Planning Board
Reviews and approves new housing developments, commercial buildings, and land subdivisions before construction begins.
159 items across 22 meetings.
July 8, 2026 · agenda
📋 Proposed
Routine approval of three prior meeting minutes.
📋 Proposed
Board will review budget for the ongoing master plan effort, which shapes future land use and development town-wide.
📋 Proposed
Board will discuss next steps to complete the phase 1 master plan report and subcommittee findings.
📋 Proposed
Board will discuss how to re-involve the Master Plan Steering Committee in the process.
📋 Proposed
Board will review additional suggested priorities and redistribute a ranking survey among members.
📋 Proposed
General updates on active planning projects — no specific projects listed on the agenda.
📋 Proposed
Standing updates from board subcommittees — no specific topics listed.
📋 Proposed
Board enters closed session to discuss legal strategy on the permitting appeal for 'The Point' development at 839, 843, and 845 Nantasket Ave.
📍 839, 843, 845 Nantasket Avenue
June 24, 2026 · agenda
📋 Proposed
Routine approval of three prior meeting minutes.
📋 Proposed
Board will nominate officers, agree on role responsibilities, and appoint committee/subcommittee designees.
💬 Discussed
Subcommittee presents Phase 1 report mark-ups and options for moving the town Master Plan forward.
💬 Discussed
Applicant seeks to enlarge stormwater infiltration system P3B to handle ~5,350 SF of roof drainage currently routed to P3A, due to a plumbing conflict; no visual change to the building.
💬 Discussed
Board will discuss and set its priorities and goals for the year.
💬 Discussed
Board will identify and prioritize potential zoning bylaw and zoning map changes to bring to the next Town Meeting.
💬 Discussed
Routine status updates on ongoing projects and subcommittees.
June 10, 2026 · agenda
📋 Proposed
Routine approval of minutes from two prior meetings.
📋 Proposed
Board will nominate officers and agree on role responsibilities for the coming term.
💬 Discussed
Review of Dropbox materials, budget overview, and phase 1 subcommittee report mark-ups — key step in shaping Hull's long-range land-use plan.
📋 Proposed
Board considers referring proposed zoning bylaw changes to the Zoning Bylaw Committee for further review.
💬 Discussed
Review of updates to the official zoning map and discussion of the review process going forward.
💬 Discussed
Status updates on active planning projects before the board.
💬 Discussed
Updates and discussion from board subcommittees.
May 27, 2026 · agenda
📋 Proposed
Approval of prior meeting minutes.
📋 Proposed
Board will discuss its meeting format going forward.
📋 Proposed
Coming up May 27 — update on Hull's Master Plan subcommittee work and planned next steps.
📋 Proposed
Board will review current planning project statuses.
📋 Proposed
Board to discuss filling vacancies on the Capital Improvement Committee and the DCR (Dept. of Conservation & Recreation) Representative role.
May 14, 2026 · agenda
📋 Proposed
Continued public hearing on a proposal to build nine townhouse-style units (~17,436 SF), an accessory pavilion (~600 SF), and covered parking canopies (~5,297 SF) on 3.28 acres; applicant requests continuance to 5/27/2026, requiring a board vote to accept.
📍 839, 843, 845 Nantasket Ave (Assessors Map 12, Lots 106, 108, 109, 110)
📋 Proposed
Routine approval of minutes from two prior meetings.
📋 Proposed
Board reviews status of active planning projects.
📋 Proposed
Updates from any board subcommittees or related committees.
May 4, 2026 · agenda
📋 Proposed
Planning Board reviews Article 35, a citizen-submitted Town Meeting petition; details not specified in the agenda.
📋 Proposed
Planning Board reviews Article 36, a second citizen-submitted Town Meeting petition; details not specified in the agenda.
📋 Proposed
Board will clarify the 40-foot height limit language in the Flexible Plan Development zoning article before Town Meeting votes on it.
📋 Proposed
Board reviews a proposed easement for an artwalk at the Paragon Dunes development as part of Town Meeting Article 17.
📍 Paragon Dunes, Hull, MA
April 22, 2026 · agenda
🔄 Postponed
Point Nantasket Realty LLC seeks site plan approval to build 9 townhouse-style units (~17,436 SF), an accessory pavilion, and covered parking on 3.28 acres (Map 12, Lots 106–110).
📍 839, 843, 845 Nantasket Avenue
📋 Proposed
Board will discuss an unspecified citizen petition; details not provided in the agenda.
📋 Proposed
Board will discuss easements related to Paragon; no further details provided in the agenda.
📋 Proposed
Approval of minutes from the March 18, 2026 Planning Board meeting.
📋 Proposed
Board will receive updates on ongoing planning projects.
📋 Proposed
Board will hear updates from committees and subcommittees.
April 8, 2026 · minutes
🔄 Postponed
Revised plans for nine townhouse units, a public pavilion, and canopies on 3.28 acres eliminated the contested Fitzpatrick Way driveway and cut parking; hearing continued for further review.
📍 839, 843, 845 Nantasket Ave (Map 12, Lots 106-110)
💬 Discussed
Building Commissioner determined the multiple dwelling units connected by decks and awnings qualify as one building under Hull zoning; objections must go to his office.
📍 839-845 Nantasket Ave
💬 Discussed
Over 70 residents petitioned to block any vehicle access/egress onto narrow one-way Cadish Ave, citing pedestrian/bike safety, erosion, and traffic; they urge a single Nantasket Ave entrance.
📍 Cadish Ave / 839-845 Nantasket Ave
💬 Discussed
Town consultant flagged unresolved issues including Bay Ave rights, plumbing/utility connections, catch basin exit, and whether the underground infiltration system accounts for high tides and flooding.
📍 839-845 Nantasket Ave
💬 Discussed
Residents questioned the pavilion's public use, beach access guarantees, building size, parking, aesthetics, and dock plans; proponents said easements would formalize public access.
📍 839-845 Nantasket Ave
🔄 Postponed
Proponents agreed to extend the deadline to May 19, 2026; hearing continued to April 22 via Zoom and an in-person meeting May 14, 2026, with conditions to be drafted.
✅ Approved
Approved minutes for January 28, February 11, February 25, and March 11, 2026.
🗳️ Voted on
Voted to revise Article 28 to include only a 40-foot building height limit and shift special-permit authority to the Planning Board, sending the rest to committee for next year.
💬 Discussed
Two easements appear on the Town Warrant — one for the Art Walk and one for underground power lines with a conduit for the town.
💬 Discussed
Member Cindy Borges is resigning after the election; the Select Board and Planning Board will advertise and jointly appoint a replacement.
💬 Discussed
Northbound lane of George Washington Blvd to close April through November (and again next year) for a DCR-to-beach walkway; state DOT issued the permit without consulting the town.
📍 George Washington Blvd
April 8, 2026 · agenda
🔄 Postponed
Continued hearing on a proposed 9-unit multi-family townhouse building (~17,436 SF) plus an accessory pavilion and two covered-parking canopies on 3.28 acres.
📍 839, 843, 845 Nantasket Avenue (Map 12, Lots 106, 108, 109, 110)
• Status unclear
Reviewing minutes from Jan 28, Feb 11, Feb 25, and March 11, 2026.
💬 Discussed
Review of a Flexible Plan Development zoning article headed to Town Meeting.
💬 Discussed
Informational update on an easement related to the Paragon Dunes project.
📍 Paragon Dunes
• Status unclear
Resignation letter from Cindy Borges to be addressed.
💬 Discussed
General updates on ongoing projects.
💬 Discussed
Updates and discussion from committees and subcommittees.
March 18, 2026 · minutes
💬 Discussed
Developer proposes demolishing four existing buildings to build nine townhouse-style units (~17,436 SF) on 3.28 acres, plus a public pavilion, walkway, boat ramp, and 41-43 parking spaces.
📍 839, 845, and 843 Nantasket Ave (Assessor's Map 12, Lots 106, 108, 109, 110)
💬 Discussed
Project proposes 5.6 units per acre, below the 15-unit allowable density; parking complies with code, though units are elevated on piles two feet above mandated minimum for sea-level rise.
📍 839-845 Nantasket Ave
💬 Discussed
Residents and board raised concerns about the development's entrance near the three-way Nantasket/Fitzpatrick intersection; a traffic memo will be issued and a site visit scheduled.
📍 Nantasket Ave at Fitzpatrick intersection
💬 Discussed
Plans include catch basins, filtration system, crushed-shell permeable paving, undergrounding overhead utility lines, and a new Nantasket Ave sidewalk; project requires ConCom Order of Conditions and Chapter 91 license.
📍 839-845 Nantasket Ave
💬 Discussed
Developer proposes opening portions of the undeveloped private way 'Bay Ave' for public access and keeping the pavilion, walkway, and boat ramp open to the public; residents questioned whether the way belongs to the town.
📍 Bay Ave between B Street and Nantasket Ave
🔄 Postponed
Hearing suspended with the next date to be advertised; a related ZBA special-permit hearing is continued to May 19, 2026.
March 18, 2026 · agenda
📋 Proposed
Public hearing on The Point Nantasket Realty LLC's plan to build a nine-unit townhouse building (~17,436 SF) plus a pavilion and two covered-parking canopies on 3.28 acres.
📍 839, 843, 845 Nantasket Avenue (Map 12, Lots 106, 108, 109, 110)
📋 Proposed
Reviewing January 28 and February 11, 2026 minutes.
💬 Discussed
Project updates and committee/subcommittee updates.
March 11, 2026 · minutes
✅ Approved
Amends large-parcel development bylaw to cut maximum height, density and intensity, revise permitted uses and procedures, and make amenity bonuses discretionary; passed with 'Discretionary' and 'Planning Board, at its discretion' added to the Amenity Bonus section.
✅ Approved
Revises open space definition and design standards governing building scale, spacing, massing and adds new shadow-control standards in the Nantasket Beach district; approved unanimously despite some vague-language concerns.
📍 Nantasket Beach Overlay District
✅ Approved
Repeals the by-right option to extend a single/two-family house up to 35 feet within its existing footprint, so adding a story will now require abutter notification rather than automatic approval.
✅ Approved
Amends §410-3.6 to allow museums in Commercial Recreation B and C Districts; approved unanimously to send to Town Meeting.
✅ Approved
Board voted to be sent the draft amendment language to proofread before submission to the Town Clerk for 2026 Town Meeting.
✅ Approved
Approved January 21 and February 4, 2026 minutes; January 28 minutes held for edits.
✅ Approved
Created an ad hoc subcommittee (Klieman, Borges, Schulte) to review the MAPC Phase One Master Plan draft for inaccuracies and report back in one month; debated whether to keep the draft from public release.
✅ Approved
Appointed Abby Klieman as the Planning Board's liaison to the Metropolitan Area Planning Council.
💬 Discussed
Building Inspector will withhold Certificates of Occupancy until spring to confirm planned landscaping is installed and roadway repairs are made.
📍 120 Nantasket Ave
💬 Discussed
Project delayed by weather but foundation is complete and framing is ready to begin.
📍 808 Nantasket Ave
💬 Discussed
Sewer pump house project nearing completion, with old underground sewer abandoned and pumps being tested; the old structure will be demolished, leaving concrete as a scenic overlook and flood-pump pad.
💬 Discussed
Members questioned why only 40 abutter letters were mailed when assessors list 98 abutting parcels; DiIorio will look into it ahead of the public hearing next week (3/18).
March 11, 2026 · agenda
📋 Proposed
Coming up March 11: amendments would cut maximum building height, density and land-use intensity, change permitted uses, update permitting procedures and revise amenity bonuses.
📋 Proposed
Coming up March 11: would revise open-space definition and design standards on building scaling, spacing and massing, and add new shadow control standards in the beach district.
📍 Nantasket Beach Overlay District
📋 Proposed
Coming up March 11: would repeal the by-right option letting a single- or two-family home extend height up to 35 feet within its existing footprint under certain setbacks.
📋 Proposed
Coming up March 11: would allow museums in Commercial Recreation B and C districts.
📋 Proposed
Minutes from 1/21/26, 1/28/26, and 2/4/26 up for approval.
💬 Discussed
Board member questions and concerns on the Master Plan scope.
💬 Discussed
Board to review the Select Board handbook for boards and committees.
💬 Discussed
General project updates.
💬 Discussed
Assignments, updates and discussion.
February 25, 2026 · agenda
🔄 Postponed
Hearing on a proposed 17,436 SF nine-unit townhouse building with a pavilion and two covered-parking canopies on 3.2 acres will NOT take place this evening and will be renoticed.
📍 839, 843, 845 Nantasket Avenue (Map 12, Lots 106,108,109,110)
💬 Discussed
Discussion of the scope for Hull's Master Plan with regional planning consultants (MAPC).
💬 Discussed
Review of the board's annual report.
📋 Proposed
Approval of prior meeting minutes.
💬 Discussed
Updates on ongoing projects.
💬 Discussed
Updates from committees and subcommittees.
February 16, 2026 · minutes
🔄 Postponed
Site Plan Review hearing for 839, 843, 845 Nantasket Avenue (Map 12, Lots 106,108,109,110) delayed and re-noticed to March 18; abutters for all four lots were notified.
📍 839, 843, 845 Nantasket Avenue (Map 12, Lots 106,108,109,110)
💬 Discussed
Hull's Master Plan is entering Phase Two; members aired frustrations over inaccurate Phase One data and debated whether the Planning Board, a Steering Committee, or staff should lead the planning process.
💰 Phase Two currently funded from town budget after an expected grant fell through
✅ Approved
Members edited the 2025 Annual Report in real time, adding the Board's APA membership and CPTC trainings, then voted to accept it as written.
💬 Discussed
Updated town map reflecting zoning changes since 2002 won't need a Town Meeting vote; zoning article changes are submitted to the Attorney General with the affected section's image.
✅ Approved
Meeting adjourned by unanimous vote.
February 11, 2026 · minutes
🔄 Postponed
Approval of minutes continued to next meeting.
💬 Discussed
Board decided to hold zoning amendment hearings March 11, with a possible extra meeting March 18, after the Town Manager moved up the submission deadline to March 5.
💬 Discussed
Amendments already passed to Select Board; Borges stated her belief the bylaw should be repealed, but no re-vote possible. Impact-fee discussion deferred until after Town Meeting.
✅ Approved
Approved sending NBOD changes to Select Board, including a new 'open space' definition (excluding private terraces/plazas), 80-foot building-length limit on street frontage, and a shadow-protection standard.
❌ Denied
Motion to send setback/appurtenance change (allowing prescribed setbacks on irregular lots) to Select Board failed 2-5-0 over concerns it could make current houses non-conforming.
✅ Approved
Approved 5-2-0 sending repeal of the 5-15 non-conforming-use rule to Select Board; property owners would instead go before the ZBA.
🔄 Postponed
Tabled until after Town Meeting; ZBA wanted a formula before changing the rule, used about 8-10 times per year.
✅ Approved
Approved 6-1-0 sending amendment to Select Board adding 'museums' to Commercial Recreation Zones B & C, after dropping 'places of assembly' pending a clear definition.
🔄 Postponed
Amendment on dimensional requirements for multi-family buildings returned to Planning Board with no ZBC consensus; revisit suggested after Town Meeting.
🗳️ Voted on
Re-voted 4-2-0 to schedule the public hearing for February 25, 2026, correcting an earlier agenda error; concerns raised about abutter notification and application completeness.
📍 839, 843, 845 Nantasket Ave (Assessors Map 12, Lots 106, 108, 109, 110)
✅ Approved
Approved 6-0-1 hiring Chessia Consulting Services LLC for an engineering peer review.
💬 Discussed
Office to begin updating the official town map from 2002 forward; members raised accuracy concerns.
💬 Discussed
Chair and Vice-Chair to edit the 2025 Annual Review, due March 4, before returning it to members.
💬 Discussed
Capital Improvement Committee work underway; no CPA funding for waterways but some for marking access points; MAPC Master Plan 'playbook' meeting set for Feb 25 at the high school.
• Status unclear
Upcoming meetings Feb 25, March 11, March 25, with a possible extra meeting March 18, 2026.
✅ Approved
Adjourned unanimously.
February 11, 2026 · agenda
📋 Proposed
Approval of prior meeting minutes.
💬 Discussed
Discussion of a Flexible Plan Development zoning proposal slated for an upcoming Town Meeting vote.
💬 Discussed
Discussion of an NBOD (Nantasket Beach Overlay District) zoning change headed to Town Meeting.
💬 Discussed
Discussion of a zoning change regarding appurtenances (accessory structures) for Town Meeting.
💬 Discussed
Discussion of a proposed change to the 5:15 zoning rule for Town Meeting.
💬 Discussed
Discussion of a zoning change concerning setback waivers, headed to Town Meeting.
💬 Discussed
Review of the Planning Board's annual report.
💬 Discussed
General meeting updates.
💬 Discussed
Updates from the Zoning Bylaw Committee.
💬 Discussed
Updates on ongoing projects.
💬 Discussed
Discussion of committee and subcommittee assignments.
February 4, 2026 · minutes
💬 Discussed
Chair reiterated the board isn't required to take public comment at open meetings and won't always do so due to time constraints.
✅ Approved
Board finalized draft Flex Plan language capping building footprint at 1,600 sq ft, with construction phases needing board approval and a possible impact fee for utility growth; sent to Select Board and Zoning Bylaw Committee.
💰 Possible new developer impact fee for public utilities (to be researched)
💬 Discussed
Discussed proposed NBOD changes including defining 'public open space,' an 80-ft building-side limit to curb the 'wall effect,' shadow-effect rules, and adding places of assembly/museums to commercial zones.
📍 Nantasket Beach Overlay District
💬 Discussed
ZBC recommended requiring special permits (with abutter notice) for second-story additions and irregular setbacks now allowed by-right; footnote (a) sent back to ZBC for further research.
💰 Could require additional permit application and fees for homeowners
✅ Approved
Board reviewed and finalized a letter raising concerns about 120 Nantasket Ave; Chair will sign and deliver it.
📍 120 Nantasket Ave
💬 Discussed
Developer seeks to build multiple buildings on one lot (4 parcels, one unaddressed) including parking shade structures; board hired Chessia Consulting for stormwater study and requested a traffic study.
💰 Town hiring Chessia Consulting Services LLC for stormwater study
📍 839, 843, 845 Nantasket Ave
✅ Approved
Board voted to open a public hearing and add the site plan review to the February 25 agenda.
📍 839, 843, 845 Nantasket Ave
✅ Approved
Meeting adjourned unanimously.
February 4, 2026 · agenda
💬 Discussed
Discussion of flexible plan development, a zoning approach allowing more design flexibility on a site.
💬 Discussed
Discussion of possible zoning bylaw changes to bring as articles to upcoming Town Meeting.
💬 Discussed
Planning Board to send a letter of concern about 120 Nantasket to the Building Commissioner.
📍 120 Nantasket
📋 Proposed
Review of application and checklist to open the public hearing for properties at 839, 843, and 845.
📍 839, 843, 845
January 28, 2026 · minutes
✅ Approved
Approved Condition 22, requiring uniform window dressing on the building's front facade and limiting balcony furnishings to below handrail height (no storage, no umbrellas).
📍 120 Nantasket Ave
✅ Approved
Approved Condition 27, requiring condo documents including an Operations & Maintenance Plan covering building, landscaping, and common-area upkeep; members noted the building's for-sale status doesn't affect the occupancy application.
📍 120 Nantasket Ave
✅ Approved
Approved Condition 25 with a note it may be unenforceable; architect and engineer certifications, rather than a Building Commissioner sign-off, confirm site work met state code.
📍 120 Nantasket Ave
💬 Discussed
Paquin raised unresolved questions about the project's landscape plan, exterior elevations, pool decks, and bike parking; the Board will send a letter to the Building Commissioner rather than continue the matter.
📍 120 Nantasket Ave
💬 Discussed
Town Counsel Brian Winner briefed members on the Board's powers and procedures—zoning bylaws, special permits, subdivisions, ANR endorsements, and public-hearing rules; mentioned a possible new Public Safety building on the HRA B lot.
✅ Approved
Prior minutes approved.
✅ Approved
Meeting adjourned unanimously.
January 28, 2026 · agenda
📋 Proposed
Review of prior meeting minutes.
📋 Proposed
Certificate of occupancy for 120 Nantasket coming up Jan 28.
📍 120 Nantasket
📋 Proposed
Training session for the board led by town counsel.
📋 Proposed
Review of application completeness for development at 839, 843, 845 Nantasket Ave coming up Jan 28.
📍 839, 843, 845 Nantasket Ave
💬 Discussed
General updates on meetings.
💬 Discussed
Updates from the Zoning Bylaw Committee.
💬 Discussed
Updates on ongoing projects.
💬 Discussed
Assignments, updates and discussion for committees and subcommittees.
January 21, 2026 · agenda
📋 Proposed
Approval of prior meeting minutes.
💬 Discussed
Discussion of flexible plan development, a zoning approach allowing more design flexibility on site layouts; details not specified in agenda.
💬 Discussed
Updates from the Zoning Bylaw Committee; specifics not listed.
💬 Discussed
Status updates on ongoing planning projects; details not specified.
💬 Discussed
Discussion of committee and subcommittee assignments and updates.