The Hampton Beach Casino redevelopment project cleared a major hurdle last week as the town’s Zoning Board approved a special exception allowing a large expansion of its charitable gaming space. With a 4–1 vote, the board gave developers Sal Lupoli and Fred Schaake the green light to move forward on a long-envisioned transformation of the historic Ocean Boulevard property.
Good to know
- Aces and Eights will expand from 8,000 to 31,000 square feet of gaming space.
- The full redevelopment plan includes a hotel, condos, music venue, and retail.
- The facility will continue operating under New Hampshire’s charitable gaming rules.
The approved expansion permits Aces and Eights, the charitable casino operating at the property since 2014, to significantly grow its footprint. The enlarged space will occupy two floors at the rear of the complex and remain under the state’s charitable gaming regulations, which include limits on bet sizes and a 35% revenue share for nonprofits.
Aces and Eights currently ranks as the smallest charitable casino in the state. “Our vision was to always rebuild this and be year-round,” said Sal Lupoli during the zoning board meeting. The expansion aims to elevate the property’s year-round appeal and competitiveness in the state’s limited gaming market.
Plans for the full redevelopment of the 4.5-acre site also include a 204-room boutique hotel, a 3,500-seat Casino Ballroom concert venue, 99 condominium units, and a mix of restaurants, shops, and family-friendly attractions like an arcade. The design features staggered rooflines and a modern look, replacing the aging 100-year-old structure.
Security and public visibility have been key considerations in the gaming area design. Project engineer Rick Friberg noted that the gaming entrance will be located on Ashworth Avenue, not Ocean Boulevard, to separate it from the more family-oriented beachfront. “We are doing our best to minimize the presence of the use in what we want to be a very family-friendly area,” Friberg said. Security personnel will monitor the entrance to ensure only patrons aged 18 and older can enter.
Not everyone supported the move. Zoning Board Chair Erica de Vries opposed the expansion, voicing concerns about the potential social costs of a larger gambling venue. She acknowledged that the application met technical zoning standards but found the scale of the expansion concerning. “Gambling has an impact on the safety and welfare of people in the community,” she said.
Other board members felt the growth was necessary for the site to remain competitive. Ken Sheffert pointed to the limited number of charitable casinos in New Hampshire, saying expansion was logical in a regulated market. Bill O’Brien, who made the motion to approve the special exception, added a condition requiring gaming revenue to prioritize charities in Hampton, Exeter, North Hampton, and Seabrook.
In 2024, charitable gaming in New Hampshire generated over $39 million for nonprofits, and Aces and Eights contributed $250,000 to 82 local organizations. With the new space, the operator is expected to raise even more for community causes.
Developers are now finalizing plans and preparing for the next phase: demolition of the current building and construction of a modern five- to six-story complex. Once completed, the new Hampton Beach Casino will feature retail and commercial space on the lower floors, residential units above, a parking garage, and a state-regulated charitable casino operating at a much larger scale.
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