“The Center’s laboratory is a local, regional and national asset.” — Nahant Open Space and Recreation Plan (2008)
The continued acrimonious opposition in Nahant to Northeastern University has prompted me to attempt to pen an op-ed to share my thoughts regarding the lack of wisdom underlying that opposition.
I hope that this might help to provide a more proper perspective with which to make decisions on eminent domain items on the warrant for Nahant’s Town Meeting on May 15, and to encourage attendance.
We get the government we deserve, so it is important to recognize and play our role. Otherwise, we have no valid basis to bemoan uncomfortable experiences. So, attend the meeting, no matter which position you espouse.
I can and do state with neither hesitation nor qualification my opinion that the bitter opposition to Northeastern is sadly misplaced, and it is misdirecting limited financial, political and social resources in a way that brings distress to any objective observer.
I had been surprised and confused for several years with the intensity of the opposition to Northeastern because I had had a series of positive experiences at the Marine Science Center, and had never heard negative comments until several years ago when there was a public explosion about the planning of a purported 55,000-square-foot expansion at the Center.
This was followed, ironically, by a seemingly endless stream of blighting signs intended to prevent an imminent ecological travesty.
I decided to examine the issue quietly. I have been involved as an attorney for more than 50 years in real estate matters, including eminent domain, and I have confidence that my experiences inform my findings and lend credence to my thoughts.
I was first dismayed to learn that the same divisive ad hominem approach to political questions that presently afflicts our nation today is being replicated on our idyllic peninsula. Secondly, and more importantly, my analysis has identified no basis upon which the vitriolic opposition can fairly proceed.
I have no dog in this race. I am simply a resident that was and is greatly discomforted by the intemperate opposition, which includes elected officials who are guided and funded by unnamed and affluent residents. Clandestine government is suspicious per se.
I have been performing my own research and I comfortably note the following:
Northeastern has a long and impressive record of accomplishments that have benefited Nahant, the region and the nation. The characterization of Northeastern as evil simply fails to look at the condition of East Point when it became part of its campus and the condition today. Thank you, Northeastern. More importantly, the Center is Nahant’s contribution to the effort to effectively address climate change and that should be a matter of local civic pride.
Although the proposed addition is approximately 55,000 square feet, the actual new footprint is 11,000 square feet and virtually invisible from Forty Steps.
The initial branding of the Northeastern proposal was dominated by influential opponents who justified their intemperate behavior by claiming to protect an idyllic setting from the construction of a virtual “Walmart.”
This crude imagery was the successful catalyst for widespread opposition — including a plethora of illegal, blighting and intemperate signs — to the proposal.
It is only fair that one compares this imagery with the closest Walmart. The Lynn Walmart totals 122,472 square feet compared to 11,000 square feet.
There is an assertion parroted by the selectmen that there will be a cost of $17 million to $22 million local dollars to serve the expanded facility without a supporting empirical analysis.
This self-generated and self-serving conclusion is purportedly based upon an independent professional opinion.
However, this assertion is shown to be of no depth when one notes that the so-called RKG independent professional opinion regarding costs is actually nothing more than “a review of a preliminary analysis” prepared by the Board of Selectmen. Sophisticated and substantial fiscal decisions should not be based upon preliminary analysis by laymen.
In spite of the board using spin to keep it from the public, it is very significant to note that the Advisory and Finance Committee did not recommend that the eminent domain initiative be pursued.
That fact is being buried… It should cause one to pause, to question and to vote “no.”
The board’s self-serving projected costs are belied by the facts that Northeastern makes no current demands upon town resources other than water consumption. Water consumption is and should be paid for; contributions to capital costs for water-related infrastructure can and should be quantified, and Northeastern should pay its fair share.
This is technical and boring, but significant: the casual conclusions that the extent of damages to which Northeastern may be entitled does not reflect calm and independent advice that considers the fact that this campus property is what the Supreme Judicial Court deems to be special purpose for which the ordinary rules of valuation do not apply.
In that posture, the appraiser must consider the “worst case” possibilities, including severance damages. That is not done: the appraiser without analysis merely opines that there will be no severance damages.
In addition, the use of General Law Chapter 80A as a no-risk method of taking by eminent domain ignores the fact that if the taking is abandoned, then Northeastern shall be entitled to recover indemnity in full for any of its damages, loss and expense. We may unfortunately find out how wrong the appraiser and the board may be.
I have not been able to discern the reason for the intensity of the opposition. When things do not make sense on their face, we are missing something. Since we can identify no good reason for the opposition, the reason must be less noble. That does not mean that opponents are evil, but they are misdirected — and someone, for some reason, leads them astray.
Edward J. Lonergan is a Nahant resident who lives on Bass Point Road.