Board hears town manager’s $52.6M budget plan; sets HRA parking capacity at 900 cars

By Carol Britton Meyer

The select board addressed a full agenda this week – from an update on the new 125-foot Strawberry Hill water tank and appointing members to the town’s USA Semiquincentennial (250th) Anniversary Committee to the proposed fiscal 2026 municipal budget and a follow-up discussion with the Hull Redevelopment Authority.

Town Manager Jennifer Constable presented a proposed $52.6 million fiscal 2026 municipal budget, representing a 4.84%, or $2.4 million, increase over the fiscal 2025 figure.

Major expenditures include health insurance, pension liability, and collective bargaining agreements, debt, seawall repairs, and restoration of Fort Revere, among others.

Included in the operating budget are the addition of two full-time fire department paramedic/EMT positions; a patrol and desk clerk position for the police department; and union and non-union salary adjustments.

Capital recommendations include IT system upgrades, town website upgrades and redesign, public safety replacement vehicles, a columbarium for the cemetery, repairs to the Draper Avenue pump station, DPW barn and salt shed, and fences, funds for the 250th celebration, and townwide line painting and seawall program.

Constable noted that there is no proposed operational override of Proposition 2-1/2, which is not the case in a number of surrounding towns.

The May 5 annual town meeting has the final say on all warrant articles, including the proposed school, municipal, and capital budgets.

Click here for the town manager’s budget presentation to the board.

Strawberry Hill water tank update

On a separate agenda item, Weir River Water System Managing Director/Superintendent Russell Tierney told the board that the new one-million-gallon Strawberry Hill water tank is expected to be online by fall 2027. A new pump station will be located in Hingham.

The tank, which will improve water quality and stabilize the pressure in the system, will display the name of the water company and also “Welcome to Hull.”

Tierney said he intends to talk to the neighbors living in the area to update them on the project. The new tank will be about double the capacity of the former 100-foot Strawberry Hill tank, which was taken down after a 2008 study by the water company determined the 75-year-old structure was no longer needed.

“We’ll do a balloon test [to show how high the water tank will be],” Tierney said.

While no rate increases are planned for fiscal 2026, an annual capital investment charge of about $65 a year per single-family dwelling will be added to customers’ bills starting July 1 to pay for the final design and construction of the water tank.

In other WRWS news, Tierney reported that $16 million in infrastructure repairs were made without the need to raise the rates.

In other business…

• Constable presented the annual $11.5 million annual light plant budget, which goes by the calendar year instead of the fiscal year.

A rate increase is under consideration. “There hasn’t been one for some time,” she said.

The issue of the generators that have been rented for the past several years in the case of a National Grid power outage was raised during the meeting.

To date, $3.5 million has been spent, while the generators have kicked in only for a few hours during that time period.

“The light board has been debating this issue,” light board member Tom Burns said. “Some members want to keep them, while others want to get rid of them.”

Select board member Jerry Taverna noted that some residents have purchased their own generators but don’t receive a credit on their bills.

Select board member Brian McCarthy noted that there have been “unprecedented high winds in the last few months, and there have been no power outages.”

Chair Irwin Nesoff suggested inserting a questionnaire in a light bill to gauge ratepayers’ interest in continuing with the generators in subsequent years.

• At his request, former select board member John Reilly was appointed as chair of the town’s 250th anniversary committee. He also chaired a similar committee to celebrate Hull’s 375th anniversary.

Board member Greg Grey, who also served on the 375th committee, was appointed to the 250th committee as the select board’s liaison.

Overall, the committee is charged with planning townwide activities commemorating the 250th anniversary of the Declaration of Independence; focusing on remembrances concentrated throughout 2025-26; coordinating events related to the founding of the country; and aligning Hull events with other local, state, regional, and federal commemorations.

“We’re thinking about a yearlong celebration, including fireworks, music, art, the town’s and country’s history, a field day, gala, and maybe dances, and the committee will update the board monthly,” Reilly said. “It will be an inclusive event, with a theme that could be ‘The promise of America.’ We’re ready to go.”

There will be numerous community events offering volunteer engagement for interested residents with a passion for local history.

Peter Preble, pastor of St. Nicholas United Methodist Church, Hull Lifesaving Museum Director of Development Maureen Gillis, and former town counsel James Lampke already have been appointed to the committee.

• In a follow-up to a select board discussion with the Hull Redevelopment Authority a couple of weeks ago, the main subject this week was whether the board would support the HRA’s inclusion of 900 parking spaces in the request for proposals for a parking lot operator this summer. The paid parking season begins May 1. Board member Dan Kernan was unable to attend.

Following a brief discussion, the board voted 4-1 in favor of allowing 900 cars to be parked in lots A, B, and C.

Grey was the nay vote. “This was never the intent for the property,” he said.

Zaia noted that there have been three responses to the parking operator RFP already.

The affirmative vote was contingent on the HRA working with the town’s piping plover ambassadors again this year to educate beachgoers about the plovers’ presence.

Select board member Brian McCarthy said he might not be inclined to vote in the affirmative again next year if there’s no plan for use of the HRA property by then – noting, half jokingly – that he would like to that happen in his lifetime.

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Redevelopment authority members seeking a ‘truly integrated vision’ for property, adjacent DCR land

By Carol Britton Meyer

A Hull Redevelopment Authority board member prefaced this week’s continuing discussion of “Option 3” of the draft Urban Renewal Plan by reading a lengthy statement centering on the oft-repeated word “compromise” with regard to the board’s varying opinions on the best uses for the property and also on the importance of engaging all stakeholders in the process.

SOURCE: HRA VICE CHAIR DAN KERNAN

“Before we even talk about buildings or parks, this board needs to step way back,” member Dan Kernan said. “For 60 years we have been trying to make something without talking to all the stakeholders, without talking to all the neighbors, and without talking to all the citizens. Before we make something, let’s gather all the requirements and the constraints from all of these parties.”

Kernan, whose remarks are published as a letter to the editor in this edition of the Times, said his goal is to arrive at an “overarching vision” for the land.

“We often talk about compromise, but that raises some critical questions: With whom are we compromising and just as importantly – who is being asked to compromise?” he asked.

Other questions he asked were who the real benefactors of this development are; who the stakeholders are; and who the HRA is accountable to?

The redevelopment authority was formed in the 1960s under a federal program to revitalize urban and suburban neighborhoods. The HRA’s original footprint – designated Town Center No. 1 – encompasses the land between the beach and bay from Water Street to Phipps Street; at one time, the authority planned to expand its territory into three additional districts that stretched south toward Atlantic Hill.

Much of the HRA land has been vacant since the 1970s, when homes and businesses were taken by eminent domain by the authority and bulldozed, burned, or relocated in anticipation of development proposals that never materialized. The HRA has been working for the past several years to create a set of guidelines for future development.

A 2023 version of the URP envisioned several uses for the property, including a boutique hotel and buildings with ground-floor retail and residential units on the upper floors. For the property north of the DCR parking lot near Monument Square, options included affordable housing or beach parking and event space. The HRA stepped back from that plan and has embarked on the current process to rework the URP, which the authority is calling “Option 3.”

Creating ‘a truly integrated vision’

One of Kernan’s main points is the importance of collaborating with the Department of Conservation & Recreation, which controls Nantasket Beach and the adjacent Reservation land and roads, “to create a truly integrated vision for this land.”

He also expressed concern about the fact that “hundreds of beach parking spots are at stake,” depending on the final use of the property.

Kernan encouraged listening to the thoughts and ideas of abutters, local businesses, and the families of those who were displaced from the HRA property more than 50 years ago.

Another suggestion is to collaborate with other nonprofits or funders to help bring about a vision for the HRA property.

“We should not be compromising among the five of us,” Kernan said. “This land is the crown jewel of Hull – and we are at a crossroads. We have a choice whether to rush into a decision that does not fully reflect community needs or to take the time to build something truly special, shaped by the voices of the people who live, work, and visit here. Let’s choose wisely.”

HRA member Adrienne Paquin again brought up the idea of the HRA doing a survey, and the thought of a nonbinding referendum ballot question was also floated.

Member Bartley Kelly noted that there has already been a “ton” of public input and a “ton” of public process so far.

The conversation circled around to a brief discussion about the select board’s role in the URP process, the need to keep the lines of communication open, and that the select board’s approval of the HRA’s final plan is required before submitting it to the state.

HRA members also provided feedback to Kernan’s comments.

“That was a great summary,” member Joan Senatore told Kernan. “You’ve given everyone a lot to think about.”

She suggested that the HRA make arrangements with representatives of the DCR and the Wildlands Trust – which showed an interest in the property – to share their ideas at an upcoming meeting, and agreed to explore that possibility.

She said she would like to see “a little affordable housing, which the town really needs, but not high-rise condos – very small ones that are well done and fit into the neighborhood,” she said.

Resident Susan Mann said that “the only way a vision is going to work is through a private/public/municipal partnership. You have all the pieces; you just need to put them together. Even if you suggest a beachfront park on a portion of the land and see how that idea develops, that would be a big plus. It’s a huge job you have to come up with a vision for the whole town.”

After listening to thoughts about his proposal expressed by fellow HRA members – in part embracing the idea of reaching out to stakeholders – Kernan said he was grateful “for all the feedback” and that he believes “we kind of know what the majority of the town is looking for in a general sense,” including an interest in maintaining all or at least part of the property as open space.

In other business…

• HRA Technical Operations Manager Mark Hamin provided members with guidelines, but not legal advice, for when a member should recuse himself or herself from an agenda item. Chair Dennis Zaia had asked Hamin for the information, which included links to guidance on the state’s website, mass.gov.

“Recusal is the best way to avoid potential or apparent conflict of interest; disclosure is another way,” the information says in part, citing examples of such conflicts.

“Redevelopment authorities are distinctive public entities and not the same as state and municipal employees,” Hamin said. “The umbrella is very broad regarding conflicts of interest.”

• Zaia reported that a scope of services has been developed for a property management company “to help care for the HRA property,” with more discussion to come.

Upcoming meetings include: March 31, in-person at Memorial School, seventh-grade large meeting room, to review vendor concessions bids; April 7, in-person at Memorial School, seventh-grade large meeting room, to review parking lot bids; as well as April 14, April 28, and May 12.

A replay of the meeting is available at Hull Community Television’s website, www.hulltv.net.

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Schools seeking more details on community center proposed for redevelopment authority land

By Carol Britton Meyer 

In response to a Cohasset family’s proposal for a public/private partnership to build a community center on the Hull Redevelopment Authority land, the school department is seeking to be part of the discussion about whether the center will be built.

At its meeting this week, the school committee said it has requested of Hull Redevelopment Authority Chair Dennis Zaia a meeting with the HRA to talk about the proposed wellness and community center for all ages recently proposed by Cohasset’s Lisa and Paul Rogers.

SUPERINTENDENT MICHAEL JETTE

“We reached out to Dennis because this potential project could have implications for our students, and we’re trying to open up the lines of communication,” school committee member Kyle Conley said.

This presentation was not part of a formal request for proposals for the HRA property, but was another in a series of meetings where development options are being informally discussed.

On February 24, Lisa and Paul Rogers presented to the HRA a preliminary vision for a non-profit, multi-generational Dylan’s Tide Child Wellness and Community Center in honor of their late son.

Their goal is for this all-season, roughly two-acre project to be included in the HRA Urban Renewal Plan that is currently in the “Option 3” stage, or a complete rethinking of property’s development strategy.

Informal meeting proposed

Following a brief discussion at this week’s school committee meeting, it was decided that with Conley serving as the committee’s liaison, she or Superintendent of Schools Michael Jette would try to arrange an informal meeting with Zaia – and perhaps another authority member – sooner rather than later to talk about the proposal. Another committee member could be added later if needed. In her presentation to the HRA, Lisa Rogers requested a decision about the project from the HRA within six months.

“I know things are happening with the HRA, and I don’t want [for the school committee] to come in late to the conversation,” Conley said.

Zaia mentioned the committee’s request to meet with the HRA at this week’s authority meeting, but noted that the HRA and school committee meet regularly on the same dates.

If agreeable with Zaia and other HRA members, the school committee would like for the initial meeting to include Jette, Conley, Zaia, and another HRA member at a mutually convenient date, time, and location.

Following a subsequent update to the school committee following that meeting, Chair David Twombly said, “If we need to flesh out [further details], perhaps we could arrange for a meeting of both boards” on a night when they are not meeting at the same time.

While interested in participating in a discussion with the HRA, Jette noted that school department has a number of resources already, including an after-school program.

“I want to be sure that we don’t put ourselves in a competing-against-ourselves situation, leaving our buildings empty,” he said. “Let’s work together as a community with what the [HRA] vision ends up being.”

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No Place for Hate Committee seeking to build community at Feast of Conversations March 23

It’s that time of year again! Hull No Place for Hate is honored to once again host a Feast of Conversations. This special event will take place on March 23, from noon to 1:30 p.m. at the Nantasket Beach Resort’s Surf Ballroom. This year’s theme is “Peace on the Peninsula: Building Bridges of Understanding.”

This event is free, with light refreshments provided, and a game of bingo like you’ve never played before. Bring friends and family or just yourself – we’ll have plenty to discover and talk about.

We all know Hull is a special town, in terms of its geography and its people. Hullonians share a deep sense of place and are genuinely proud of their community. That’s why many of us choose to live and stay here.  

Our town is also like many other communities across our country in which people struggle to get to know and understand each other, or to communicate with each other, especially when we don’t agree or when we don’t think we have much in common.

Some of us express ourselves in ways that hurt others. Some of us are afraid to engage with people we don’t know or hardly know at all, leaving us feeling isolated, fearful and misunderstood. When we let our emotions get the better of us and we lash out, neither side feels good about it afterward, and nothing positive comes from it. 

But something important is often lost in those heated moments: the discovery that we have more in common than we would have ever thought, which we strongly believe is the critical tool needed to building a bridge to greater understanding and to strengthening our community.

Indeed, NPFH believes that healthy communication is vital to keeping our community strong and vibrant, and keeping Hull a fantastic place in which to live. We understand, however, that effective communication is like a muscle that needs to be exercised and developed. It also requires a genuine desire to truly listen to, and show respect for, one other. That’s what the Feast of Conversations creates a space for.

The Feast provides a time to connect with the people we may drive and walk past each day, and never get to know.

This year’s program’s focuses on exploring our own sense of identity, as well as shared characteristics and includes two parts: a light-hearted bingo game, followed up with deeper discussion on several topics that will allow us to explore and share our own personal experiences. How varied, or not so different are we, after all?
At this year’s event, we will proudly be presenting The Dignity Index, which was first introduced to us by Town Manager Jennifer Constable at a recent select board meeting, and which the board boldly adopted. The Dignity Index was developed by a nonprofit organization, UNITE, in 2018. Co-creator and Chairman of the Special Olympics Tim Shriver identified the need this way:
“Our disagreements aren’t causing the divisions in our country; it’s what we do when we disagree. Do we treat the other side with dignity, or do we treat them with contempt? The first brings us together; the second drives us apart.”

That select board meeting was doubly special, because just before members of the committee were treated to a short educational video introducing The Dignity Index, the select board reaffirmed the No Place for Hate Pledge.

As Chair Irwin Nesoff stated, Hull “can be proud it’s an active NPFH community, which speaks volumes about what we are as a town.”  We could not agree more and we are extremely thankful for the select board’s and town manager’s commitment to keeping Hull a No Place for Hate community, and for leadership in adopting The Dignity Index, which offers, we believe, a more effective way for us to communicate with each other, especially in these challenging and unsettled times.

We are proud to live in a community such as ours that deeply cares about how we treat and care for each other. 

We hope that you are as excited as we are about this year’s Feast of Conversations and that you will join us on March 23 for what promises to be an extraordinary event.

As we are a town committee, all our meetings are open to the public, with notice including the agenda posted at least 48 hours in advance. Agendas for our meetings, as well as all other town boards and committees, are in the calendar section of www.town.hull.ma.us.

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Depending on your situation, you have several ID options to obtain veterans’ services

By Paul Sordillo

Hull Veterans Service Officer

When it comes to identification cards, there are a few options you have to show that you’re a veteran.

If you’re retired from military service, you get a Uniformed Services ID Card, for this type, however, you need a sponsor.

For those that have enrolled in VA Health Care, you get a Veterans Health Identification Card (VHIC). With this card, you check into appointments at VA Medical Centers and can also use it for discounts. This card comes with your photo. If you have a VHIC, you do not need to request another form of ID to be identified as a veteran.

There is the option to apply for the Veterans ID Card (VIC). A Veteran ID Card (VIC) is a digital photo ID you can use to get discounts for veterans at many stores, businesses, and restaurants. When you have this card, you won’t need to carry around your military discharge papers or share sensitive personal information to get discounts. You may be eligible if you meet both of the requirements listed below.

Both of these must be true:

• You served on active duty, in the reserves, or in the National Guard (including the Coast Guard), and
• You received an honorable or general discharge (under honorable conditions).

If you received an other than honorable, bad conduct, or dishonorable character discharge, you’re not eligible for a Veteran ID Card. If you have an uncharacterized or unknown discharge status, we’ll have to verify your eligibility before we approve your application.

You can get veterans designation of your state-issued license or ID. For the state of Massachusetts, to get the veteran’s indicator, you must apply in person at the RMV service center with a completed license and ID application, along with one of the following:

• A DD-214 that indicates honorable discharge (only the long form [full page] is acceptable).

• A DD-215 that indicates honorable discharge.

• An honorable discharge form.

There are other military and veteran exemptions and benefits offered through the state’s RMV; visit mass.gov and search military and veteran information.

Military lifetime passes are available for free to all national parks and federal recreation sites.

If you are a veteran, you will need to bring one of four valid forms of identification:

• Department of Defense Identification Card (DD Form 2, DD Form 2765, or Next Generation USID replacement).

• Veteran Health Identification Card (VHIC).

• Veteran ID Card (the Department of Veterans Affairs [VA] only provides a digital version).

• Veteran designation on a state-issued US driver’s license or identification card.

If you are a member of a Gold Star family, you will need to bring a Gold Star voucher to present to park staff.

Visit the link below to find nearest park and to apply for Gold Star family voucher. You can also apply online for your pass: www.nps.gov/planyourvisit/veterans-and-gold-star-families-free-access.htm

Call or visit the veterans office (appointments recommended, but not necessary) for more details of the subject matter in this article, or any benefit question. Paul Sordillo, Hull’s Veterans Service Officer, can be reached at 781-925-0305 or psordillo@town.hull.ma.us.

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Select board begins review of May 5 town meeting warrant, including 11 citizens’ petitions

By Carol Britton Meyer

The draft warrant for the May 5 annual town meeting features 41 articles, including 11 citizens’ petitions.

The warrant articles, discussed by the select board this week, include proposals to remove the town manager from the role of municipal light plant manager; align Hull’s accessory dwelling units regulations with less-restrictive state law; prohibit highly illuminated, moving, and excessive commercial signage, electronic community message boards, and billboards; and projects recommended for funding by the Community Preservation Committee.

FOR MORE INFORMATION ON THE 2025 TOWN MEETING, CLICK HERE.

Article 36, submitted by light board member Jacob Vaillancourt and others, seeks to restore to the light board the statutory responsibility found in Massachusetts General Laws, Chapter 164, “including but not limited to the ability to make policy, hire and fire the light plant manager, employees (pursuant to union and any civil service requirements), and to perform as a board those actions and responsibilities it had prior to 1993,” when the town manager was designated to serve in the light plant manager role.

Select Board Chair Irwin Nesoff said that the town manager doesn’t receive an additional stipend from the light plant beyond the salary that was negotiated for the town manager position.

Town Manager Jennifer Constable noted that if town meeting approves this change, “there would be no town authority over the light plant,” which in certain cases could be “to the detriment of the entire community,” she said.

Another article relates to authorizing the select board to acquire land near 31 and 169 Beach Avenue and 33 Malta Street by eminent domain to allow for constructing, repairing, maintaining, or improving the road, utilities, dune, and infrastructure system and “to protect persons and property, to provide protection from storms or sea level rise, and to enable and facilitate public and municipal access to and use of the beach,” among other stipulations. A similar article failed to pass at last year’s town meeting.

Article 17 notes: “Nothing contained in this article or any action there under shall be construed to indicate that the town does not already own or have sufficient interests in the property. Any action taken under this article is intended to remove any clouds on the town’s rights and/or to establish and affirm the town’s rights.”

This matter “continues to make its way through litigation, and it’s important enough to revisit this year,” Constable said during a board review of the draft warrant this week.

Affordable housing trust creation

Another article calls for setting aside money to be used to cover matching funds as required by grants for which the town might apply, while another asks voters to approve the creation of an affordable housing trust to help create and preserve below-market-rate housing for low- and moderate-income households and to fund community housing.

Article 25, sponsored by the select board, would establish a schedule of fines for parking violations (not to exceed $100), and Article 37, submitted by Ann Marie Papasodero, would change the town’s bylaws to require a quorum of 150 registered voters to be present at town meeting and special town meeting in order to conduct business. The town has had a zero quorum rule since 1987, when voters eliminated the 150-voter quorum because of difficulty in obtaining the required number of participants.

Other proposals on the warrant would limit the number of times an individual can speak to no more than twice on any question at town meeting, with a couple of exceptions, and limit speakers to no more than five minutes the first time – down from the current seven minutes, excluding the presenter of the article – and no more than three minutes the second time on any subject.

CPC recommendations

The Community Preservation Committee’s projects to be discussed at town meeting include funding for the redevelopment of Jones Park in Kenberma with a new ADA-compliant playground, restoration of the Hull Lifesaving Museum boathouse at Pemberton Point, restoration of the Paragon Carousel’s roof, and preservation of town historic documents, among others.

Appropriating money for an ambulance and pumper truck is the subject of Article 23. Article 8 includes the general government and school budgets, while a number of the articles are for “housekeeping” purposes – required to be voted on each year to enable the government to operate.

Constable said the 11 citizen’s petitions are printed in the warrant “exactly as they were presented to us, including missing words or spelling inaccuracies. That’s how we have to include them in the warrant.”

In addition to the quorum article, the resident-sponsored proposals seek to rezone as public open space several town-owned and private conservation trust parcels, change the town’s inclusionary zoning bylaw to require 100% of units in developments of four or more to be designated affordable, and repeal the flexible plan development bylaw, among other considerations.

The board will sign the warrant on March 26, following further discussion at upcoming meetings. The advisory board also reviews each article and develops recommendations for voters to consider. Those attending the May 5 town meeting will have final say on the proposals through their votes.

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HRA, select board acknowledge need for more communication on short-term uses of property

By Carol Britton Meyer

Four Hull Redevelopment Authority members met with the select board last week to review their plans for the upcoming summer season.

“We wanted the board to know that the work we’re doing to engage people to use the HRA property will impact your schedule during [town meeting season],” Chair Dennis Zaia said.

The lengthy discussion covered many topics, including the events to be held at the site this summer and the capacity of the parking lots. At times, the discussion became heated.

An unresolved question is whether the select board will support the HRA’s inclusion of 900 parking spaces in the request for proposals for an operator this summer. That topic will be discussed at another joint meeting of the two boards on March 12. The paid parking season begins May 1.

Greg Grey, acting as chair in Irwin Nesoff’s absence, asked why the HRA hadn’t gone before the select board before including that number of spaces in the RFP.

In response, Zaia said he had requested a meeting with the board, but one wasn’t scheduled.

After some conversation, he acknowledged that it would have been a good idea to be more specific in his request since the parking lot lease process is time-sensitive. He also noted that the 900 maximum parking spaces included in the parking lot lease can be changed if necessary.

HRA members Bartley Kelly, Joan Senatore, and Dan Kernan also attended the meeting. Adrienne Paquin was not able to participate.

Update on HRA’s activities

 Zaia presented an update on the board’s activities and upcoming dates and let the select board know that the parking lot operator and vendors chosen as part of the RFP process will be going before the board and town departments for the necessary approvals.

Five events already approved by the HRA as part of its “application for use of the HRA property” also are required to go through this approval process before their organizers get the green light to move forward with their plans.

These include the second Northeast Public Power Association line workers rodeo; South Shore Revival, supporting individuals who are in recovery; the two annual Hull Boosters/Hull Youth Football Association carnivals, and the Mass Bears and Cubs beach party.

The HRA will consider applications for a Hull community market and “Rooted in Hull” summer barbecues at its next meeting after hearing preliminary proposals at an earlier meeting.

Select board member Brian McCarthy asked how events on HRA land “tie into the redevelopment of the property.”

Zaia said the idea is to put the property to public use while the HRA works on creating an option 3 for the draft Urban Renewal Plan.

At the same time, Town Manager Jennifer Constable said that while she appreciates the HRA trying to activate the space, she wishes there had been an opportunity for town input before the HRA approved special events for the summer season.

Impacts on town services, neighborhoods

“Such events tax town services and neighborhoods,” she said, recommending that the application and RFP processes for summer uses of the property be put on an earlier timeline in the future.

In response, Zaia noted that “the HRA is only the first step on [the] ladder. We realize that all these events happening is subject to select board approval.”

Constable suggested that the board “take a step back and look and listen to all the things going on around town and not focus so much on the divide,” referring to differing opinions on the use of the HRA property. “We would like for there to be constructive feedback, and I suggest for the board to reach a compromise on what can happen there.”

Following a lengthy discussion about the parking lot lease, Kelly pointed out that the HRA has “spent a lot of time trying to activate this space. Ultimately, we’re a redevelopment authority, and it’s the board’s job to come up with an URP that provides economic development opportunities, open space, and housing – including some affordable units.”

While he said the parking lot RFP discussion that night was “good,” he felt strongly that there should be more of a focus on “getting the URP on paper and then submit it to the select board and state” for review and approval.

“It’s time to move, and I’m looking forward to working with the select board and the other committees and boards who have helped get us to this point right now.”

Periodic meetings with select board suggested

Zaia suggested that both boards meet periodically and that select board members watch the replays of HRA meetings on hulltv.net to “keep up to date and to listen to what each of us is saying.”

Zaia also shared with the board a booklet containing all the HRA information boxes that were published in The Hull Times from October 2022 through November 2024.

Grey noted that “there’s frustration among citizens after 60 years. They want something to happen,” he said, and suggested that the HRA “get to that point as soon as you can.”

Resident Lisa French said that she believes that “the majority of the public” doesn’t want large-scale development on the property, preferring to use the space for “community events, recreation, and entertainment.”

She added later in the meeting that “this is a democratic process, which doesn’t mean that the people at the top make the decisions and then try to get buy-in from the people below. You should get input from the community first and then discuss it in front of the public, with everyone hashing it out and calling in experts as needed.”

Grey said he holds a different view.

“The HRA and select board have been very open and transparent,” he said. “We’re trying to do our jobs for the citizens of Hull.”

Kernan said that it is important to involve the community from the beginning, and “the first [draft] URP wasn’t developed that way,” in his opinion. “We need to continue with citizen engagement throughout the process, or else they’ll [slow it down] again.”

On the other hand, Kelly said the HRA has “been seeking public input from the beginning of the URP process. It’s about creating a happy medium,” he said.

Select board member Jerry Taverna said the HRA is “one of the best examples of how [the process is] supposed to work. They got involved and are stating their cases. This is exactly as a board should function, and it’s not easy for them to come to a decision” about the use of the property.

Grey suggested a no-binding referendum to gauge the views of the town’s population about the best uses of the property.

The HRA will meet on March 31 to review and approve vendor proposals and on April 7 to review and evaluate parking bids – both in response to the recent requests for proposals.

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The efforts of many helped Books in Bloom blossom at the library…

From Betsy Russo

Chair of Books in Bloom, Hull Garden Club

The Hull Garden Club would like to thank Brian DeFelice and the staff of the Hull Public Library for their support during “Books in Bloom.” held recently at the library. The event was a great success, bringing the community together with a taste of spring as floral designs and vignettes filled the rooms of the library. The HGC would like to thank all those who came out to support us.

FLOWERY PROSE. The Hull Garden Club sponsored Books in Bloom at the Hull Public Library last week, an event in which participants created flower arrangements inspired by their favorite books. Shown are Tricia Fleck with her arrangement based on Intermezzo; Peter Seitz, inspired by Inheritance of Scars, the new book by his daughter, Crystal Seitz; Betsy Russo, who discussed her arrangement based on The Women with Cassidy Curran and Kathy Tilden; and Corinne Leung and Elaina Baggett from the Hull Lifesaving Museum with Boston Harbor Islands; Hull Artist Lara Williams with her spot-on painting of the arrangement by Judy Fanuele and Marjorie Finer [not pictured] inspired by The Giving Tree, Anne Finley joins arranger Anne Walsh for tea at her charming set up based on the book County Tea Parties. Arrangements on display included Lynne Furze’s West with Giraffes; Cathy Jacques’ Big Bad Bunny; Diane Aroyan’s Guess How Much I Love You; Belong by the Hull Council on Aging staff and volunteers; Diane Norton’s Peach Tea Smash; Someone Else’s Shoes by the Formidable Female Book Club [Helen Gould, Meryl Johnson, Elizabeth Fish, and Mary Jo Fleming]; and The Christmas Owl by Kim Cerny. [Skip Tull photos]

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Along with the HGC, Seaside Floral Design, Nantasket Sweets by Swedes, Alchemy Wellness and Hair Restoration, Hull Lifesaving Museum, Hull Council on Aging, and various town book clubs participated.

A special shoutout to Peter Seitz (Hull TV), and Bob Cleary for their beautiful floral arrangements.

The Friends of the Hull Public Library provided snacks and entertainment. The Hull Artists added to the mix with their wonderful displays.

Together, we had fun creating something special to be shared with the community.

This program received a grant from the Hull Cultural Council, a local agency which is supported by the Massachusetts Cultural Council, a state agency.

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Town meeting to consider proposal to align Hull’s ADU regulations with less restrictive state law

By Carol Britton Meyer

An article aimed at closing the gap between the town’s carefully crafted accessory dwelling units (ADU) bylaw and recent state legislation that allows ADUs of a certain size to be built as-of-right in single-family zoning districts will be on the May 5 town meeting warrant.

Hull’s original ADU proposal was part of the effort to increase the town’s affordable housing stock and to allow those who wish to “age in place” to do so while benefitting from the income generated from an ADU by renting it to family members, caregivers, or others.

While the state shares those goals, there are marked differences between the Hull bylaw and the new state law.

Click here to read the full text of the town meeting warrant article.

This legislation, which is part of the Massachusetts Affordable Homes Act, requires communities to allow accessory dwelling units of no more than one-half of the gross floor area of the principal dwelling or 900 square feet – whichever is smaller – by right on single-family lots.

Voters at the 2024 annual town meeting approved an ADU bylaw with an owner occupancy requirement, while the state law doesn’t have one.

“This means that an investor could potentially come in and buy a single-family house, create an ADU, and then rent them both out,” Director of Community Development and Planning Chris DiIorio told the select board this week.

“That’s concerning,” select board member Brian McCarthy said.

No special permit needed under new law

Also, no special permit process is required under the state legislation, while a special permit is required under the Hull bylaw.

As a result of the passage of the warrant article, Hull’s bylaw allowed certain homeowners of single-family residences to add and rent out a self-contained housing unit within their home, subordinate in size to the principal dwelling, subject to the special permit process.

The new state law allows for either attached or detached ADUs and virtually replaces local zoning regulations across the state with a uniform law that allows qualifying homeowners to add these units without requiring a special permit, unless they are seeking to add more than one of these units on their property.

“We are trying to keep a sense of some kind of oversight over proposed ADUs,” DiIorio said, which makes the allowed site plan review process a valuable tool.

“We want to prohibit any detached ADUs where lots are not the appropriate size under town zoning,” he said. “We have been advised by town counsel that Hull can prohibit multiple ADUs on a single lot, so we will include that in the proposed amendment.”

Under Hull’s bylaw, the maximum size of an ADU was set at 900 square feet, and no units could be rented for fewer than six months to resolve short-term vacation rental concerns voiced by some citizens throughout the process.

In Hull, there’s a maximum of 10 permits that could be issued annually over 10 years under the town meeting-approved bylaw, for a potential 100 ADUs maximum, but such limits are no longer allowed under the new state legislation.

‘Subject to reasonable regulations’

While this legislation is “subject to reasonable regulations related to septic disposal and dimensional requirements” according to a description on Mass.gov, it differs from Hull’s new bylaw in a number of ways as outlined above. However, construction of ADUs is subject to local building codes, setback requirements, and site plan review.

Under Hull’s bylaw, ADU units are limited to a maximum of two bedrooms, with one off-street parking space required per bedroom under most circumstances. No exterior stairs to an ADU unit are allowed.

“There will be a lot of back and forth in Hull due to the smaller lot sizes,” Building Commissioner Bartley Kelly said. “[In addition], most of Hull is in a flood zone, so certain requirements must be met.”

While there were initially “a lot of applications [to create ADUs in Hull since the passage of the 2024 warrant article], and there could be even more with passage of the more liberal state legislation, Kelly said he thinks that “once [the applicant] gets into the nuts and bolts,” there could be fewer applications moving forward, or new ones filed.

“It’s not as easy as people think unless you’re living in an existing larger house,” he said.

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Public/private partnership to build community center earns praise from some HRA members

By Carol Britton Meyer

The Hull Redevelopment Authority this week heard a presentation from a Cohasset family to build a wellness and community center on its property, the second time in as many meetings that informal presentations of development ideas have taken place.

Cohasset resident Lisa Rogers, speaking on behalf of herself and her husband, Paul, discussed a preliminary vision for a non-profit, multi-generational Dylan’s Tide Child Wellness and Community Center in honor of their late son. Their goal is for this all-season, roughly two-acre project to be included in the HRA Urban Renewal Plan that is currently in the “Option 3” stage, or a complete rethinking of property’s development strategy.

This presentation was not part of a formal request for proposals for the property, but is another in a series of meetings where development options are being informally discussed.

Rogers said the preliminary proposal, geared toward helping people of all ages feel safe, manage stress, and make connections with others, features all-season space for diverse indoor and outdoor educational and recreational activities. These include walking paths, sports for all ages, musical swings, an art gallery, a rooftop vegetable and flower garden and farm-to-table events, summer fun days, an outdoor fitness court, patio with fire pits, string lights, and casual furniture for group gatherings, a retail store selling beach clothing, towels, candles, surfboards, bikes, and beach buggies, inspired jewelry, and other items, and a library, among many other uses. All profits from the store would support non-profit organizations.

Key to the concept is adding vibrancy to local shops and restaurants all year long, she said.

‘Holistic vision’

“Hull deserves a community resource like this that will bring retirees together with families as part of a holistic vision where everyone benefits and all talents are welcome,” Rogers said. “This is just magic.”

The concept is for the building of the center to be paid for through private investments, fundraising, grants, and other sources, according to Rogers. The town would be asked to contribute to the maintenance as part of what they hope will become a public-private partnership.

“We’re not looking to be a developer or to make money but purely to honor our son,” Rogers told the HRA at its meeting Monday night. “This would be a place of peace and joy for the entire community – a space filled with light and love. We think this project would fit perfectly into the mix of other ideas that we’ve heard are proposed for the surrounding property.”

Rogers explained that they “have a lot of resources [among friends and other contacts] willing to donate their time, talents, and efforts to help get us established” and that a paid director would create a staffing and community activities plan, “with input from us all, who would be responsible for management of the center.”

The Rogers family would hire an individual to manage the staffing, year-round activities, and other components.

Rogers explained that those willing to invest in the project have set a six-month timeframe for a decision by the HRA as to whether to embrace the concept as part of the URP.

She noted that the name “Dylan” means “keeper of the sea.” “He was and is our shining star and the reason for pursuing this project,” she said. Dylan Rogers, who was known for his kindness, compassion, and love for children, passed away in 2021.

The redevelopment authority was formed in the 1960s under a federal program to revitalize urban and suburban neighborhoods. The HRA’s original footprint – designated Town Center No. 1 – encompasses the land between the beach and bay from Water Street to Phipps Street; at one time, the authority planned to expand its territory into three additional districts that stretched south toward Atlantic Hill. 

Much of the HRA land has been vacant since the 1970s, when homes and businesses were taken by eminent domain by the authority and bulldozed, burned, or relocated in anticipation of development proposals that never materialized. The HRA has been working for the past several years to create a set of guidelines for future development. 

A 2023 version of the URP envisioned several uses for the property, including a boutique hotel and buildings with ground-floor retail and residential units on the upper floors. For the property north of the DCR parking lot near Monument Square, options included affordable housing or beach parking and event space. The HRA stepped back from that plan and has embarked on the current process to rework the URP.

‘For the greater public good’

Family member John Rogers, an attorney who is assisting with the proposal, noted that after 76 homes were razed and 126 individuals displaced more than 50 years ago when the property was taken by eminent domain, the questions were asked, why, and for what purpose?

“The answer to why is ‘for the greater public good,’” he said, and repurposing the land is the answer to the other question. “[The HRA] has set a goal that redevelopment of this part of town should create a sense of place. That’s a noble and necessary goal and mission. What Lisa presented satisfies that goal, I believe.”

Other benefits, according to John Rogers, include creating a place where community members can go “to achieve health and wellness for body, mind, and spirit; where everyone feels welcome.”

Calling the Rogers “philanthropists,” he explained that they both “love Hull and want to donate their own wealth and fundraising efforts to enter into a public-private partnership. There would be no income for them – no private benefit other than knowing that they would be helping the HRA achieve a public benefit for all – making a public asset even better.”

This proposal “checks off a lot of boxes of what people in the community want to see on, and envision for, the HRA property,” board member Bartley Kelly said.

Member Joan Senatore agreed. “This is what a lot of our residents have been asking for,” she said. “The proposal has my support.”

Paquin said she also believes that the proposal “is in the spirit of the public good. This is such a beautiful way to honor Dylan.”

HRA Chair Dennis Zaia referred to the proposal as “a lightning bolt for us to grab.”

During the public comment period at the end of the meeting, resident Lisa French asked whether there would be an admission fee and whether the Rogers family is asking to purchase the land and would own the center privately.

“It seems like these are reasonable questions to be asked at this point,” she said.

Kelly – who along with HRA member Adrienne Paquin met with Town Manager Jennifer Constable and Lisa and Paul Rogers to listen to the concept – and Zaia emphasized that this was a preliminary conversation and that there would be further discussions, with opportunities for community input, at a later date.

“This is as far as we’ve gotten,” Kelly said.

Lisa and Paul Rogers’s son, Griffin, watched the Zoom meeting and said at the end of the discussion, “You have my full commitment to this vision and the Town of Hull for many years to come,” he said. “That is my promise to you all.”

A replay of the meeting is available at Hull Community Television’s website, www.hulltv.net.

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