A three-alarm fire left North Beach Bar and Grill and Secret Spot with significant damage on Friday, August 19, 2022 in Hampton. (Photo by Olivia Falcigno)
Developers behind a project to construct a five-story building at North Beach featuring condos, commercial space, and a restaurant say it aligns with the character of the neighborhood and its surrounding structures.
However, residents are voicing concerns about the project’s size and potential impact.
Real estate appraiser Matt Wright told the town Zoning Board Thursday, July 18, that the current building at 931 Ocean Boulevard is “a bit of an eyesore” following a 2022 fire and would only improve with the owners’ proposed multi-use building. The fire displaced three popular businesses: Cinnamon Rainbows Surf Co., the Secret Spot and North Beach Bar and Grill.
While the project needs variances to work around density, parking and height limitations, the developers are making the case the activity at the location will be no different than it has been for many years.
Attorney F.X. Bruton, representing the owners Barn Reality, said feedback had indicated the project’s restaurant will be “desirable” in the area.
“Obviously, retail and restaurant use, in a sense, was over decades in this location and used without incident,” Bruton said. “Used quite well.”
The meeting drew a packed house of residents concerned about the project. They erupted with applause after one of their neighbors, Joe Lynch, spoke in opposition to the project during public comment citing concerns about the project’s reliance on existing municipal parking.
“They will consume all of that parking to the detriment of the community,” Lynch said.
The board made no decisions, and the hearing was continued until next month.
Height, density and parking variances needed to make project a reality
Residents have waited nearly two years for the building at the corner of High Street and Ocean Boulevard to be rebuilt. Owners of Cinnamon Rainbows and the Secret Spot have opened locations elsewhere but say they hope to return when the burnt structure is rebuilt.
Plans for the project were filed with the Building Department earlier this year.
On Thursday, Bruton said the project’s height was adjusted from 66 feet to 60, now 10 feet higher than the 50-foot limit in that area. Wright said he concluded the variance would not diminish property values in the neighborhood.
Zoning Board Chair Erica DeVries noted they have every right to build up to 50 feet in the zone. She asked if Wright expected any view to be diminished by the top 10 feet for which they needed the variance.
“Not unless looking up at the clouds,” Wright said.
Barn Realty is seeking relief from the requirement that commercial space includes onsite parking and a parking space per three-person capacity in the restaurant. They previously planned to seek relief from their requirement to have two residential spaces per unit, but Bruton said they have decided to change and meet that requirement.
Bruton argued the public parking available across the street owned by the town and state is enough to accommodate their activity. He said it was how businesses at the plaza have operated for years.
“They’re going to be frequented by those that are already on the beach, already within the resort area, if you will,” Bruton said. “They’re going to walk to this facility to utilize the things that we’re offering, which is exactly what they did for decades.”
Bruton said the request for a density variance would not lead to cramped living spaces. Barn Realty is seeking a variance to allow units that are 2,021 square feet rather than the allowed 2,500. He said the units would be two per floor, giving significant space between each of the units.
“It’s an attempt to reduce… concerns associated with density,” Bruton said.
Four new retail spaces, a restaurant and six residential units could replace the charred remains of the former Cinnamon Rainbows Surf Co. building. Landlords Barn Realty, Inc., are seeking variances for the project from the Zoning Board. (Provided By Town of Hampton)
Why hearing on North Beach project was continued
The project’s application was not immediately accepted for review Thursday because Zoning Board members said the property still needed to be officially surveyed. Barn Realty’s representatives said they would return to the board with surveyed plans so they could commence the application process.
The issue led to board members becoming concerned the plans being shown to them Thursday were different than the ones they had reviewed. Board member Bill O’Brien questioned whether the sidewalks were owned by Barn Realty, noting the state had recently added a handicap ramp at the location.
“We will be asking for a stamp,” DeVries said, referring to a stamp by a surveyor.
DeVries recommended members of the public wait until the next meeting to speak on the project since the application in front of them might be different than the one finally accepted by the board. Only Lynch spoke, saying he would not be able to attend the next meeting.
A resident of 189 King’s Highway, Lynch said the application should not be accepted unless a shadow study shows its impact on nearby beach sand. He also doubted the public parking could serve the restaurant and regular beachgoers looking to enjoy the sand. He said the parking is “100 percent” taken on normal summer days, even without a restaurant operating at the former North Beach Bar and Grill location.
“They will consume 80 percent of the resident and non-resident parking in the municipal parking lot they said was so conveniently located,” Lynch said.
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