By Dolores Sauca Lorusso

A standing-room-only crowd packed the meeting room at Hull High School Wednesday night and criticized the latest proposal to build a 40-foot-tall, 132-unit building at the Paragon Boardwalk property across from Nantasket Beach.

Residents told the planning board that they wanted to make sure that the “large-scale” development reflects the “unique character” of a seaside community while creating a welcoming entrance into town.

“It is not evocative of Nantasket; doesn’t feel like a New England beach design…the buildings are cold and sterile and could be anywhere,” said planning board member Jeanne Paquin, adding that the site is an important property because it serves as the “gateway” to town.

The Procopio Companies is seeking a special permit for the project, which would be called Paragon Dunes and include almost 7,000 square feet of retail space on the first floor of the building. The structure would contain 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.

Click below to read developer’s documents submitted to the planning board:

Project Narrative

Site plans and renderings of the proposed building (split into two files because of large file size): Pages 1 - 19 and Pages 20 - 43

Nantasket Beach Overlay District Application

Traffic Study and Appendix (two separate links/documents)

Stormwater Management Report

If you have any trouble with the above links, try clicking here.

This time, the developer’s special permit seeks approval of the mixed uses (required under the overlay district bylaw), permission to build the new building as close to the sidewalk as the current structure, and approval for a flat roof, which is allowed but “discouraged” under the bylaw.

Procopio Director of Development David Roache acknowledged that the standing-room-only attendance demonstrated the “obvious passion” the people of the town have for this project. He said his understanding of the “significance” of the property because “the majority of residents of Hull pass by this project every day.”

Roache outlined some of the goals of the project as “maintaining the commercial draw, continuing the regional draw, a walkable and pedestrian friendly, [and to] activate sidewalks, complement the beach, and create economic benefit for the community.”

Residents agreed that this stretch of Nantasket Avenue and George Washington Boulevard is passed by almost every citizen of the town each day, and creates the first impression for visitors. They urged Procopio to keep in mind the “legacy” the project will create.

Town Planner Chris DiIorio said he had to “express how important the site is in the bigger picture of Nantasket Beach because it acts as a center for the whole neighborhood…more attention needs to be paid to the back of the building because that is the first thing people see when coming into town.”

Paquin said driving into town on her way home she tried to envision the Paragon Dunes building and it did not just block the clock tower and the carousel nearby, it “dwarfed them.”

“The buildings will cast a shadow of darkness on the Art Walk, as well as the comfort station and carousel,” said Peter Joyce of Park Avenue.

Resident Suzy Cosgrove said the designs of the many historical buildings in Hull should be “celebrated and replicated” by new projects. She pointed out the architectural design of the library, Fort Revere Park, and Art Deco bathhouse are “great examples to take a look at and appreciate.”

The Design Review Board submitted comments to the planning board, building department, and the applicant regarding the project, based upon a review of the plans submitted to the building department on Oct. 10 and discussed at the DRB meeting on Oct. 19.

The key findings of the DRB were that the site lacks adequate public open space, parking is not reasonably functional or practical in “strip,” and building scale overshadows the Department of Conservation and Recreation’s comfort station and Paragon Carousel complex.

The DRB said the goal of the Procopio Companies should be “to create buildings specific to their context, architecturally significant, and respectful of the beach front location.” Members suggested the Procopio Companies “modify building massing adjacent to the comfort station to be more in keeping with scale or provide a greater buffer between existing buildings and new … highlight the tower building and carousel as significant architectural features at the entry to town.”

In addition to a private pool and two private courtyards, the Paragon Dunes proposal includes publicly accessible open space to comply with the NBOD requirements – two pocket parks facing Nantasket Avenue of 1,600 square feet and 2,500 square feet, as well as an open corridor that connects to the Art Walk that runs behind the site on land owned by the neighboring Horizons condominium complex.

Although in a letter to the planning board, dated Oct. 11, the Procopio said the project “achieves the underlying purpose of the NBOD to preserve and expand commercial uses in the NBOD,” a planning board member questioned that assertion.

“The purpose of the NBOD from day one was mixed use development; going from 60,000 square feet of commercial space to 7,000 square feet in this plan…and, to me, the building looks like an office building on 128,” said planning board member Harry Hibbard, adding that the project’s plan for commercial space directly contradicts the intent for the NBOD area.

“That is a non-starter for me; never get my vote…go back to the drawing board and do some work,” he said.

Dianne Acerra of Rockland Terrace said the design looks like it should be in Boston’s Seaport District, where “all the glass buildings look alike; we are not the Seaport.”

Jim Murphy of Park Avenue said when he comes into town, he thinks about the old roller coaster and suggested Procopio could have the heights of the buildings go up and down to simulate the dips and rises of the coaster.

Nancy Boyce, the newest member of the planning board, said she is “not pleased with the overall design, and there must be a lot of cooperation with the boards on what is created so you can be proud to say you were the developer…I know you can do it.”

Residents also expressed concern that parking is inadequate, but Adam Brodsky, the developer’s attorney, said the design complies with town regulations, with some parking under the building and in the former railroad bed property, which stretches behind the neighboring Horizons and Sunset Place condominiums to Rockland Circle.

“I don’t care if it conforms, we all know it is too little parking and won’t be enough for guests… just because we can doesn’t mean we should,” said C. Anne Murray of Summit Avenue.

“Happy to hear they are taking DRB (Design Review Board) comments to heart…I hope to improve on this; one slide showed more architectural elements I want to see,” added Hibbard.

Procopio’s Roache said “with good dialogue we can work together to get to a better project.”

The planning board hearing on the Paragon Dunes project’s special permit application was continued to Wednesday, Jan. 10 at 7:30 p.m.

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