Board charts course for replacing Lemnios after 25 years in Hull’s top job

By Carol Britton Meyer

Prior to conducting Zoom interviews Wednesday night with two consulting firms to search for a new town manager, the select board met to discuss its goals for the process. Current Town Manager Philip Lemnios is retiring in June after 25 years.

Town Manager Philip Lemnios plans to retire in June.

The principals of Community Paradigm Associates and Groux-White Consulting, LLC were interviewed separately during a 2-1/2-hour meeting. Both have extensive experience in town manager searches. (See related story.)

The board received copies of each firm’s proposals in January so had ample time to review them and develop questions. Neither firm has worked in Hull.

“The last search was for the police chief position,” Lemnios said. He added that in talking with people knowledgeable about searches, he learned the number of candidates available for this type of position “is not as robust as it was 10 years or so ago.”

Lemnios noted that some potential candidates might prefer working for “larger communities with a different demographic or a larger footprint.” Others might prefer working within a small-town government.

This is an opportunity to “step back and think about the position and the skill sets you will want in the next town manager,” he said, noting that “the town manager’s office will be [set up] differently if town meeting approves the hiring of an assistant town manager.”

Donna Pursel acted as chair in the absence of Jennifer Constable. Board members had done their homework in preparation for the interviews. Pursel spoke to a town official in Sudbury and the select board chair in Middleborough, one of which had engaged the services of Paradigm and the other of Groux-White for executive searches, and both were satisfied with the results.

“Both said that hiring a consultant made the process much easier for them,” she reported.

Lemnios noted that both firms have been in business for at least 10 years and that both proposals that were submitted were “very similar.” That’s not surprising, he said, “since there’s not a lot of variation on the theme with this kind of search.”

Both firms would be able to provide services in the $11,000 to $13,000 price range during what is estimated to be a 15-week process.

“We are in a unique situation – fortunate to have had our town manager for 25 years,” Pursel said. “He met the charge and objectives set forth when he was hired, and this is kind of a clean slate.”

DCR-area upgrades to complement creation of improvement district

By Carol Britton Meyer

The Economic Development Committee continues its work to establish the Nantasket Business Improvement District in partnership with the Department of Conservation & Recreation.

A BID is a special assessment district in which property owners vote to initiate, manage, and finance supplemental services or enhancements beyond those provided by local government.

The goal is to improve a specific commercial area by attracting shoppers, diners, customers, and other businesses to the area, and involvement of the DCR is essential for the process to move forward.

The town was earlier awarded a $15,000 Massachusetts Downtown Initiative Grant, which pays for a consultant who works with the town to explore the possibility of creating a BID, which can provide a sustainable funding source for the revitalization and long-term maintenance of downtown areas and town centers.

In the coming weeks, town staff and the consultant will meet with district businesses and property owners for a status update on the BID process, Select Board Chair Jennifer Constable, who also chairs the EDC, told The Hull Times.

“Most notably, the town is finalizing a partnership agreement with DCR to expend a $250,000 earmark for economic development specifically for immediate improvements to the Nantasket Beach boardwalk area, including replacing and improving street furniture, signage, picnic tables, water bubblers, and benches,” she said, referencing funds designated for Hull in the federal American Rescue Plan Act (ARPA).

This agreement will also establish a collaborative working group, annual work plan, and quarterly meetings.

“The long-sought-after agreement is an exciting next step in building collaboration between the town and DCR to advance improvements in the shared district for the benefit of the entire community,” Constable said.

Hull's BID participants will be asked to submit their desired district improvements in order to establish a budget to inform and create the BID petition, which will be presented for adoption.

The EDC also voted to support the work of the affordable housing committee and submission of an application to the Citizens Housing & Planning Association’s Municipal Engagement Initiative to begin the discussion of affordable housing options in Hull.

In addition, the EDC will be discussing a potential lighting project in town, as well as a marketing campaign consistent with the town’s Local Rapid Recovery Plan, according to Constable.

The won a $30,000 LRRP grant to identify actions that will help communities recover economic losses from the pandemic and provides participating communities with short-, medium-, and long-term recovery goals and actions for moving forward.

The creation of a BID in Hull was among the recommendations in the resulting LRRP report, which also included a focus on parking management and marketing and branding, which the EDC has set as a priority.

“These are the areas we heard the most concerns about from businesses in the proposed BID area,” Constable said earlier.

The EDC plans to make routine improvements to the ArtWalk and Art Garden so that both may continue to be enjoyed by visitors and residents.

“Special thanks to Bill Smyth, Steve Greenberg, and Jim Pitrolo for their commitment to maintaining both spaces,” Constable said.

Under BID status, a special assessment, or common area fee, is levied only on property located within an approved district. The assessments are collected and expended within the district for a range of services and programs, including improving a downtown business area or town center, public relations and marketing, public safety and capital improvements, and special events.

A BID must be a contiguous geographic area in which at least 75 percent of the land is zoned or used for commercial, retail, industrial, or mixed uses. Boston's Downtown Crossing is an example of a BID within a large city.

The LRRP recommendations correlate with the town's Unified Work Plan – approved earlier by the select board as a flexible, “living document” – that integrates eight earlier plans and studies focused on the revitalization of the front beach area and offers a strategy for short- and long-term implementation.

HRA to seek comments on development plan for long-vacant 13-acre site

By Carol Britton Meyer

The Hull Redevelopment Authority will host six public presentations of its long-anticipated draft Urban Renewal Plan during the next three months as it seeks to develop its 13-acre parcel in a way that is compatible with the town’s and the community’s vision for the property.

In-person presentations will be held in the Hull High School Exhibition Room on Feb. 13, March 14, and April 25. Online presentations will be available via Zoom on Feb. 16, March 16, and April 27. All are scheduled from 7 to 9 p.m.

Goals include redeveloping the property in a way that maintains the fabric of the community, avoids overwhelming the surrounding neighborhoods, and helps meet the needs outlined in the Hull Affordable Housing Committee’s Housing Production Plan while also meeting the objectives of the HRA “in a way that fits with the community at large,” HRA Chair Bartley Kelly told the Hull Times.

“We’re not looking to get the highest and biggest use out of the property, but to create a neighborhood that moves traffic freely, with open space for the public and a connection between Surfside and the north end of Phipps Street,” he said. “Now that the draft is completed, we’re seeking public input.”

The HRA’s mission is “to create a sense of place in our community through development that provides tax revenue, open space recreation, job growth, an improved business environment, event venues, and parking for Nantasket Beach within an effective and efficient traffic pattern.”

Two potential site plans (identified as Option 1 and Option 2) are included in the URP.

Option 1 and Option 2 differ only in the proposed uses on a section of the property north of the DCR parking lot, near Monument Square. Option 1 includes four-family and townhouse structures on the north end of the property, while Option 2 does not develop that area, which would remain as beach parking and potential event space. Fifteen percent of the housing will be affordable.

A 65-room boutique hotel with 5,000-square-feet of conference/convention space is part of the URP.

About 70 percent of the site will be left as open space or parking, in addition to open space that’s part of any future new development plan.

“Our charge is to redevelop the property, and [what’s described above is] what the URP calls for. There could be some changes – nothing like a seven-story building – but this is the plan we are proposing,” Kelly said. “Not on the table is doing nothing with the property, which would be a disservice to the town and to the people once living there who had their property taken by eminent domain by the government. We’re trying to strike a balance between redeveloping the parcel and providing nice, usable public open space.”

The HRA was created in 1961 by town meeting to accept a charter from the federal and state governments to redevelop this parcel of land, “which at that time was deemed to be substandard, decadent or blighted open areas for industrial, commercial, business, residential, recreational, education, hospital, or other purposes,” according to the HRA website.

Initial funding was granted at the end of 1967 in the amount of $4.7 million to take, by eminent domain, the 76 buildings on the property.

The urban renewal area has been vacant since the razing of the original neighborhood was completed in 1976. The original plan for that parcel in the 1960s “is what created the HRA and allowed the properties on the land to be taken for development,” Community Development & Planning Director Chris DiIorio told The Hull Times. “That plan expired, and the HRA is [now] drafting a new one for the site.”

During the years since the HRA was formed, there have been multiple development proposals that did not come to fruition.

Most recently, after denying in 2019 two responses to a request for proposals, the HRA determined that an approved URP was necessary in order to give the HRA the flexibility needed to negotiate with, and choose, developers for the property moving forward and to ensure the end result is in accordance with how town officials and residents would like to see the property developed.

The site could be developed in one of two ways: through a URP that gives the HRA the flexibility and ability to work with a developer to craft a development that is consistent with the plan, or through the request for proposals process, which provides for competitive bidding on the property, according to DiIorio. “The RFP process gives the HRA less input in the development of the project, and more emphasis is placed on financial considerations.”

The town’s role, through the select board, is to either support or not support a submission of the new URP to the state Department of Housing and Community Development for approval.

The public meetings are a required part of the state process, and feedback the HRA receives regarding the proposal will be used to refine the URP “to address community concerns and issues, wants and needs,” DiIorio said. “Public input should help to create a better URP and assist the select board in making their decision.”

The renderings that will be presented – which are posted on the HRA website – are a visual representation of the plan, enabling the public to have a better understanding of what is envisioned.

:Developers would be able, and would be expected, to propose a project that differs from the renderings,” DiIorio explained. “However, any project should be generally in line with what is being presented in the URP. If it isn’t consistent with the plan, the HRA could refuse to move forward with the project, and/or the permitting authorities could potentially deny the permits.”

The UPR will go before the select board for a vote following the public meetings.

Having an approved plan in place will allow the HRA greater flexibility to engage and interact with governmental agencies, potential developers, and others to achieve the objectives described in the plan.

For further information about the HRA, the draft URP, and to view all of the conceptual building renderings, visit www.hra02045.com.

In a related development, the HRA was awarded a $272,000 state MassWorks Infrastructure Program grant in support of a two-way road design for Nantasket Avenue, Hull Shore Drive, and Hull Shore Drive Extension.

This grant provides for the continued development of the two-way concept into fully designed and shovel-ready construction plans.

This major change is geared toward improving vehicular flow and pedestrian safety and access through the area, as well as helping to resolve traffic back-ups and adding open space along the bayside of the HRA property. In the mid-1970s, the streets in the neighborhood were two-way thoroughfares; they expanded and changed to one-way flow in order to accommodate the anticipated development of the site.

45 years later, Blizzard of 1978 still evokes strong memories among 'survivors'

By Christopher Haraden

New Englanders love to talk about the weather.

No matter what it’s like outside, it’s either too hot or too cold, too windy or too calm – never a happy medium. The record-breaking low temperatures of this past weekend will be remembered for a long time, but the Blizzard of 1978 – which struck the region 45 years ago this week – is the standard by which all future weather events continue to be measured.

Those who didn’t live here during those difficult days have learned to be patient with those who did – they called themselves “survivors” long before the TV show popularized the word – because the events of February 6-7, 1978 were indeed life-altering for Hull’s 10,000+ residents.

Although the storm struck only 45 years ago, it might well have been in another lifetime. Advances in meteorology, technology, and sociology have greatly improved our ability to predict, prepare for, and survive natural disasters.

Much about the aftermath of the Blizzard of ’78 would have been different if cellphones were commonplace, and residents had the advantage of constant updates from social media or one of cable television’s 24-hour news and weather channels. Large, rear-wheel drive cars were the norm 35 years ago; 4x4 capability was generally reserved for large trucks. Technological advances that make storm preparations easier – access to bank ATMs, computerized weather modeling, and Doppler radar, to name only a few – were not widely available in 1978.

When light snow began falling on Monday morning, Feb. 6, 1978, eastern Massachusetts was unprepared for the gathering storm. Commuters went to work, children left for school, and most citizens continued their regular routines. Within hours, as the National Weather Service’s warnings became increasingly urgent, residents and government officials reacted, setting in motion a series of events that created havoc on the highways and along the coastline.

Overnight, four distinct weather systems had combined into a storm that was hundreds of miles wide and dumped snow on Ohio, Pennsylvania, and New York as it traveled east. Massachusetts already had experienced the second-highest-ever snowfall in Boston [21.4 inches] on Jan 20-21; the last thing anyone wanted to see was more snow in the forecast.

The storm stalled when it reached New England, keeping the snow falling and wind howling through two full tide cycles. Hurricane-force winds pushed waves from astronomically high tides farther and more forcefully onto the shore.

The Boston Herald American described it in more dramatic terms in its storm recap on Feb. 12:

“It was a mean and violent week because the Blizzard of ’78 was a two-headed demon.

“First came the snow. Even at the start there was an unusual bite to it, a sting. It began early Monday morning and a few hours later was striking the ground with an audible hiss.

“By noon it had killed a man and by mid-afternoon people were in flight. By late afternoon a mighty whistling wind had pushed it into great drifts that made everything stop.

“And then, after night had come and no one could see it, the sea went mad in a way it has seldom gone mad before, chewing and spitting what man had built at its edge.

“In the morning the bits and pieces lay on the beach like all the wreckage of the world. What the sea did was the worst of all.”

At midday Monday, as the snow fell more quickly, Gov. Michael Dukakis sent state workers home, and so did nearly every other business in the city. With thousands of cars clogging the highways, an accident on Route 128 snarled southbound traffic and turned the road into a snow-filled parking lot. More than 3,500 cars and trucks were stranded on highways, and “storm orphaned” drivers with nowhere else to go were taken in by strangers living near the exit ramps or at public buildings that doubled as shelters. Even Hull’s commuter boat made the treacherous trip to Pemberton Pier from Boston that evening – a boat ride that the 80 passengers still recall as harrowing.

As Dukakis was fielding questions from constituents on David Brudnoy’s Monday evening radio show, callers’ concerns quickly turned to flooding from the approaching high tide. From the radio studio, the governor asked coastal residents to evacuate, and by 10 p.m. had declared a state of emergency and mobilized the entire National Guard to storm duty.

Monday night’s high tide was an incredible 10.1 feet above normal, sending freezing water over the dunes and seawalls. The morning tide of 10.4 feet was even worse than expected, smashing the previous record and smashing into the shore with unrelenting fury. Coastal residents who hadn’t abandoned their homes kept rescuers busy in rowboats and amphibious “duck boats” (the actual use of the now-commonplace sports championship parade vehicles). The number of refugees in shelters swelled into the thousands, with at least 2,000 in Hull at the Memorial Middle and Damon Elementary schools.

The snow finally ended at about 10 p.m. Tuesday, but not before dropping a then-record 27.1 inches on Boston, with higher amounts in the suburbs. The mountains of snow were featured in news reports about the storm, but people were only beginning to understand the devastation along the coast.

As residents evacuated their homes in the darkened streets the night before, they’d braved waist-high water rushing into their neighborhoods. When Tuesday morning’s tide receded, much of the water stayed in place. It would be as much as a week before the seawater could be pumped back into the ocean.

“Slowly, it began to be understood – while the blizzard stood still and raged – that it was the little towns on the Massachusetts shores that had suffered the most. The discomfort of the big cities was nothing compared to what such coastal areas endured,“  a United Press International reporter wrote.

“The wind and water scythed through the towns. Houses were tossed about like toys. Cars were buried in the mud. Boats were shoved into living rooms. People feared for their lives while everything else they owned was taken by the sea.

“It was like a whirlwind in a toothpick factory. Suddenly, the 27 inches of snow in Boston and up to 40 inches in Rhode Island seemed of little consequence. Snow can be moved. It requires only time and money.

“There were too many things to put it all in focus at once. Blackouts affecting 100,000 Bostonians; jammed freeways everywhere; avaricious looters; a mounting death toll; exhausted, stranded people; and in Hull, people peered out under their first blue skies in three days to view streets filled with water, houses torn to shreds and mud and debris everywhere.”

In all, the storm was blamed for 54 deaths across the region, and millions of dollars in property damages. In Hull, two homes in the Pemberton area and one in the alphabet section burned to the ground, as floodwaters prevented firefighters from hooking up hoses to the hydrants. National Guard troops patrolled the town and blocked entry to non-residents. Power was restored slowly, and schools that were used to shelter residents reopened after a two-week vacation.

Schoolkids weren’t the only ones whose routine was disturbed. The Catholic Church moved Ash Wednesday to the following Sunday, and the Boston Archdiocese relaxed its no-meat rule for the first Friday of Lent, saying that snow shoveling required extra nourishment, and that the governor’s travel ban had prevented people from getting to the store to buy fresh fish.

Florists, card shops, and candy stores convinced Dukakis to extend Valentine’s Day into a week-long celebration, allowing people more time to purchase gifts, and the postal service extra days to catch up on delayed deliveries.

The physical destruction of the storm is only one reason the Blizzard is so memorable. More so than any other disaster, the Blizzard of ’78 represented an outpouring of community spirit unrivaled in the past and unmatched since.

Neighbors who previously had disregarded each other’s presence were quick to help pick up the pieces of damaged houses, bring food and supplies to stranded residents, and transport folks whose cars remained submerged.

Neighbors took in residents who had lost their homes to flooding, and owners of summer cottages happily turned over their keys to those needing shelter. Strangers went out of their way to help each other in the unique way that times of shared distress bring out the best in people.

For many years after the blizzard, however, the lessons learned in the aftermath were quickly forgotten. Most property owners quickly rebuilt their homes without regard for flood mitigation. Flood insurance was grudgingly purchased, and typically only when required by a mortgage lender. Coastal communities, including Hull, paid little attention to disaster-prevention planning, leaving citizens without an awareness of how to minimize risks from future storms. While memories of the blizzard remained vivid, they did not translate into action on public policy and governmental response until current officials began the planning process.

More recently, has not only been preparing for foul weather, but building resiliency in the face of climate change – a factor unheard of in the 1970s and ‘80s.

Hull also holds the distinction of being the only community in the state to publicly thank its blizzard rescuers. On July 30, 1978, the town hosted Hull Appreciation Day and invited disaster-relief workers back to Hull for a full schedule of activities, including a day at the beach and rides at Paragon Park. Sales of bumper stickers and a souvenir photo book emblazoned with the day’s slogan, “Thanks a ‘Hull’ava Lot!” raised money for the American Red Cross and other relief agencies. To mark the occasion, Dukakis honored the town’s spirited response to the storm:

“Your courage and determination in facing the devastation wrought on this brave community in February 1978 was an inspiration to all of us in the Commonwealth working to restore normalcy to our shore communities.

“We were proud of the way this community held together and helped the homeless find shelter, the hungry find food, and the downhearted find courage and the will to go on.

“Through very desperate days, Hull townspeople and their community leaders held together.

“For centuries to come, proud residents of Hull will look back at the storm of 1978 and remember the splendid and unselfish response of her citizenry in time of need.”

 

Times Editor Christopher Haraden is the author of “Storm of the Century: New England’s Great Blizzard of 1978.” His late father, Barry, was co-chairman of the Hull Appreciation Day Committee 45 years ago.

Kenberma day spa owner charged with prostitution

By Christopher Haraden

The owner of a Hull massage business has been arrested and charged with running a prostitution operation at the Sunny Hull Spa in the Kenberma shopping district.

On Jan. 9, Hull Police arrested Lianli Qu, 54, and charged her with sexual conduct for a fee, trafficking of a person for sexual servitude, and maintaining a house of prostitution. Police also seized three iPhones, a customer payment ledger, and $5,293 in cash from the Kenberma Place storefront at 522 Nantasket Ave.

According to police, Qu took over the business in October from Yuying Hu, who had owned the business since June. Neither Qu nor Hu are currently licensed massage therapists; in paperwork filed with the Hull Town Clerk, they described the business as a “Rolfing service.” Rolfing Structural Integration, named for Dr. Ida P. Rolf, is a decades-old form of deep-tissue bodywork that is similar to massage and is used to relieve tension and treat pain. According to the Massachusetts Board of Registration of Massage Therapy, practitioners of Rolf Structural Integration are exempt from state licensing laws. Hull’s health department became suspicious of the business last year and reported these concerns to the police.

Lianli Qu was arrested on Jan. 9. [Hull Police photo]

Qu advertised Sunny Hull Spa on several “known adult sex websites” that state and federal investigators regularly monitor for illegal activity, Hull Police Officer Leanne Marshalsea wrote in her report detailing the arrest.

“It is known that this type of massage parlor is a front for prostitution,” Marshalsea wrote. “Customers frequent these parlors looking for more than a massage: specifically ‘happy endings.’ This is done by the customer paying for the price of a massage, which generally goes to the business, and then to the monetary ‘tip’ which goes to the masseuse for extra service.”

In December, police officers watched as at least three separate “lone male” customers patronized the business and then questioned them after they left; all three are cooperating as witnesses in the continuing investigation.

According to the police report, Qu is from a neighborhood in New York City that is “a known illegal point of entry where these women are introduced into the sex trade.” Marshalsea reported that after closing the spa for the day, “Qu would not leave the business during closing hours and would sleep inside the business.”

“Based on the knowledge of investigators and speaking with state and federal officers who are involved in sex trafficking, it is known that Asian style massage parlors rotate the women through the massage parlors and transport them, as they do not have vehicles,” Marshalsea continued, adding that the businesses typically contain “sleeping quarters within the parlor, as the women do not leave the building,” and “networks of Asian-style massage parlors are used to employ Asian women that are illegal or undocumented immigrants.”

Hull Police arrested Qu with the help of Canton Police Officer Thomas Mei, who is fluent in Mandarin. She told officers that all of her identifying documents were in New York, and that she purchased the business from her “friend Lilly” but planned to sell it. When officers informed her of the charges, “Qu responded multiple times, ‘Impossible,’” according to the police report.

After the arrest, the Hull health and building departments were notified, as was the state licensing board, and the business is closed.

Police Chief John Dunn said the investigation remains active.

“The Hull Police Department strives to enhance the quality of life in the Town of Hull,” Dunn said Wednesday. “People should feel comfortable and safe living and visiting our town. Sadly, places like this give a bad name to legitimate establishments.”

Have an opinion on this story? Click here to send us a letter to the editor.

Planners address parking, drainage issues at Atlantic Hill, aquarium projects

By Dolores Sauca Lorusso

Neither the redevelopment of the former Atlantic Aquarium property nor the former Marylou’s building on Atlantic Hill were put to vote by the Hull Planning Board on Jan. 25, but each project moved closer to approval. The board needs further details on the property plans, each having some issues in common, such as parking requirements, drainage, and construction access.

An artist’s Rendering of the building proposed for the former Marylou’s News at 248 Atlantic Ave.

The roughly 31-foot-high mixed-use building to be built by Robert Patel at 248 Atlantic Ave. will sit roughly on the same footprint as the former Marylou’s, but is to be set further back. However, parking is an issue because there are no spaces on the site. Planning board member Steve White pointed out that the “parking bylaws require 10 to 11 spaces.”

Chris DiIorio, director of community development and planning, responded that he had a discussion with Building Inspector Bartley Kelly, who said parking spaces are not required because the site is “grandfathered” to existing conditions. When Atlantic Avenue is reconstructed, DiIorio added, there will be a bump-out for parking along that stretch of road. Planning Board Chair Harry Hibbard said a letter would need to be obtained from Kelly confirming the grandfathered status.

The parking situation being addressed at the former Atlantic Aquarium redevelopment is the size of the spaces. Jonathan Leavitt, a principal of 120 Nantasket Ave LLC, said a written request for relief was submitted “to reduce the size of the parking spots from the current requirement of 9 by 20 to 9 by 19.” While he has not requested relief on the width of the parking spots, he added there are currently four tandem parking spaces off State Park Road in the back of the building, and “if 8.5-foot parking spaces were considered instead of 9-foot, they could change the tandem parking to two spaces.” John Chessia, a civil engineering consultant hired by the town, stressed that the best engineered design is “standard dimension parking.”

Drainage is also a concern for both locations, as each must show they meet stormwater standards. The first-floor convenience store and second floor apartment proposed for 248 Atlantic Ave. would feature stormwater control through walkways around the property made of porous pavers, as well as underground chambers in the front of the building to mitigate runoff. Chessia explained the site is out of wetlands jurisdiction, but it drains down the hill to Straits Pond, and generally has a higher standard for stormwater drainage.

In addition, he said, abutters must be protected from any runoff from the northeast corner of the property.

“The area is not subject to DEP (Department of Environmental Protection) regulations, but generally this is what people use as a guide,” the engineer said. DiIorio inquired if the pavers in the back of the building would increase water draining to adjacent property.

“If poorly maintained, you will see that,” Chessia replied. “But with porous pavers there is so much area to cover, even if there are clogs, most of the water still goes into the ground.”

In addition to porous pavers, a suggestion was made to build a small wall in the lower back corner of the property to trap water.

The developer of the 21-unit apartment building proposed for the site of the former Atlantic Aquarium is required to amend the plans to show drainage, sewer, roof runoff, and a catch basin. Chessia said that even though the building is not in a flood zone, it looks like “the corner of the lot touches a floodplain, and this affects how things apply in relation to storm drainage.” Leavitt said he “understands it is a complex roof structure and it is not all designed yet,” and assured the planning board water would not be discharged onto the ground.

The planning board told both Patel, who has owned the old Marylou’s building since December 2020, and Leavitt, the Brookline developer who purchased the old aquarium in August, that they need to develop construction access plans for their sites. The aquarium site construction access plan is more complicated because it requires access on Department of Conservation and Recreation property in front of the building. Amy Boehmcke, a project manager with the ReyCon consulting firm, stated “a construction logistics plan needs to be developed” before they can begin the process with the DCR. She added they are aware it is a very busy area, particularly in summer, and cannot interfere with traffic.

Julia Parker, member of the design review board, said that both Patel and Leavitt made changes to their plans based on board members’ input. For instance, Patel changed the front façade of the building to wrap brick around the sides and updated the roof to metal awning. Leavitt incorporated changes to his building façade, garage, landscaping, and lighting based on the design review board’s suggestions. The photogrammetric lighting plan demonstrates “lighting levels are not super-high, and the site is mainly illuminated by low light,” explained Leavitt. Regarding the Residences at the Aquarium, the design review board would like to see more of the pool design and a finalization of materials for the deck and trim.

The planning board requested that Patel submit a revised plan to show the extended raised patio and fencing in front of the store. Patel explained seating would not be available on the patio; the extension is only to even out the ground level because the area is slanted.

Because the aquarium site is in the Nantasket Beach Overlay District, Chessia suggested Leavitt submit a traffic study and physical impact study.

Patel will return to the planning board for a continuation of his hearing on Feb. 8, while Leavitt hopes to resolve all issues so there could be a vote on Feb. 22.

Hull, Hingham VFW posts to join forces to infuse new energy, grow membership

By Carol Britton Meyer

The Hull and Hingham Veterans of Foreign Wars posts recently consolidated under the name Hingham/Hull VFW Post 6053, since the meetings will be held at the Grand Army of the Republic Hall in Hingham, due to declining membership amid hopes that joining will infuse new energy into the group and attract new members.

“An interesting fact is that when the Hull VFW was established in the 1940s, it was a combined Hull/Hingham post named James W. Richardson Post 1787,” said current Hull VFW Commander Kevin Beck. “It wasn’t until the early 1980s that Hingham split off on its own and formed Post 6053.” The current Hingham Commander is David Tuttle.

Last October, both posts decided to consider reconsolidating, with each voting separately in a general meeting. The Hull VFW voted in favor of joining with the Hingham VFW on Nov. 17, and the Hingham VFW supported the consolidation on Jan. 14.

Beck attributed Hull’s declining VFW membership numbers to retirements and veterans moving out of the area or no longer being involved with the Hull post for one reason or another.

The next step is to notify the District 12 VFW, the headquarters for a number of South Shore VFWs, followed by gathering jointly on the second Saturday of the month. The next meeting is scheduled for Feb. 11 at 9:30 a.m.

“At that time, we’ll form a joint committee to establish the way forward under the consolidation, with the election of new post officers – commander, senior vice commander, junior vice commander, adjutant, and quartermaster, around March or April,” Beck said.

Hull veteran Jim Richman recently worked with the district American Legion to reactivate the Oscar Smith Mitchell American Legion Post #140 that was once headquartered in what is now the senior center when it was known as the Veterans Building.

The American Legion is open to all veterans, whereas the VFW is only open to veterans of foreign wars. In some cases, qualifying veterans could choose to be members of both.

Beck is hoping that the combined Hull-Hingham membership, each with six or seven active members, will spur more overall active participation in achieving the VFW’s goal of giving back to the community. For instance, the Hull post has regularly sold “poppies” every year around Memorial Day to raise money for the Hull High School Voice of Democracy and the Middle School Patriot’s Pen scholarship programs.

Belonging to a VFW provides benefits to its members, including auto and health insurance plans, and there also is a VFW home for disabled and elderly veterans, which looks out for their health and welfare.

“We need to have an active post to ensure those benefits for our veterans,” Beck explained. “VFW members have something in common with one another. It’s about being part of something bigger than yourself and provides a connection with other veterans.”

New members are welcome. Veterans interested in joining the Hingham/Hull VFW Post 6053 should contact Hull’s Director of Veterans Services, Paul Sordillo, at 781-925-0305.

School consolidation plan gets OK; Memorial may become new town hall

By Carol Britton Meyer

The school committee this week voted 4 to 1 in favor of taking the first step toward consolidating Hull’s three schools – housing Pre-K through 6 at Jacobs Elementary School, grades 7 and 8 at Memorial Middle School, and grades 9 through 12 at the high school – for the 2023-24 school year as proposed by Superintendent of Schools Judith Kuehn.

This means that fifth-graders who would normally move on to the middle school will remain at the Jacobs for sixth grade.

The final reconfiguration plan calls for the Jacobs School housing grades PreK to 7 and the high school grades 8 to 12, starting with the 2024-25 school year.

This would leave the middle school building available for possible municipal or other educational uses. Whatever the outcome, the school committee would maintain control of the building.

SCHOOL DAZE. Under the plan approved by the school committee this week, students will begin transitioning out of the memorial school in the fall. The building is being eyed for municipal office uses.

While the entire school committee expressed support for what members called a well-thought-out reconfiguration proposal, Chair Stephanie Peters and Kyle Conley voiced concerns about why they think it’s too early to implement this first step of the overall plan. While other committee members shared that concern to some degree, Peters cast the only negative vote.

Peters explained that while she is in favor of the consolidation plan as outlined in the MARS Best Educational Use of School Facilities report and supported by the ad hoc committee that studied the plan, she is concerned about making such a momentous decision when Town Manager Philip Lemnios is planning to retire and there could be a change in membership on the select board and school committee, depending on whether incumbents decide to run for reelection this spring.

“I know [consolidation] is the right thing to do,” Peters said. “I’d prefer to wait until the fall of 2024 to implement phase one. If the new town manager or select board/school committee members have a different vision of what town hall should look like [referring to the potential to move town offices to the middle school building], that would put the school committee in a tough position with students and families, and disrupt our vision of making this plan a success.

but there are a lot of unknowns, and I don’t want students to be [negatively] impacted.”

While Vice Chair David Twombly acknowledged that Peters made some good points, he said he thinks it’s time to move forward, calling implementation of phase one an “incremental” step, with plenty of time to work out the full details.

The MARS report evaluated the educational adequacy of the town’s three school buildings with the goal of determining what is in the best interests of Hull Public Schools students. Declining enrollment also played a part in support for the consolidation plan.

Peters referenced a recent meeting involving Lemnios, a select board member, and others related to a possible municipal use of two-thirds of the middle school space, and payment of the associated costs. She and Twombly both attended the meeting, but the others were not present at Monday’s school committee meeting. The Hull Times reached out to Lemnios for more information.

“At this point I can share that we will continue to explore with the school committee and school administration the opportunity to use the first and second floor of Memorial School for general government offices and services,” he said. “This has been discussed for many years as an option to provide for more efficient and effective delivery of services. We will continue our discussions over the next several months regarding possible configurations.”

If the town doesn’t end up occupying a large portion of the building, Peters noted, “we will have to find somebody else to rent the space and pay the associated costs.”

This is really about “cost avoidance,” Twombly said. In his opinion, “the town got the ball rolling to avoid [having to] renovate the town hall.”

If it turns out that the new town manager and select board “don’t have their acts together, we could extend [phase one] for another year,” he suggested. “Sometimes we have to take a leap of faith. There are a lot of checks and balances in place, and we’ve kicked the can down the road long enough – paralysis from analysis. It’s time to move on. If we’re not comfortable down the road, we don’t have to take the next step.”

Conley expressed concern that the school committee might not have enough say in the decision-making process and wondered if the plan could move forward “without making any promises for use of the middle school to any other entities, aside from South Shore Collaborative. We don’t want to lose sight of that building being under our jurisdiction and for the opportunity to use it for more than office space. I’m hesitating because it seems like a fait accompli. I feel a little sideswiped.”

In response, Kuehn explained that sharing use of the middle school if the school committee voted in favor of consolidation “is how we have described [the scenario to stakeholders], particularly a shared school/municipal use.”

Resident Patrick Finn, who served on the school building committee that supervised renovations of the school buildings, urged the committee to vote in the affirmative.

“We have two highly-paid professionals – the superintendent of schools and town manager – working out the details, and we are paying them to help make these decisions and to make the plan work,” he said. “Town meeting approves the school budget, and I’d hate to see what might happen if we don’t keep the ball moving forward after everything has been hashed out.”

Peters took issue with a comment made by Finn that any school committee member not voting to take this first step would amount to “cowardice.”

School committee member Ernest Minelli, who along with Kuehn sat on the ad hoc committee, offered what he called “an olive branch” to Finn, expressing appreciation for his “long history on the school building committee” in the past.

Minelli suggested that a better term might be “prudence” when referring to school committee members who suggested a more cautious approach.

“We can be prudent and work out the details during the next 1-1/2 years,” he said. “I think my fellow members are just doing their due diligence, but I appreciate that you have spoken your piece as part of a community discussion. The more we have a dialogue about this issue, the better the result will be.”

Finn apologized to Peters, adding “but” but never finished the sentence, and that part of the discussion ended there.

Twombly called the decision a “tough” one. “No one wants to close a school,” he said.

Minelli explained that he’s a “big believer” in setting the tone.

“We’ve put in a lot of due diligence, and the principals have done a great job of shepherding the discussion with their staff,” he said. “With consolidation, we have the opportunity to maximize the learning environment for our students across the district, and the building principals plan to fill their staffing needs more efficiently. … There are many moving parts that we can control and about which we can be affirmative and proactive. The more proactive we are, the more the other uncertain components will have an opportunity to fall into place.”

Following the vote, Kuehn thanked the school committee for placing its trust in her and for their “deliberation and thoughtfulness” throughout the process, and offered to sit on any consolidation committee that might be formed.

Kuehn also outlined her plan to talk with school administrators as soon as possible about next steps.

“We have to iron out the details and try to move as quickly as we can, working with everyone involved,” Kuehn said. “It will be emotional for some teachers to leave the middle school since it’s the only place where they have ever taught. We want to do a kickoff event for families and work with students to make it exciting.”

Kuehn added that “our teachers deserve to hear this [news right away]. They’ve been waiting for many years, and it’s not fair to keep people in limbo. I believe that [the overall consolidation plan] is in the best interests [of the HPS].” She added that future steps in the process can be delayed if the town side of the reuse scenario is not finalized in a timely way.

Have an opinion on this story? Click here to send us a letter to the editor.

Aquarium developer agrees to street-level design tweaks

By Dolores Sauca-Lorusso

Although some concerns have been raised about the redevelopment of the former Atlantic Aquarium property into residential units, the developer said the plans are being modified to reflect the suggestions of the planning board and the design review board.

REVISED LOOK. After meeting with the town’s design review board, the developer of the proposed Residences at the Aquarium development at 120 Nantasket Ave. modified the street-level wall to include plantings and a more open design. The first level of the building will be used for parking. [Courtesy photo]

Jonathan Leavitt, a principal of 120 Nantasket Avenue LLC, said abutters want to see the current “eyesore” erased and the charm of the neighborhood restored. His Residences at the Aquarium proposal calls for 21 units in a new four-story building.

Chris DiIorio, director of community development and planning, said abutters have expressed concern “regarding the dangerous condition of the existing building and its attraction to criminal behavior.”

Leavitt, a Brookline architect and developer, said he was happy to incorporate suggestions of the design review board into the plans.

“The plans are better as a result of the design review board’s input and I appreciate their comments,” said Leavitt.

He said the design review board made suggestions about treatment of the façade of the building, as well as the back side and garage. Their ideas include landscaping and lighting.

“When incorporating the comments of the design committee, the garage is much more approachable and less foreboding,” he said. “The garage wall goes up about 40 inches. It is possible to see in and out. There are quite a few openings. The garage is bordered by plantings in the ground and vines going up the wall. Based on comments received, we are also making a photogrammetric plan to address lighting on the site diagram.”

Some additional issues raised include keeping State Park Road open during construction, project density, traffic, flooding, environmental impacts, and whether the building would be rentals or condominiums.

The primary concern of Marie Schleiff, an abutter on State Park Road, is developing the right type of building on the property and constructing it based on current regulations.

“I don’t want to be seen as an obstructionist, but I want to be sure whatever is built there is something that fits the local area and enhances the property,” said Schleiff.

The longtime resident expressed her concern that many areas of the project such as traffic, density, and environmental concerns need to be looked at more deeply, especially regarding any types of grandfathering considerations.

“I have lived in Hull for over 25 years. I know the problems with seawater and what happens when there is a storm,” said Schleiff. “And the area is already plagued by traffic and parking congestion.”

Although she wants a positive outcome for the site, Schleiff questioned whether it is truly feasible to have a four story 21-unit building on a half-acre of land bordering state Department of Conservation and Recreation property.

“We are doing everything to comply to all ordinances in the Nantasket Beach Overlay District,” Leavitt said. “State Park Road will definitely remain open. The building is not in a floodplain, but it is ‘wet floodproofed,’ which far exceeds standards by state codes.

“The preference for the building is condos, but the possibility of some rentals can’t be ruled out,” he added.

DiIorio said that concerns about stormwater are being reviewed by the town’s engineering consultant; however, reports had not yet been received. Leavitt added that the engineering consultant is clarifying such civil issues as groundwater collection and roof runoff because the plans did not show gutter placement. 

The planning board was scheduled to resume its hearing on the project after the Times’ deadline this week; watch next week’s edition for an update.

Have an opinion on this story? Click here to send us a letter to the editor.

Developer unveils plan for taller building, more units at Paragon Boardwalk site

By Carol Britton Meyer

The owners of the Paragon Boardwalk presented a revised development plan to the select board Wednesday night that calls for a six-story, 142-unit residential building and two levels of commercial space – 26 units larger and one story higher than their previous proposal for the property.

Bryan Vitale of Procopio Companies of Middleton and Boston architect Monte French presented the proposal to the board this week after meeting with department heads to preview the project before the formal review process begins. The property is owned by Chris and Diana Reale of Hingham, who purchased the site five years ago.

In 2021, Reale withdrew his application for the proposed Dunes project at 197 Nantasket Ave. that was to include 116 residential units in a five-story building adjacent to the Boardwalk, along with limited commercial space. This week’s new drawings showed a six-story building and two-level commercial space, with retail bays at street level and the open-air boardwalk above.

Vitale explained that Procopio was founded in 1950 and has developed 1.3 million square feet during the last three years, including an upcoming Haverhill riverfront project with 290 units.

The “interactive” proposal for the current arcade and beer garden includes 25,000 square feet of retail, about 142 market-rate rental units ranging in size from 425 square feet to 1,000 square feet, a restaurant and taproom, raising the current boardwalk to offer views of Nantasket Beach, and spaces running the length of the development with benches and music venues. The ArtWalk, which runs behind the Boardwalk property along land owned by the adjacent condominium association, would not be affected.

“These will be smaller units to provide [the necessary amenities] but also to encourage people to get out of their apartments and [move around],” Vitale said.

 In response to a question from select board member Irwin Nesoff, Vitale confirmed that “typically, we don’t see families occupying our [rental units]. We often see young couples living in our developments for four or five years and then moving on to buy homes in the community.”

While a small, boutique hotel was an earlier consideration, it is not included in the current proposal.

“That would be tough to execute right now,” Vitale said. “The space would be better used as a restaurant and taproom.”

In 2011, the town established the Nantasket Beach Overlay District “to allow for exactly what this type of development would do – create a year-round neighborhood,” Town Manager Philip Lemnios said. “This is a significant development opportunity.”

Vitale explained that the development team has spent a lot of time on the boardwalk talking with people.

“This location is impressive,” he said. “There’s a massive need and demand for people to feel that they are part of a community, and this location does that.”

French said that besides the residential component, “the middle part of the development would be the Boardwalk, which would be elevated, with space below to incorporate retail opportunities and the arcade, and views of the ocean. It would be a dynamic space, enhancing the boardwalk experience.”

The stretch in front of the development would be tied together from one end to the other for a pedestrian experience “that would harmonize well with beachgoers so they will experience Hull the way it is,” French said. “There will be fun, bustling activity along the sidewalk that is part of the property, where people can smell the food, visit the arcade, and listen to music on the boardwalk.”

Select Board Chair Jennifer Constable expressed support for the project.

“This property had been abandoned, with a lot of blight, in the past,” she noted. “The work done during the past five years has helped revitalize this district, where the goal is to make it more of a year-round rather than seasonal [experience].”

The housing component will “bring in people who will support the businesses in this area,” she said. “It might take some time, but the developers are showing an interest in our community, where there’s ferry service and a commuter rail station not far away.”

Select Board member Greg Grey asked Vitale if the development could include affordable units.

“We have seniors with no place to go. We have a crunch,” he said.

While Vitale said his company favors affordable housing, it would be difficult “to get the economics to work” with such a large portion of the development being businesses, he explained. That said, he promised to “keep these conversations going.”

Constable encouraged Vitale to include at least “a small percentage of affordable units. That would be desirable,” she said.

While the timeframe for the project is uncertain, depending on how long working through the permitting process takes, Vitale said he hopes to get started as soon as possible, “with an optimistic timeline during the next 10 to 16 months.”

According to Vitale, parking requirements will be met with spaces both underneath and behind the development, on a narrow stretch of land owned by the Reales.

Board member Donna Pursel likes the idea of the developer “creating an experience, with the same values that Chris Reale and his team had in mind when they first bought the property.”

Looking ahead, operating partner Charles Veysey will own and operate the Boardwalk business, including the beer garden and the arcade, Reale told The Hull Times after the meeting.

Have an opinion on this topic to share? Click here to write a letter to the editor.