Planning board preparing floodplain bylaw, zoning proposals for town meeting

By Dolores Sauca Lorusso

A proposal to allow Accessory Dwelling Units (ADUs), a floodplain district bylaw, and zoning changes to comply with the MBTA Communities law were the three zoning changes for the spring town meeting discussed at the planning board public hearing on March 13.

MBTA Communities Law

To comply with the MBTA Communities Law, Hull is required to provide zoning capacity to produce 586 multi-family units by right, at a density of 15 units per acre, while also having no age restrictions. Although the land must be developable, it cannot be owned by the town or located in a floodplain.

Town Planner Chris DiIorio said “like the floodplain bylaw, the MBTA Communities bylaw was proposed courtesy of a higher level of government.”  The law was enacted in January 2021 to encourage the construction of housing near transportation lines. Cities and towns that do not adopt zoning changes risk losing access to grant money through programs such as MassWorks, Housing Choice funding, the Local Capital Projects Fund, and other grants.

“It started as three grants we would not qualify for if we did not comply; it has expanded to 15 and out of those, there are five we use consistently,” said DiIorio.

Grant eligibility is safe until December 2024, at which time commuter rail and “adjacent” communities like Hull must comply with the new regulations.

Patrick Finn, chair of the zoning board of appeals, said “Commonwealth MassWorks road grants paid for all the new road work completed on Nantasket Ave… a lot of money.”

According to DiIorio, with a district-wide gross density of 15 units per acre, zoning districts can include use restrictions and intensity limits, such as setbacks and height limitations. By-right uses can also be subject to site plan review standards.

“There was a lot of back and forth with the state and Hull received some relief…Initially the boundary was 50 acres, they reduced it to seven for us, but did not reduce the unit number (of 586). They also removed the requirement of being within a half mile of the ferry terminal,” said DiIorio.

The proposal is a mapping change to zones so that larger developments that already exist, such as Ocean Place and Seawatch condominiums, can help Hull meet the requirements, as well as land off Worrick Road near West Corner.

“This (proposal) does give a plan that causes the least amount of change; what is at stake is grant money, Milton is already losing it,” said planning board Chair Meghan Reilly.

Member Steve White pointed out “some inconsistencies” are being exposed by the town of Milton’s challenge to the requirement that towns comply with the law.

“In passing this, we could be ahead of resolution then we are stuck; we lose the chance to make a better rule…the HRA land won’t count, we need to amend for a town like ours,” he said.

“There has been a ton of pushback, no waivers are being given to any town…in my eyes we have done more than the fair share of creating multi-unit developments,” DiIorio responded.

The planning board suggested that the town planner present a calculation at town meeting of all the grant money the community stands to lose if the zoning changes are not enacted.

DiIorio said the planning department hopes to hear back from the state within the month. If deemed compliant, the zoning changes will be presented to town meeting in May.

Resident Lisa French said she would like to see “the planning board and other boards in Hull make a statement to fight together on this, for what they rationally already acknowledged doesn’t make sense…I don’t think we should be forced to do something not good for the town.”

“What happens if we change the zoning then the state comes back and says, now we have to build?” said resident Susan Mann. “I am nervous once we open the door we can’t close it.”

“If you zone it, the developers will build. It is disingenuous to say otherwise,” said resident C. Anne Murray.

Accessory Dwelling Units (ADUs)

Based on the recommendation at May 2023 town meeting, the planning board, along with the zoning bylaw committee and the zoning board of appeals, has been working to revise a proposed ADU bylaw.

The purpose of the ADU bylaw is to provide affordable housing that meets the changing needs of the community while offering owner occupants of single-family homes a means of remaining in their homes.

Planning board member Jeanne Paquin said she has been thinking a lot about this bylaw in reference to a state law that would allow ADUs by right, unlike the town proposed bylaw, which would require a special permit.

“There is also no owner-occupied requirement [at the state level], which is particularly damning to our town…if the town has some regulation in place, we may be able to carry it forward,” she said.

The planning board discussed changes to “simplify” the bylaw, such as removing the requirement that the unit must be occupied by a family member and that it must be an “affordable rental property that meets the regulations of M.G.L. Chapter 40B.”

Floodplain District Bylaw

According to the proposed bylaw, the floodplain district would be a zoning overlay that includes all special flood hazard areas designated on the Plymouth County Flood Insurance Rate Map (FIRM) issued by the Federal Emergency Management Agency.

The purpose of the district is to ensure public safety by reducing threats to life and personal injury and minimizing damage resulting from a warming climate, including extreme rain events and sea-level rise. Director of Climate Adaptation and Conservation Chris Krahforst said this is necessary to retain participation in the National Flood Insurance Program.

“FEMA wants sound management in the floodplain…applicants must be made aware of the impact of future climate risks on flooding,” said Krahforst.

The bylaw includes new and improved flow-through requirements in over wash flood zones. AO and AH flood zones require adequate drainage paths to be provided around structures on slopes, to guide floodwaters around and away from proposed structures.

Building Commissioner Bartley Kelly, who just went through floodplain administrator training, said that “there are flood regulations spread out for all different types of situations” and that the town must “make sure folks at town meeting understand the impact to mortgage and flood insurance if this is not passed.”

Krahforst confirmed the Nantasket Beach Overlay District is in a Coastal A zone on the map, and any building permits after the date of adoption must comply with the new floodplain bylaw. Kelly noted that the proposed Paragon Dunes development will not have to comply with the new bylaw because its permit application is already under way.

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Town to host info session on seawall work, one-way road near Allerton lagoon

The town will hold an information session about the plan to rebuild the seawall along Nantasket Avenue near the Fitzpatrick Way lagoon. Part of the project will be converting that section of road to one-way.

Click here for our previous coverage of this issue.

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After roller-coaster ride, 132-unit Paragon Dunes project gets green light

By Dolores Sauca Lorusso

On Wednesday night, the planning board voted 5-1 to approve the special permit for the Paragon Dunes development after a marathon hearing lasting over four hours.

The approval of the plans by the Procopio Companies for a four-story, 132-unit building at the site of the Paragon Boardwalk is subject to the conditions the board will review on April 3.

Members of the public that packed the room, as well as some board members, expressed concern about whether the decision was being rushed based on an April deadline for the developer to purchase the property.

“A project of this magnitude in a very compressed process…I don’t feel comfortable with it,” said planning board member Jeanne Paquin, who voted against the approval.

“The time deadline is your [the developer’s] issue not a town issue,” said resident Kelly Lynch, who also said a project this “huge doesn’t fit the scope of the town.”

Planning board member Steve White said he understood the developer’s timing, but the board could not “compromise on process.”



“It is important to go through the individual items about the size of the project, so we are sure, and the public is sure they conform to the requirements of the NBOD [Nantasket Beach Overlay District],” White said.

The next meeting on April 3 will not be a public hearing; however, as a public meeting citizens can still be present, and it will be up to the board to decide to hear public comments. Wednesday’s closure of the public hearing also means the planning board is not required to hear comments from the proponent.

“This is a big issue for the town and there should be input from the people,” said resident Sue Vermilya. “To close out the public [comment] is sending a poor message.”

Paquin and White voted against the motion to close the public hearing.

“It is a procedural issue to close the public hearing…don’t want to give the message we are done with public input or the proponents for that matter,” said White.

Procopio Director of Development David Roache said he anticipates the project to begin construction this fall, with completion in the summer of 2026.

On Wednesday, the board reviewed the NBOD Special Permit and Site Plan Review requirements to determine whether the project “substantially conforms to the Town of Hull zoning bylaw.”

The motion regarding Section E of the findings, which states “the impacts of the proposed uses on one another within the development and the extent the proposed development relates harmoniously to the terrain, use, scale, architectural character and proportions of existing and proposed buildings in the vicinity” raised considerable discussion from the planning board and Design Review Board.

The mixed-used building is within the Commercial Recreation B district and the NBOD. The building will have four stories, with three stories of residential units totaling 113,398 square feet of living space. There will be 91 studio and one-bedroom units, 40 two-bedroom units, and one three-bedroom unit.

There will be two public open space areas located off Nantasket Avenue and two access points where pedestrians will be able to pass through the building to get to the bay side of the peninsula.

Don Ritz, on behalf of the Design Review Board, asked the planning board to strike a sentence that read “The Design Review Board has been successful working closely to mold the building design into something that relates harmoniously with its surroundings and enhances the vibrancy of the area.” The board unanimously agreed.

Planning board member Jim Pitrolo said he could not support the motion to approve section E because “the town continually speaks to the size of the project…the proportions are not good for the town.”

“This section (E) is the essence of all the public comments for good and bad,” White said. “This is where it takes the personal preferences of us as board members but comes down to rules and laws to make a decision…I challenge any town to go through the process we have gone through here.”

After the meeting, DRB Co-Chair Julia Parker told the Times that her board is expecting a letter from the planning board about why it accepted the project “as-is” without incorporating the recommendations of the DRB.  Parker also said the DRB did not receive a copy of the special permit document outlining findings and conditions until the planning board began reviewing it at the meeting. She said the DRB will ask for additional conditions to be included.

At the meeting, Ritz said that although there have “definitely been improvements,” the DRB has not been able to “satisfactorily resolve” some issues regarding this project, such as “overall density, the north facade contiguous with DCR comfort station, building massing maximized on George Washington Boulevard, parking on crescent strip is an impractical forced reuse of the railroad bed, open space calculation of 15% not being concerned, and residential parking in a flood zone.”

In his presentation, Roache “connection fees and water balance fees will be paid [to the Weir River Water System] as necessary; water conservation measures will be included to reduce impacts; section of pipe adjacent to the project could be replaced to offset fees.”

Parking was also addressed among the motions about the findings and Town Planner Chris Dilorio said that “within the NBOD there is an opportunity for shared spaces; the zone encourages it…9,000 square feet of commercial needs approximately 95 spaces.”

“Encouraging reduction in required commercial parking is there are several pedestrian walkways, proponent to provide capital toward the summer trolley, and 10 months out of the year there is more than ample parking for any commercial uses,” Dilorio said.

There will be a total of 180 parking spaces. The garage level will contain 76 spaces; outdoor surface parking will contain 104 spaces and ten bike spaces will be provided.

Roache said the commercial will “feed off the beach use and commercial will rely on existing parking.”

Procopio agreed to a contribution of $25,000 to the summer trolley, but there was some debate over whether a one-time infusion of funds meets the needs of the community to support this infrastructure. The application condition of the trolley will be discussed further at the upcoming meeting.

The first finding, which states that “there is protection of adjoining premises against detrimental uses by provisions for surface water drainage, sight buffers, and preservation of light and air” raised some discussion.

All members of the board voted in favor of the first finding, except Paquin who said, “I am still not comfortable with the massing on George Washington Boulevard.”

The second finding addressed the “convenience and safety of vehicular movement and the location of driveway openings and parking areas in relation to traffic or adjacent streets.”

Lt. Ronald Solimini of the Massachusetts State Police submitted an email to Assistant Town Planner Matthew O’Sullivan on March 18 with safety concerns. The board agreed to add a condition to the project that the developer must close the loop with the State police and address their concerns.

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Town hires outside counsel to untangle confusion on retail marijuana regulations

By Carol Britton Meyer

As part of reviewing the town’s marijuana regulations, the town hired outside counsel to clarify what was adopted at the 2018 town meeting related to banning the sale of recreational marijuana in Hull and related issues and to recommend bylaw amendments to clear up any confusion.

“There are some questions as to what is actually on record with the town,” Town Manager Jennifer Constable explained at this week’s select board meeting. “Town Counsel James Lampke worked with [outside counsel] to clean up the language in the existing bylaws.”

Since the 2018 town meeting, voters at subsequent town meetings have given the sale of medical marijuana a green light and also the sale of recreational marijuana on an affirmative town meeting vote at the August 31, 2023 special town meeting, subject to the granting of a special permit.

Attorney Nicole Costanzo of KP Law presented virtually to the board a Hull cannabis bylaw update and proposed bylaw amendments that will be considered at the May 6 annual town meeting.

“We need to go back and determine what the intent of the town was in 2018 and what was amended in 2023, with guidance from the Attorney General’s office,” Constable said.

Correcting past mistakes

Mistakes were made that need to be corrected for the town’s protection, which is why the town hired Costanzo, Chair Greg Grey explained.

If the amendments pass, “that vote will supersede all prior votes,” according to Costanzo.

Constable noted that the language currently included in the warrant article could be amended on the floor of town meeting.

“We’re not changing what was passed [earlier],” she said.

The recommended amendments would add language that was included on the 2018 warrant to regulate marijuana establishments, allowing the sale of both medical and recreational marijuana but prohibiting marijuana cultivators, craft marijuana cooperatives, marijuana product manufacturers, independent testing laboratories, or any other type of licensed marijuana-related businesses.

The licensing process is a long one, requiring state AG approval of changes to the town’s bylaws approved by voters, crafting a Host Community Agreement between the businesses applying for the right to sell recreational marijuana and the town, and reviewing new Massachusetts Cannabis Control Commission procedures to ensure compliance, among other considerations.

The town is now in the process of accepting applications from potential recreational marijuana retailers, with a maximum of two permits allowed.

While the Alternative Compassion Services medical marijuana facility on George Washington Boulevard advocated for the warrant article at the special town meeting, any business could now apply for a recreational marijuana license with the town.

The proposed amendment is posted on the town website. Go to “boards and commissions” click on “select board,” and go to the top left link to access the March 20 packet that contains this information.

The select board referred the matter to the planning board for a public hearing prior to town meeting.

In other business at the meeting…

Constable reported that a discussion between the select board and school committee about the memorandum of agreement for use of the Memorial School building once it is vacated is planned for next Monday, March 25, in the morning.

The town is also working with the MBTA and Rep. Joan Meschino for repairs to be made to the Pemberton Pier “to get us through the upcoming season,” Constable said.

The board met in executive session prior to the meeting to consider the purchase, exchange, lease, or value of real property along Beach Avenue around 169 Beach Ave. and 33 Malta St. and to discuss strategy with respect to the wrongful termination suit by former schools Superintendent Michael Devine.

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Hull PorchFest donation to help high school music program pay travel costs

Members of the Hull PorchFest board delivered a check for $2,000 last month to the director and students of Hull High School’s choral and jazz bands.

More than half that money was raised at the Hull PorchFest Revival, a make-up event held in place of the rained-out PorchFest 2023 at the C-Note music club on a Sunday afternoon in November.

A HIGH NOTE. The Hull High music program recently received a $2,000 donation from Hull PorchFest. Some members of the event’s organizing team are shown at the PorchFest Revival in November; clockwise from top left, Kevin Hull, Robin Hull, Fred Meltzer, Pete Coffman, Sue Lynch, and Kathleen McKenna. [Courtesy photo]

Although the Revival was free and no merchandise was sold – instead hundreds of T-shirts and baseball caps from Porchfests past were handed out for free – attendees generously gave more than $1,000 in donations as they enjoyed hospitality served up by C-Note staff and danced to local bands Thirsty Boots, Redbeerd, The Pitfalls, and Assisted Living, all of whom donated their time and talent.

HHS music director Ian Barkon said he’s grateful to the PorchFest board, which designates different local causes each year, for choosing the music program as its recipient in 2023. He said the HHS program is small but consistently wins awards, and its biggest current challenge is covering travel costs to competitions in places like Springfield, Washington D.C., and Philadelphia.

“The generous check from Hull PorchFest will help us reduce the cost of transportation on upcoming band trips for students,” he said. “Believe it or not, the bus is the biggest expense for us. Chartering a bus for three days can run from $5,000 to $7,000. We do compete for national ratings and we’ve received two gold ratings and one silver already.”

Members of the PorchFest board are now busy getting ready for HPF 2024, which is scheduled for Saturday, September 14, with a rain date of Sunday, September 15.

Between now and then, a series of fundraisers and preview events will showcase some of the 30-plus bands and musicians who help make PorchFest such a beloved community event.

Next up is the Party At The Parrot fundraiser on Sunday, March 24, at 2 p.m., featuring complimentary appetizers, three high-energy bands, and a 50-50 raffle, plus auction and raffle items donated by Hull artists, business owners, and more. Net proceeds will go to the Hull Lifesaving Museum’s programs for local veterans, which include a coffee hour speaker series, boat-building sessions, and rowing expeditions.

“We’re excited to find the right veterans’ outreach initiative that will increase  awareness and participation in the outstanding programs the lifesaving museum is spearheading and running for local veterans,” said Sue Lynch, president of Hull PorchFest and a Desert Storm veteran who currently serves as an Army Judge Advocate General officer. “As a veteran myself, I truly believe in the importance of programs that bring veterans together because they foster the kind of camaraderie that represents the very best part of military service.”

PorchFest began in 2018 to celebrate and create a stage for the many local artists who live and play music in and around Hull. A free, all-ages event, it takes place on the porches and in the driveways of the neighborhood that spans Kenberma to Revere streets, and Massasoit to Beach avenues. For info and updates, follow Hull PorchFest on Facebook and Instagram, or visit www.hullporchfest.org.

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Shorelines - Good news about your neighbors

Charlie Gould on the road to recovery… Many know native Hullonian Charlie Gould from his many community activities and his frequent contributions to our letters to the editor page. He is recuperating at home after a recent hospital stay, and some of his recent visitors shared their good wishes with us.

From Ken Walsh, Hingham-Hull VFW Post 6053 JVC Service Officer and American Legion Post 140 Senior Vice Commander…

I stopped by and visited Charlie today for 30 minutes. He has been recovering at home since his stroke and dehydration. Charlie was in a good mood, a little weak, but doing well, considering. We talked about his service in the Korean War and his time as an instructor at the West Point Military Academy, and his service to the Town of Hull. As always, when I told Charlie that he is in our prayers, he told me not to worry, that he is praying for us, also. A man who has served our country and community all his life, and still he will pray for us, even when recovering from a stroke. We could really use people like Charlie in our communities and country today.

God bless you, Charlie! 

From Charlie’s family…

Charles Gould would like to thank the town of Hull for thinking of him and praying for him. On behalf of his nieces and nephews, we thank you, too.

He is beating the odds just like we all thought he would.

We love you, Uncle Charlie – “stay golden.”

• Congratulations to Edward “Skippy” Parent and his wife, Linda M. (Barrett) Parent, who will celebrate their 55th wedding anniversary on March 28. Both were born and raised in Hull, and Ed was employed by the highway department for almost 40 years and rose to become superintendent of streets for 22 years. Linda was a well-liked server at a number of Hull restaurants over the years. After Ed retired in 2005, the couple moved to Port Charlotte, Florida. They have three children and five grandchildren.

If you have news about Hull residents to share – birthdays, anniversaries, career and education achievements, weddings, births, and other milestones – send your information to us at news@hulltimes.com. If you include a photo, please be sure that everyone in the image is identified. Thank you!

No Place For Hate’s annual Feast of Conversations to talk about ‘tough topics’

We are excited to announce that the Hull No Place for Hate Annual “Feast of Conversations” will take place on March 24 from 1:30-3:30 p.m. at the Hull High School cafeteria.

This year's subject, “Can We Talk? Tools For Talking About Tough Topics,” will provide speakers to help us better understand how to have productive conversations in a variety of settings, from public to private.

Darryck Dean, who is a lead conciliation specialist for the Community Relations Service of the U.S. Department of Justice, and Doug Thompson, mediator, recently retired from the Consensus Building Institute and continuing as adjunct professor in the graduate program on dispute resolution at the University of Massachusetts-Boston, will share guidance and perspectives from their experiences as professional peacemakers. They will offer insight that will help us avoid the pitfalls that can undermine our communication on tough subjects. They will also discuss tools we can use to have conversations with better outcomes, even if we continue to disagree.

The format for this year’s feast will work like those in the past; after the keynote speakers, we will all participate in a series of facilitated appetizer, main course, and dessert conversations at our tables. These discussions will help us think about ways to appreciate each other’s views in a meaningful way. Table facilitators will guide our understanding and practice of these skills. Finally, each table will share their comments and ideas so that we can learn from each other and work together to strengthen the fabric of our community.

It seems to many that as a country we have lost a sense of how to disagree without separating ourselves. We hope this year’s feast will instead bring our community even closer so we can continue to stand together.

Registration is not required, but is appreciated. Visit https://bit.ly/FOCRSVP2024, scan the QR code, or email hullnoplaceforhate@gmail.com to register.

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Expect detours, delays as crews resume Atlantic Avenue project

Drivers may encounter traffic detours on Atlantic Avenue during the next three weeks as work restarts on the reconstruction project after a winter hiatus.

Construction resumed on Monday, March 18, as crews from P.A. Landers began raising manhole covers along the entire stretch of the road. Work on new drainage at the intersection of Montana Avenue (across from the entrance to Gunrock Beach) also is planned during the next two to three weeks.

According to the Hull Department of Public Works, traffic may be detoured periodically between 7 a.m. to 3:30 p.m. each day between School Street and Jerusalem Road; however, pedestrians, bicyclists, school buses, and emergency vehicles still will be able to get through the work zone. Access to homes, businesses, and town hall also will be uninterrupted.

During the winter, utilities relocated utility poles. During the next several months, project work will include installation of granite curbs, paving of sidewalks and the final road surface, installation of new signs, and line painting.

The work is expected to be complete by July.

Updates are available on the town’s website, www.town.hull.ma.us, or by contacting Joe Stigliani at jstigliani@town.hull.ma.us or the DPW, 781-925-0900.

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Paragon Carousel to host egg hunt, photos with the Easter Bunny this weekend

The Paragon Carousel is gearing up for an enchanting start to its 96th season on Easter weekend.

Join us on Saturday, March 30, from 11 a.m. to 4 p.m., for a special opportunity to capture cherished memories with the Easter Bunny. Thanks to Such Fun Photo Booth, families can have their pictures taken with the Easter Bunny from 12-3 p.m. This delightful experience promises to be a highlight of the weekend for visitors of all ages.

The celebration continues Easter Sunday, March 31, with an exhilarating Easter egg hunt on the front lawn of carousel, starting at noon sharp. Thousands of colorful eggs will be hidden throughout the carousel’s picturesque grounds, offering an exciting adventure for children and families. This cherished tradition is free for all attendees, ensuring a joyous and inclusive experience for the whole community.

Following the Easter egg hunt, guests are invited to embark on a whirlwind of fun with rides on the carousel, which will be open from 11 a.m. to 2 p.m. Revel in the nostalgia and magic of the carousel as you enjoy its timeless charm and enchanting atmosphere.

As Paragon Carousel prepares to kick off its 96th season, the team is dedicated to providing an unforgettable experience for visitors, fostering a sense of joy, wonder, and community spirit. Whether you’re capturing moments with the Easter Bunny or embarking on an Easter egg hunt adventure, the carousel promises a weekend filled with smiles, laughter, and cherished memories.

For more information, visit www.paragoncarousel.com.

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Town-owned parcels identified as potential affordable housing sites

By Carol Britton Meyer

Parcels on Gosnold Street, the land next to St. Nicholas Church on Spring Street, and the parking lot at XYZ Streets have been identified as vacant town-owned land potentially suitable for the development of affordable housing.

Consultants Jennifer Goldson and Noah Harper presented the results of a recent grant-funded town land feasibility study – which included only parcels larger than one-half acre – to the affordable housing committee last week.

THE SITE OF THE VILLAGE SCHOOL, shown at left next to the current St. Nicholas United Methodist Church on Spring Street, has been vacant since the building was taken down after the Memorial School was built. it is being considered as a lcoation to build affordable housing units. [Postcard courtesy of the Hull Historical SOciety]

“The consultants used information from the town’s housing production plan to identify the parcels, did a quick survey of all the properties to determine which ones could be appropriate for affordable housing, and came up with seven properties,” Irwin Nesoff, the select board’s liaison to the committee, told The Hull Times. “They did a deep dive on those parcels and highlighted three that could be used for this purpose.”

The Village and XYZ sites are considered more suitable, he said, because they are flat and already cleared, while the Gosnold parcel, consisting of several lots that could be combined into one, is wooded and would require removal of a large number of trees.

The Spring Street land has been empty since the former Village School was taken down after the Memorial School was built; the XYZ Streets site is the current municipal parking lot.

No conclusions reached as yet

“The meeting was for informational purposes only and no decisions have been made,” Nesoff said. “The purpose of the study was to inform the AHC so they can make a recommendation to the select board. There was no discussion about developers or whether such units would all be affordable or a mix of affordable and market-rate.”

Three members of the public attended the meeting.

“There were no concerns voiced,” Nesoff said. “There were mostly questions about the sites, and the difference between a [Chapter] 40B comprehensive permit and a friendly 40B, which is one possibility.”

With a so-called “friendly 40B,” the town works with the developer, whereas with a typical project proposed under Chapter 40B, developers are allowed to circumvent many local regulations in exchange for an affordable housing component, which means limited town oversight.

“There was some discussion about the possible use of town hall for affordable housing [once the town offices move into Memorial School], but that site is not included in the consultants’ research,” according to Nesoff. “We’re only looking at vacant town properties.”

Two smaller parcels also identified

Working with the AHC, South Shore Habitat for Humanity has identified two smaller town-owned parcels of less than one-half acre for a duplex and one-family house, one on N Street at the corner of Nantasket Avenue and the other on F Street near Cadish Avenue, according to Nesoff. The N Street land is the site of the former Bayside Theater and later the Lighthouse Assembly of God church, which the town purchased with the intention of building a new library.

The creation of affordable housing is considered a high priority since more than 37% of Hull residents pay more than 30% of their income on housing, according to the town’s 2022 housing production plan.

Another concern is that Hull’s current affordable housing comprises only 1.6% of the town’s overall housing stock, falling far short of the 10% affordable housing goal for Massachusetts.

The study is an important next step, Nesoff said, because with the large developments proposed, the town “is actually going backwards and not forward” when it comes to achieving the 10% state affordable housing threshold, referred to as “safe harbor” because doing so virtually protects the town from projects under Chapter 40B.

‘Affordable housing crisis’

“Hull is in an affordable housing crisis, and this study moves us in the right direction,” Nesoff said. “People who grew up here can often not afford to stay in Hull, and the creation of affordable housing could help them, as well as seniors who wish to downsize and people who have been priced out of the rental or home ownership market because the prices and interest rates are so high. More affordable housing could also attract more families who would enroll their children in the Hull Public Schools.”

The select board recently showed support for the AHC working with the Massachusetts Housing Partnership, at no cost to the town, to determine the best way to create affordable housing and for the committee to conduct outreach to residents about affordable housing.

The consultants’ final report will be presented to the Affordable Housing Committee on Tuesday, April 16.

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