By Amanda Estes

Staff Writer

    A little more than a month after the South Portland
Planning Board recommended a zoning amendment to the Knightville Mill
Creek area with a vote of 5-0 to pave the way for a new office
condominium building on the site of Beal Street BBQ, the city council
took up the issue in a workshop to consider approving the amendment.

    Planning and Development Director Tex Haeuser,
property owner Andrew Ingalls, Knightville Mill Creek residents in
opposition to the amendment and several other residents were present
Monday night to hear the council’s perspective on increasing the height
allowances in the neighborhood to allow the proposal to move forward.

 While noting the neighborhood’s opposition to the four-story
office building that would be permitted with the zoning changes,
Ingalls focused on potential economic benefits to the area.

    “By going up an extra story,” he said, “You add $1
million in value.” He said the intent is to build the most attractive
building possible to attract high quality owners. From a sales
perspective, he said the land has some obstacles including lack of
access to I-295 and its location across the street from a wastewater
treatment plant, but said a high-end building could attract law firms
and marketing groups.

    The proposed amendment would add 90-100 Waterman
Drive to the Knightville Design District and would define the district
as “lots with frontage on Ocean Street north of Market Street/Hinckley
Street; lots with frontage on Cottage Road, north of Thomas Street; and
lots in the Village Commercial (VC) zoning district with frontage on
Waterman Drive.” If part of the VC district, the property would not
have a required minimum front yard setback, allowing it to be built
closer to Waterman Drive than currently allowed. The changes would also
increase the height limit for the proposed office building by 15 feet
from 35 feet to 50 feet, allowing a four-story building. Without an
increase in the height allowance, Ingalls said he would be forced to
build a building with a wider footprint, which would reduce the overall
quality of the building.

    If the amendment is not approved, Ingalls said he would move forward with a three-story building.

    “If that’s what we’ll build, we’ll build the best three-story building we can,” he said.

    With a four-story building, Ingalls said the first
floor could be used for retail and restaurant space. Although he said
“pure retail,” such as clothing stores would struggle in the location
due to low traffic flow, he said insurance companies, doctors’ offices,
and service retail businesses would be more profitable. He also said
the extra story would allow for a restaurant, which would require the
space be sealed and a vent be installed. A smaller footprint would also
allow for 16 to 18 extra parking spaces. 

    Councilor Linda Boudreau agreed that she didn’t
think people would go to the area to shop, but said it is difficult to
find a place to eat in the city. She inquired as to what would happen
if the city changed the zone and Ingalls abandoned the project and the
city was left with a “square box with no windows.”

 Haeuser said the city is entering upon an “incentive situation”
and by increasing the height they are increasing their chances of
attracting quality businesses. With the community development block
grant (CDBG) funds earmarked for improvements to Waterman Drive,
including narrowing the roadway and adding green spaces, Haeuser said,
“There is a better possibility for a better looking building that will
do more for the economy of the area.”

 Ingalls said the building would be heavily landscaped and have
some stonework.          Councilor
Maxine Beecher said she appreciated the views of Knightville residents,
but was in favor of a narrower building with a smaller footprint and
the potential to draw people into the area. She said the building could
become a destination location.

    In a letter to the council, John Ely, Vice President
of the Waterfront Market Association, said the group of local business
owners and employees “share the developers’ opinion that a four-story
building (vs. three stories) is a more practical, better use of that
space on Waterman Drive.” He said the group believes the “potential
owners represent a very desirable market segment, who will shop,
volunteer, and generally support the Knightville Mill Creek area.”

 Among the concerns voiced at the planning board meeting were
concerns that the building would stand out in a negative way, block the
view of nearby residents, and clash with the design of other buildings
in the area. At Monday’s workshop, the council received copies of the
planning board minutes as well as copies of four letters and emails,
three of which were in opposition to the four-story building. Executive
director of Greater Portland Landmarks (GPL), Hilary Bassett, wrote a
letter in which she asked the planning board to consider “the impact of
the scale of the proposed building on the context of small and moderate
scale residential structures nearby (and) GPL advocates that new
construction be appropriate to the neighborhood context–in scale,
massing, composition of principal facades, and relationship to the
street.”

 “Waterman Drive to me has always been kind of a no man’s land,”
said Councilor Kay Loring. She said she was in favor of a building that
would be closer to Waterman Drive. She said an attractive building
might make people realize that it is not difficult to get to South
Portland.

 By moving the building closer to Waterman Drive, Ingalls said the
structure would be 130 to 140 feet from the closest home. Haeuser said
in addition to creating space between the building and residential
areas, proximity to the street would “create a uniform, downtown feel.”


    Creating a more unified look is an objective of the
Knightville Mill Creek Neighborhood Master Plan, which the city adopted
as part of its comprehensive plan in Oct. 2005. Haeuser said the city
is in the process of conducting an architectural study and classifying
homes in the interest of historic preservation. The neighborhood’s plan
calls for the consideration of expanding the Knightville Design
District’s standards to cover a larger area, the use of quality
architectural standards, owner occupied units, and taller office and
commercial buildings.

    Addressing the concerns about the building blocking
the view of nearby residents, Ingalls said there was little difference
between the shade currently cast by the bridge and the shade the
building would cast. He said a wider; three-story building would be
more of an obstruction. He estimated five to six houses would have a
degree of obstruction.

    Councilor Jim Hughes asked for more explanation on
the need for a four- story building when the neighborhood association
is against it. Mayor Claude Morgan also questioned why a four-story
building would be of better quality than a three-story building.

    Ingalls said the building’s value would set it
apart. With the exception of the land owned by Central Maine Power,
which he called a “wild card area,” Ingalls said the site is the last
available property in the area to sustain the proposed development. He
estimated the property would bring in approximately $90,000 in taxes
each year, as opposed to the current rate of $6,400 per year. In
addition, he said the value from assessed value could contribute to the
area’s tax increment finance district.

 The public will have the opportunity to voice their opinions
during a public hearing and first reading on the proposed zoning
amendment at their next regular meeting, scheduled for May 21.