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Hampton Beach Casino makeover
The Hampton Beach Casino property might quickly see main modifications with plans for a music venue, lodge, condos, eating, retail, and charitable gaming.
HAMPTON — The city Planning Board gave remaining approval Nov. 5 for the redevelopment of the Hampton Beach Casino, paving the way in which for luxurious condos, a lodge, a on line casino gaming facility, and a brand new Ballroom leisure venue.
The unanimous vote — permitted with 44 circumstances — adopted two public conferences the place majority proprietor Sal Lupoli and accomplice Fred Schaake outlined their imaginative and prescient for 169 Ocean Blvd., a venture they are saying will assist remodel Hampton Beach right into a year-round vacation spot.
The proposal requires 99 luxurious condominiums, a 208-room lodge, 38,500 sq. toes of retail and restaurant house, a 52,000-square-foot charitable gaming on line casino, and a music and entertainment venue with a 3,500-person capability. A parking storage with 732 areas can be a part of the plan.
Rick Friberg, president and CEO of TEC — the engineering agency behind the venture — stated the following step could be remaining designs and the hiring of a contractor. “If everything went smoothly with the project,” he stated, building might start after summer season 2026, with the demolition of the prevailing constructing.
The venture, they stated, might take three years to finish with a grand opening set for 2029-30.
Built in 1899 and later expanded, the Casino has lengthy been a fixture of Hampton Beach. Its iconic Ballroom has hosted legendary acts together with Led Zeppelin, The Doors, U2, and Phish.
Lupoli stated the redevelopment will embody efforts to protect historic artifacts and rejoice the venue’s storied previous, which was one of many 44 circumstances for approval. Plans name for a brand new Casino Ballroom that will almost double in capability, function year-round, and function a conference house through the low season.
The redesigned complicated would function retail and eating places on the primary and second flooring, a lodge with a spa and pool, and luxurious condos projected to be valued at $1.1 million apiece, in accordance with an financial report from Lupoli Companies.
The major criticism raised earlier than the Planning Board centered on the venture’s inclusion of charitable gaming. In a Sept. 22 letter, North Hampton Police Chief Kevin Walsh cautioned that it might result in a variety of adverse impacts — from elevated visitors and financial pressure to crime, downside playing, and different social prices.
The city Planning Board, nonetheless, famous that charitable gaming is an allowed use and was already permitted by the city Zoning Board.
Charitable gaming has been part of the prevailing Casino complicated since 2014. Aces and Eights — owned by Lupoli Companies — has operated on the primary flooring of the complicated in an 8,000-square-foot house that when housed the Whale’s Tale Restaurant.
The new gaming room could be 52,000 sq. toes.
Lupoli and his staff have insisted the Casino enlargement would have a optimistic influence on the character of the seaside, in addition to be an financial boon for the city.
An financial influence report ready by the Lupoli Companies and submitted to the Planning Board estimates the brand new Casino complicated might add $311 million to the city’s whole property evaluation — roughly 8% of the present valuation. The report additionally tasks $3.6 million web enhance in property taxes yearly and $3.7 million in one-time mitigation funds and infrastructure upgrades.
New Hampshire regulation requires 35% of on line casino proceeds to go to charity, and the financial report estimates the brand new facility might generate between $6.2 million and $9.9 million in charitable contributions.
Several native builders who stay on the town spoke in help of the venture, together with Joe Faro, who remodeled Rockingham Park into Tuscan Village.
“When you partner with the right development group — and in this case, a family legacy group committed to the community — the community is better for it,” he stated. “It could also be like Salem — a resurgence of an entire region in need of that kind of investment and redevelopment. By the way, I’m for the project.”
Pat Bushway, chairwoman of the Hampton Beach Area Commission, also voiced strong support.
“The Hampton Beach Area Commission supports the project, and we look forward to the development it’s going to bring to the area,” Bushway said.
Lupoli and his team said they would eventually like to develop the area between D and C Street, where Lupoli owns most of the properties. The only properties that he does not own are the Singing Church on the corner of D Street and Ashworth Avenue and the Candy Corner on the corner of C Street and Ocean Boulevard.
Lupoli said they will wait to see how the first phase south of D Street goes before firm plans for phase two are crafted. Lupoli said this will allow his team to watch the market to determine whether there is interest in more residential units at the beach.
“Is there a possibility to speak about extra residential as a result of we do not want any extra lodge rooms?” Lupoli said. “This goes to be a terrific indicator of what we’ll do in section two.”
His team initially explored building across D Street through a lease agreement with the town. Instead, Friberg said TEC, Lupoli, and Schaake are now envisioning a bridge over D Street to connect both phases of the project.
At the Planning Board’s request, Friberg noted the team would be willing to designate space in phase two for a trolley pick-up and drop-off area. Friberg said the phase 2 property could also be used for temporary retail and entertainment during construction of the Casino property, helping to minimize disruption to the summer tourism season.
Reporter Max Sullivan contributed to this report.
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