevelopment Authority will start to
discuss whether the HRA land will be sold to private developers for condos and apartments. It’s crucial for us to voice our preference for sustainable development and maintenance of open space for the community. With Hull at a crossroads, this is the moment to insist the HRA accept the genuine will of the people and make responsible decisions to safeguard the values of our community and protect our environment for future generations. Arguments against large-scale development on the HRA land: Sea level rise and flood risk.

 

For 50 years, Hull ranked #1 out of. Massachusetts towns for claims paid per household under the National Flood Insurance Program. It was never a good idea to build homes and critical infrastructure in a flood zone because inevitably, homeowners and taxpayers bear the cost of expensive mitigation. Now that we understand sea level rise poses a threat of chronic inundation, new large-scale development should not be built on land susceptible to flooding.

 

Coastal wetlands protection. Permanent structures would exacerbate erosion on this narrow barrier beach within a VE Velocity Hazard Zone and Coastal AO Flood Zone. Massachusetts state building code requires that structures in these zones be built on open pilings.

 

Safety concerns. Housing in VE and AO zones introduces severe risks to the safety of
residents, particularly vulnerable populations like seniors. Only two roads allow for emergency evacuation from our narrow peninsula, and both are susceptible to storm-surge flooding in low-lying areas.

 

Impact on infrastructure. Hull is already one of the most densely populated small towns in Massachusetts. New large-scale residential development would add to existing traffic and parking problems, and further stress our aging water, sewer, and electricity infrastructure.

 

Small, beach-town character. Large beachfront residential development would ruin Hull’s small-town beach community character and restrict the community’s and visitors’ access to the public beach. And luxury condos and apartments don’t align with our community’s needs. The proposed two-way road plan in the HRA Draft Urban Renewal Plan is designed to facilitate large-scale private development, but it would prevent the boardwalk and bike path promised in the DCR Nantasket Beach Master Plan.

 

The HRA land isn’t blighted. According to Massachusetts General Laws, the HRA land doesn’t qualify for “urban renewal” because it isn’t a “blighted open area” or “detrimental to safety, health, morals, welfare.” Generating maximum tax revenue from large-scale development is not the objective of renewal projects, and improving the land as a beautiful public park is not financially unfeasible.

 

Preserve a valuable natural asset. From one spectacular spot, we can watch the sunrise over the ocean and the sunset over World’s End. This natural asset should be preserved for the public in perpetuity – not sold and developed as private property for the exclusive use of a privileged group.

 

Economic benefits of public open space: Well-designed, managed, and maintained open
spaces for recreation and amusements attract residents and tourists and can generate
substantial revenue for our local economy.

 

Opposition to overdevelopment. Proposals for high-density residential development have always encountered strong resistance from Hull residents. Recent surveys and feedback sessions underscore the strong preference for public open space and opposition to large residential and commercial buildings on the HRA land.
Lisa French

 

 

 

 

 

Hull Times 4/11/2024

Many concepts are possible for reuse of the HRA land…

To the Editor: I listened to all five Hull Redevelopment Authority members who presented their proposals last week. I feel they should consider the following points as they decide how the HRA land will be improved and used.

​

At a town meeting in 1961, Hull voters supported a renewal plan for the purpose of clearing substandard and decadent areas in town to protect the health and safety of the community. Four years later, Hull residents never voted on the resolution through which HRA members assigned the HRA three additional objectives: generate revenue and reduce taxes, improve business activity, and increase property values, ostensibly excluding the option of public open space for recreational use. A 1968 renewal agreement approved at town meeting (1162-168) was modified in 1973 by HRA members; they added a clause that allowed any developer to build housing only (no hotel, motel, marina, retail, office, meeting hall, etc.). At the 1973 town meeting, Hull residents voted 141-49 to remove the clause, but a majority of HRA members simply ignored the public will. Again and again, over the last six decades, HRA members have tried to ignore what constituents (the residents who elected them) want.

​

Now, finally, the HRA should respond to the clear preference of Hull residents for public open space to be used for recreation and entertainment. Zoning should be changed to Commercial Recreation B and Public Open Space. Until the zoning is changed, the HRA should not invite or host events or activities that qualify as “public amusements or assembly” since, at any moment, the building inspector may feel compelled to enforce current zoning (which is Commercial Recreation A). Beach parking is a grandfathered use, originally permissible when the area was a business zone.

​

Hull residents do not want the HRA land – a narrow coastal zone threatened with flooding, wind hazard, and sea level rise – to be used for housing, a hotel, or large-scale commercial/retail development. A dozen “affordable” units for seniors, veterans, and first responders wouldn’t begin to address the problem of skyrocketing housing prices for residents in need. And since Hull is already one of the most densely populated towns in New England, it doesn’t need an infusion of residents just because they can afford luxury condos.

​

The majority of Hull residents don’t want the HRA to sell the land to private developers (like Procopio) to build whatever makes them the biggest profit (like Paragon Dunes). Obviously, the HRA should act in the interest of the community to ensure the HRA land continues to be an asset for the community, used by Hull residents and visitors. The HRA isn’t a private business operating in a built urban center. By definition, it should not participate, like a private enterprise, within a Business Improvement District.

Behind closed doors, the HRA organized a September 22, 1965 closed meeting with selectmen, planning board, Army Corps of Engineers, Division of Waterways, a state senator and a Boston developer to plan the filling of 125+ acres of Nantasket Bay clam flats from Rockaway Annex to Hampton Circle. They discussed how to pass legislation that would allow the sale of Nantasket Pier and other town-owned land for a private marina complex with high-rise apartments and shopping center on the landfill. At the same time (as part of a proposed “general” renewal plan, because Hull didn’t have urban blight), they also planned to fill the tidal flats between Bay Street and Edgewater Road for high-rise housing and boat storage. The real estate broker, R.M. Bradley (involved with Prudential Center in Boston) boasted that Hull would become the “hottest” real estate around and Paragon Park would no longer be an “economical” use of such valuable land. By December 1965, the HRA chair identified GS Enterprises as the developer of choice and Phillips 66 oil company as the financial backer for a $3.5-million private marina to be named “Pier 66.” Although, at the time, most residents wanted an improved marina, when they were informed about the plan, they opposed the landfill and sale of public assets to private developers. Today, it’s obvious that any HRA renewal plan should not include another marina on the protected Weir River Estuary, or the ancillary high-density housing, hotels, motels, and shopping center that those developers in the 1960s and 1970s wanted to make Hull’s marina a rival to Boston’s.

HRA improvement plans should align with the 2015 Nantasket Beach Master Plan, particularly the boardwalk and bike path. The HRA should renew active direct cooperation with the DCR, sitting at the table with representatives from other town boards, commissions and committees. The HRA should not “collaborate” through private meetings with the town manager; the town manager should periodically visit open HRA meetings. The HRA and town boards, commissions, and committees should communicate and cooperate through joint open meetings where the public can listen to the conversation. Since the HRA will no longer have a staff liaison in the Department of Community Development and Planning, the building inspector (already seated on the board) should serve that function by providing information, data, and records that part-time unpaid elected officials can’t access for themselves. Like other elected government bodies, the HRA should be provided with an administrative assistant to record and publish the minutes and assist with IT so that HRA members can focus on the work they were elected to do.

​

The solution to the problems of traffic congestion (the need for road changes) and the use of precious beachfront land for parking is obvious. The HRA should work with the town and state agencies to make off-site parking available, affordable, and accessible for all residents and visitors. The MBTA already pays a private company to provide invisible, substandard bus service to Hull. Rather than duplicate and fund a second municipal bus or shuttle system, the HRA and Hull officials are obligated, as public servants, to work together to force the MBTA to provide standard bus service (with connections to all public transit) to reduce traffic and parking lots on the HRA. Of course – absolutely – there should be at least one permanent, well-marked bus stop adjacent to the HRA parcels. Standard MBTA bus service would make it easy for bicyclists to arrive on public transportation – from Nantasket Junction on the south and from the ferry on the north – for a scenic ride through Hull. Making it easier for residents and visitors to get around in Hull (year round) would certainly benefit local restaurants and other businesses.

​

Everyone supports expanded opportunities for local retail businesses to operate food trucks, small shops, food/craft vendor stalls, sports training and equipment rental facilities on the HRA land. Incidental structures and durable, permanent infrastructure should be constructed as needed for maintenance, storage, and shelter, and outdoor electrification (powered by small wind turbines and solar panels where possible) to support the type of community activities and events that residents and HRA members have proposed, like mobile stages for concerts, festivals, carnivals, circus tents, outdoor movies, athletic events, exhibitions, etc.

​

First and foremost, Hull residents want the HRA land to become a public park that preserves, unobstructed, the open space that allows the unique and spectacular vistas that the public currently enjoy. Of course, the park should feature attractive and sustainable gardens with native plants. Hull residents and visitors deserve basic park facilities and features that other municipalities proudly provide – appropriate lighting, accessible walkways, seating, tables, informational signage, public restrooms, observation points, permanent firepits, natural “agora seating” for outdoor performances and gatherings, permanent game boards and “playground” equipment, and public art.

​

The HRA park should feature wind sculptures, water catchers, and thematic murals and sculpture (carousel horses, shipwrecks) that reference Hull’s historic and geographic significance – elements that will make this location an attractive and enjoyable destination for passive and active recreation. To prepare the terrain for sustained public recreational use, grading, permeability and landscaping should be given careful consideration in the context of inevitable sea level rise. Lisa French A

 

Hull Times 3/28/2024

HRA should concentrate on open space instead of brickand- mortar development…

To the Editor: At the March 25 Hull Redevelopment Authority meeting, board members Adrienne Paquin and Dan Kernan each highlighted a shared vision that resonates deeply with our community of Hull: the intrinsic value of open space as a cornerstone for Hull’s growth and well-being. Their individual presentations reaffirmed an essential truth – the current HRA board was chosen by a majority who advocate for the preservation of our open spaces over brick-andmortar development. I encourage everyone to watch and listen to their presentations as they were concise, logical, sourced, and passionate in their detailed proposals.

​

This moment serves as a crucial reflection point. As both Paquin and Kernan each addressed, this moment invites us to revisit the surveys, the polling and votes, as a compelling reminder of our community’s overwhelming call for open space preservation. All this talk has raised a pertinent question: While the HRA has demonstrated a commitment to inclusivity and transparency, is just having public input sufficient? The essence of public service, particularly for Joan Senatore, our state-appointed member, rests on not just hearing but genuinely listening and then responding to the community’s voice and votes.

​

It is unclear to me, why in other members’ proposals, there is a prioritization of housing despite the clear feedback that places residential development among the least desired uses for the land.This in itself is an undervaluation of the public voice.

In reference to housing, the Hull Affordable Housing Committee’s identification of areas suitable for housing shows alternative approaches to meet housing needs without compromising our open spaces. As Adrienne pointed out, due to the redrawn flood maps, regulations for housing, flood zones, and state-mandated programs “... even the state does not think it is a good idea to put more housing for additional density on these lands…” Like the majority of voters, I also align with the community’s preference for open spaces. This is not to undermine the extensive efforts and plans developed over the years but better to adapt and realign those efforts with the present community aspirations. Adrienne Paquin’s insights remind us of our responsibility to ensure that our actions genuinely reflect the town’s vision and public desire, even if it means recalibrating our goals, as the HRA has done throughout its history. Adrienne goes on to say “... Just as the HRA has evolved its goals to meet the town’s needs, we can prioritize public good, which is, in essence, priceless. We have the freedom to use this land in ways that private properties in town can’t or will not do…” Public good is priceless are words to live by.

​

As Adrienne said, “Considering the present and future of the town, the realities of climate change, the feedback from citizens, the lack of governmental obligations and the freedom of opportunity allowed by an Urban Renewal Plan, I would like to focus on a call for a sense of place. For over 40 years, the HRA land has been used to enjoy sunrise and sunsets views, access to the beach and bay and gather for community events. Why should that change?”

​

Between Adrienne’s vision of “polishing” and Dan’s plan for incorporating the DCR-Nantasket Beach master plan which is working with, not opposed to, the DCR, a real vision for open community space emerges. Dan points out, using sourced data, that proximity to open space enhances property values and that HRA, as open space, could generate $1 million per year in additional revenue for the town.

​

This pivot toward open space as our “prime directive” offers a path forward where the community’s interests and the preservation of our natural landscape remain paramount. It’s a legacy worth striving for – ensuring this community space remains a public trust. Yes, it is possible. Adrienne and Dan showed how this can be accomplished today. Not tomorrow or in years to come, like any brick-and-mortar development, which will be mired in controversy, state and federal regulations, and competing private and public interests. Adrienne points out that the simple polishing of the bayside has generated much activity at a small cost – a shining example that the public good is priceless.

​

As volunteers and guardians of Hull’s future, the challenge before the HRA is significant but not insurmountable. By genuinely engaging with the community’s clear preference for open space, the HRA has the opportunity to redefine its legacy – one that honors the collective responsibility to cherish and protect our shared natural resources for generations to come. The current HRA board has demonstrated its ability to move in this direction; with the solicitation of the public that ended with 21 open space proposals to the two signature events happening this year, the Stars Above the Circus in July and the Line Pole Competition in May.

​

Kudos to the HRA board under the chairperson, Dennis Zaia, which is meeting the challenge head-on. However, the biggest challenge is yet to come, and that includes hearing the voices and votes of the public to address the visions of open space that will keep the HRA land for the public trust in perpetuity without the need for any brick and mortar. Yes, it can be done.

I implore the rest of the HRA board to not shy away from this challenge instead, rise to meet it.

Len Markowitz A

​

Open space should be the highest priority for reuse of the HRA land…

To the Editor: Thank you to Hull Redevelopment Authority members Adrienne Paquin and Dan Kernan for their detailed, fact-driven, robust presentations for the future of our HRA land on March 25.

​

The public has spoken loud and clear – the majority of the town of Hull wants contiguous open space.

​

It was pointed out that the public feedback is documented on the HRA’s website, clearly showing the results to two questions, “What should be the three highest priorities of the HRA?” and “What should be the three lowest priorities for the HRA?”.

​

The HRA’s document states “... participants across both evenings indicated they were most interested in open space (85%), hotel/inn space (45%), and ‘other’ uses (38%).”

​

In both cases, housing ranked lower than “other” and lower than “parking.” Citizens’ biggest concerns were environmental impacts, followed by flooding/resilience.

​

When I read the summary of the February and March meetings, I noticed a common theme of preferences for contiguous open space as community space.

​

Both presentations are worth watching again as they said it best with clarity and a fact-based approach. Visit https://hulltv.net/?s=hra (search for the March 25 meeting).

​

Dan and Adrienne listened to the public input and their proposals were spot on! As Dan said, “We can do this!”

Mindy Markowitz

​

HRA members’ ideas for property’s future include ‘fresh, imaginative’ ideas…

To the Editor: Bravo to the HRA board for opening their process to the people of Hull. We have now been inspired by 20+ extraordinary presentations. 

 

Please view all on the HRA website. The ideas are fresh, imaginative, practical, environmentally sustainable, financially beneficial, and beautiful.

​

The through-line is keep the space open! Adrienne Paquin’s and Dan Kernan’s proposals provide a wealth of details and information on what can be done and how to do it. They also clearly and thoughtfully lay out the reasons why not to pursue brick-and-mortar development on this site. The sum of all the presentations redefines what kind of town Hull is, now and for our children’s children. The ideas, the energy, the dedication, and the hard work of the HRA board and the presenters light the way forward for Hull. The HRA has the opportunity, at this particular time and in this particular place, to choose a path for Hull that preserves this one small precious piece of Earth. Thank you,

Laura Leventhal

​

Hull Times 4/13/2023
Compromise is necessary and possible for final HRA plans....Laura Leventhal

 

Hull Times 4/6/2023

HRA Development should be delayed until a Master plan is created...Kevin Mulvey

​

Hull Times 3/23/2023

Hull’s planners could learn lessons from our neighbors ‘down east’...Rachel Sager

​

Hull Times 3/23/2023

‘Precious and fragile’ HRA property should be preserved...Laura Leventhal

​

Hull Times 3/23/2023

Hull has the Hope Diamond of a view-scape...Kim Draper

​

Hull Times 3/16/2023

Past failures provide opportunity for HRA to embrace open space...Philip Bellone & Patrick Finn

​

Hull Times 3/9/2023

‘Development’ need not mean pouring cement to build housing...Gisela Voss

​

Hull Times 3/2/2023

Hull has changed since formation of the HRA; its goals should change as well...Mary Jane Walsh

​

Hull times 3/2/2023

Final plan for HRA property should be part of a renewed development strategy...Maggie Merrill

​

Hull Times 2/23/2023

More questions need answers before HRA takes on development plan...Laura Leventhal

​

​

​

​

​

​

​

​

​