To the Editor:

In the past I have refrained from responding to letters to the editor, even when they spread incorrect information. But I cannot let an April 3 letter, “Multi-faceted approach is the best way to produce affordable housing…” to stand on its own. When the writer makes egregious charges accusing town staff and officials of “deliberately trying to confuse people,” I could not let that stand without a response.

Contrary to what the writer suggests, the Affordable Housing Committee (AHC) has been diligently pursuing ways to increase affordable housing. Two years ago, the committee successfully worked with town staff to submit and win a competitive state grant to retain consultants to study town-owned parcels to determine suitability for affordable housing. If our town is to make progress on increasing the affordable housing stock, we first must have the information needed.

With this information in hand, the AHC pursued technical assistance opportunities. The committee was successfully awarded two technical assistance grants from the Citizens Housing and Planning Association and the Massachusetts Housing Partnership. Working with these technical assistance providers, the committee worked for months to develop the Affordable Housing Trust article on the warrant for this year’s annual town meeting.

These volunteers should be congratulated and thanked for the countless hours they put into this successful effort, not excoriated for it. I have had the pleasure of serving as the select board liaison to the AHC and have nothing but respect for these fine people, who bring their time, expertise, and their hopes for improving our town to their volunteer work.

The writer refers to the inclusionary zoning bylaw passed at a previous town meeting, requiring a minimum of 10% affordable units in new multi-family housing, as ineffective. Unfortunately, Massachusetts law locks in current zoning regulations for eight years once a developer files a subdivision plan.

The Aquarium condos and Nantasket Dunes filed subdivision plans preventing any requirement for affordable units. This was not due to inaction by the town, it was in compliance with state law that our town cannot override. Had the inclusionary zoning bylaw been in place previously, we would have 15 units of affordable housing under construction. If we delay creating the housing trust, we may miss more opportunities to create affordable housing. Let’s not do the same thing again, instead let’s work together to move forward, not look backward to place blame.

The writer refers to the citizens’ petition she has submitted for town meeting requiring all new housing over four units to be 100% affordable. While this may seem a noble gesture, it presents an unintended consequence that could prevent any new affordable units from being built. The economics of construction require a critical mass of units and deep subsidies to achieve 100% affordability. Hull is densely built and there are few, if any, parcels that could support a 100% affordable building large enough to make economic sense for development. Additionally, the town does not have the resources, nor the access to capital, to subsidize the development of new affordable units. Sometimes ideas are so simplistic they seem feasible, as demonstrated in this citizens’ petition. Because something sounds good, it does not mean it will address the problem it is purporting to solve.

The Affordable Housing Trust article on the warrant for town meeting is a major step forward in creating affordable housing in our town. The trust will be empowered to raise money from a variety of sources, but no new taxes, that can help to make housing units affordable. Additionally, the Community Preservation Committee (CPC) currently has a balance of about $500,000 in its affordable housing reserve but has been unable to utilize this to support affordable housing. A housing trust, working in conjunction with the CPC, can utilize these funds to support or subsidize the creation of affordable units. One example is Habitat for Humanity. The AHC has joined with Habitat to seek ways of developing home ownership opportunities for moderate-income families on town-owned parcels.

I find it curious the writer has decided to file a citizens’ petition she believes will create affordable housing, without consulting with the AHC that has been working diligently for two years to develop ways to create affordable units in our town. Housing construction does not happen overnight, and affordable housing construction takes even longer to put a financing package together. Hull does not have the resources in its budget to subsidize affordable housing.

That is why an Affordable Housing Trust is needed.

Thank you,
Irwin Nesoff

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