By Dolores Sauca Lorusso  

The Louis C. Costa Meeting Room at town hall was packed on Thursday, Oct. 19 for the first Design Review Board meeting introducing a revised proposal for the Paragon Dunes development. Residents in attendance expressed concern about what many called the “mass, density, and industrial design” of the buildings.

The Procopio Companies, which has control of the Paragon Boardwalk property under an agreement with owner Chris Reale of Hingham, proposes constructing a 40-foot tall building containing 132 residential units, with 7,000 square feet of retail space on the first floor. There would be 81 one-bedroom units, 44 two-bedrooms, six studios, and one three-bedroom unit, along with 177 parking spaces under the building and along the former railroad bed that runs behind the property.

Four months ago, the developer withdrew a request for a variance to build a 75-foot building at 183-197 Nantasket Ave. The Nantasket Beach Overlay District limits building heights to 40 feet.

In a statement, the Procopio Companies said the “project will stimulate mixed-use redevelopment of commercial and multi-family properties at scales and densities appropriate for a historic beachfront community … maintaining the character of this coastal beach community, consistent with the goals and purpose of the NBOD.”

The standing-room only crowd at the Design Review Board meeting mostly disagreed.

“This affects everyone. We are supposed to be a seaside town,” said Mary Lou White of Nantasket Road. “I am not against building and remodeling, but we should not lose the charm of our seaside town.”

“The current project complies with the Nantasket Beach Overlay District (NBOD) zoning… parking also complies with the zoning code,” said Procopio attorney Adam Brodsky.

“Zoning may allow you to put the development there, but it is not right for the community of Hull,” said Cindy Borges of Nantasket Avenue. “While it may be legal, it really needs to be relooked at.”

Gisela Voss of Hampton Circle urged the group to consider something “less monolithic.”

Procopio Director of Development David Roache said the new design improves upon the past plan for walkability of Nantasket Avenue.

“The past plan had a long stretch of lack of interest,” he said. “Walkability features make it more interesting. Now there are pocket parks and a breakthrough between the buildings to connect to the Art Walk.”

Lisa French of Rockaway Avenue said people are not going to drive to Hull to walk on the “charming” sidewalk, because she said it would no longer be charming.

“The building looks like it belongs in an industrial park,” she said.

“A project like this fits Miami Beach, Somerville, Watertown…it is out of character for Nantasket,” added Sheldon Segal a resident at Horizons condominiums, next door to the Boardwalk site.

“It is a major improvement from the last iteration; a great second stop,” said Jim Curran of Atlantic Avenue. “The basic footprint is fine, but still needs to incorporate elements that fit the town.”

“This continuous-wall building is problematic for me,” Design Review Board Co-Chair Julia Parker said. “Buildings look similar. Need something unique to Hull, not something that can be anywhere.”

Parker also pointed out the difference in scale between this development and the nearby Paragon Carousel.

Design Review Board member Don Ritz referenced the mansard roof and pergola at Berkeley Place further up Nantasket Avenue as ways to “add more character to the design.”

“The clocktower and bath house are landmark buildings in town…there needs to be more cohesive approach to that part of town,” said DRB Co-Chair Tom Burns. 

DRB member Tory Lam agreed that the clocktower and carousel are landmarks and should be highlighted.

“Whether entering Hull for the first time or on a regular basis, these buildings should be celebrated,” said Lam.

Alex Yoon, design director of Monte French Design Studio, said the project contains setbacks on the building to break up the mass on Nantasket Avenue.

“Hope retail and commercial can activate this area,” Yoon said. “We are open to discussion on how we can program the space for seasonal events and vendor pop-ups.”

Kate Barclay of Central Avenue said she does not see small businesses thriving in the retail space because of parking.

“We are not on the Green Line or Red Line here,” she said “[You] can’t get off at Nantasket Junction and easily find your way to Hull.”

Sue Vermilya, founder of SOS Hull, said a complex like Paragon Dunes will have a negative impact on the other businesses in town.

“We are taking away a lot of recreation so we will draw less visitors to town and affect existing businesses,” she said.

Burns agreed with Vermilya that “recreation is a draw to town, but I’m not sure it is the client’s responsibility to supply the amusements currently there.”

“The town is short on parking… only one to two spaces with each unit, what about guests?” asked Abby Klieman of Kenton Avenue “The fact that parking complies with zoning code is different than logistically and reality.”

Burns questioned the linear parking along the old railroad bed, which from its furthest end could be almost a half-mile walk for a resident to reach their car. He stated this could be “excessive,” especially in inclement weather or for someone with reduced mobility.

Karlis Skulte, principal of Civil and Environmental Consultants, said additional water filtration has been put into place, and the design prevents water from entering the building; however, water has the opportunity to fill the garage and recede out.

“There are 177 parking spots; where will those cars go in a flood?” Borges asked. “The cars may not float away, but they will be significantly damaged.”

Some residents expressed disappointment with Reale because he has not acted as a “good neighbor” by bringing in a developer whose “design style does not align with that of the town.” Others cited the owner’s lack of care for the façade of the buildings over the past couple of years and the mini golf course, which is in disarray.

“They are presenting new plans, but it is hard to know what the experience will be for decades to come,” Liz Kay of Hampton Circle said. “My home looks out over the back of their building and there is a lack of respect for the dome lighting in the beer garden, which reflects into my home.”

Burns said the Design Review Board will make a series of recommendations and submit them to the planning board as it considers Procopio’s application for a special permit under the NBOD bylaw.

“We hope to continue working with you [Procopio] to come up with a design the town can embrace and look forward to,” Burns said.

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