Planning Board Reviews New Condo Design for Cap'n Jack's Site

The Planning Board reviewed proposed revisions Monday night for the new condominiums on the current site with “mixed emotions.”

The board, which on this project acts only as an adviser to the Zoning Board of Appeals, concluded that the new plans for 15 condos are better than the previous plan that included a higher roofline and a penthouse. But members said they feel the two-story building still lacks the central view corridor that the board members and some members of the zoning board wanted.

The proposal for the 75-year-old waterfront inn site is made by Concordia, owned by Bruce Paradise, a former Planning Board member, and Barry Turkanis. The new design would eliminate the penthouse, giving the building 15 condos instead of 16. The roofline would be lowered by seven feet.

Board chairman Patrick Jones said he applauds Concordia for lowering the roofline and other architectural changes, but said, “We wish for a view through.”

The Planning Board members and several of the zoning board members have said they would like the project to be less massive and have a view corridor through the center of the building.

Paradise responded that the project has 18 feet on each side of the building as “unobstructed views of the ocean.” That is more than is available to pedestrians now at the Cap'n Jack's site, he said.

“For views of the ocean, this is going to be better,” Paradise said.

The Planning Board was largely unconvinced.

Board member Angela Ippolito said the proposed condominiums “is a very nice looking building.” But the issue is “how will it change the look of the street?” she said.

Asked how much it would cost the project to eliminate the penthouse condominium, Paradise told the Patch, “A lot. It was a compromise.”

The zoning board meets again on the project on June 22.

Opposing Neighbors A No Show at Hearing

Two neighbors appeared in support of the project. Unlike previous hearings where more than a dozen neighbors appeared to oppose the project, none showed Monday night.

Board member Sylvia Belkin, who strongly opposes the project, found it disturbing that the neighbors who opposed the project did not attend the meeting.

“I'm troubled that the neighbors didn't know about this,” Belkin said. “I think it would have been nice to have a balance of views.”

Paradise presented the design changes to the board at the end of the meeting Monday night under the general old business agenda item. The discussion on the project was not advertised publicly, Jones said, because two days ago the board did not know if the plans would be ready for presentation.

Dan Bernardazzi and Christine Dolan, two neighbors, said they find the building architecturally pleasant to look at. Bernardazzi said it would be a great improvement to have the cars in an underground garage, instead of parked all over the Cap'n Jack's site.

They worried that if this project is not approved, something less desirable might be offered in its place.

Board members said the neighbors are concerned that the project will be sold for affordable housing.

After the Concordia team left the hearing, the board discussed various options, but decided to send the zoning board a letter outlining its opinion that the new design is an improvement over the previous design, but still lacks the views of the ocean.

Jones said, “This building is far superior to some other buildings nearby. Those are just bad and should never have been approved.”