By Dolores Sauca Lorusso

For the second time since 2021, plans to revitalize the Paragon Boardwalk property have been withdrawn by the developer.

In a June 29 letter to the zoning board of appeals, attorney Adam J. Brodsky, representing The Procopio Companies, requested to withdraw the application for a height variance “without prejudice,” meaning that the developer can reapply. If the variance had been approved, the 75-foot-high Paragon Dunes development at 183-197 Nantasket Ave. would have been 35 feet higher than the maximum 40 feet allowed in the Nantasket Beach Overlay District.

In response to a request for more information from the Times, Bryan Vitale, Procopio’s senior vice president, said the company wants to “adjust our concept” in response to “the changing economic landscape.”

“Procopio remains committed to bringing a project to life at the current Paragon Boardwalk site, and while we have withdrawn the current plan, we are continuing to adjust our concept while accounting for the changing economic landscape,” Vitale said. “We are excited about this opportunity in Hull and look forward to presenting a revised plan in coming months.”

The latest withdrawal is the second time a potential development plan has been voluntarily halted. In 2021, Boardwalk property owner Chris Reale withdrew his application for a smaller Dunes project that was to include 116 residential units in a five-story building adjacent to the Boardwalk, along with limited commercial space. Procopio proposed a six-story building with 142 residential units, as well as a three-story commercial structure and an attached one-story deck.

Previously, Brodsky had said that “anything below 142 residential units makes the project financially unviable as currently designed.”

The developer had presented the plans to the select board in January and was scheduled to go before the ZBA on June 6, but requested a postponement until July 18. ZBA Chair Patrick Finn said the Paragon Dunes project will remain on the board’s Tuesday agenda as “a matter of formality because they [Procopio] are not coming… I think the withdrawal will be a non-issue.”

Sue Vermilya, founding member of SOS (Save Our Space) Hull, a group that advocated for a delay in the Hull Redevelopment Authority’s development process, said she was concerned about the developer’s request to extend far beyond the height limit of the overlay district, which was established by town meeting in 2013.

“The town voted for NBOD zoning for our town. This included heights of no more than three stories,” she said. “The Paragon Boardwalk project was and continues to be out of touch with what was established with the NBOD. Additionally, their design is out of character with the Hull downtown area. If the town were to accept anything other than what's been defined in the NBOD, it could set a precedent for other town developments including any proposals for the HRA land.”

“It's refreshing to hear that members of our town boards are stepping forward and voicing concern over their proposal. It is my hope that they can find a new proposal that complies with our NBOD zoning and is a positive improvement to our town; a win-win for everyone involved,” Vermilya said.

“I can just say that I am happy that the application was withdrawn,” said resident Cindy Borges, who also had advocated for a slower approach to the HRA development. “In my opinion, there should be no reason for any building to be 75 feet tall.”

Other residents submitted comments to the ZBA in anticipation of the July 18 hearing. Many focused on the overlay district, which was adopted to express the community’s expectations of development in that area.

“The [NBOD] article was submitted by the planning board and went through considerable input and vetting from citizens in a process that included 21 public meetings,” said Susan Green of B Street. “My sense from what I have read and heard the majority did not want any more tall buildings on the beachfront of our beautiful town… I believe this zoning bylaw to be well thought out and one that its essence should not be compromised.”

The commercial building would be on the site currently occupied by Dalat restaurant and contain 25,762 square feet in three stories. The six-story residential structure is proposed for the area now containing the arcade building and miniature golf course, and would contain 141,145 square feet.

“It seems incomprehensible to develop a commercial building with three levels of business space when we have so many vacant business spaces in the community,” Helen and Richard Gould wrote to the ZBA. “A landowner or developer seeking to maximize his profits does not seem to meet the qualifications of the zoning laws. In addition, the scope of the project seems totally out of character with what is best for the NBOD.”

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