By Amanda Estes

Staff Writer

    With a vote of 6-1,the South Portland City Council
approved a first reading on a proposed zone change that would allow
developer Andrew Ingalls to build a 50-foot, four-story office building
at property located on 90-100 Waterman Drive. Despite moving the
amendment forward to a second reading on June 4, councilors largely
neglected to give a definitive endorsement of either a three-story or
four-story building.

    Opponents to a four-story building took advantage of
the opportunity to voice their concerns during citizen discussion as
more than a dozen people spoke against the taller building and 
six residents spoke in favor of the extra story.

    The proposed amendment would add 90-100 Waterman
Drive, the current site of Beale Street BBQ, to the Knightville Design
District and to properties in the Village Commercial (VC) Zoning
District, which do not have a required minimum front yard setback. If
the property were added to the Knightville Design District, the 50-foot
height limit would allow Ingalls to build a four-story building that
would be 15 feet taller than currently allowed. Without a required
minimum front yard setback, the building could be 15 feet closer to
Waterman Drive than currently allowed.

    Ingalls said the top floor alone would be worth $1.8
million. He envisioned the first floor being occupied by service retail
offices such as insurance companies or a restaurant.

    Residents in opposition to the taller building said
they favored redevelopment of the site and were confident in Ingalls’
ability to build an appealing three-story building, but said a
four-story building would be out of scale with the surrounding
residential neighborhood.

    Susan Raye, a member of the Knightville Mill Creek
Neighborhood Association and the Knightville Mill Creek Neighborhood
Master Plan Steering Committee, said it was disappointing to see the
planning board’s approval of the zoning change. She said when the
master plan was in the works, the planning board knew “we were not
talking about the Mr. Bagel lot.”

    Rosemarie DeAngelis, a former city councilor, said
the plan called for a height increase along Ocean Street-or “the spine”
as some residents referred to it-and to have the height decrease along
the water.

    “The master plan never included height on Waterman Drive,” she said.

    Caroline Hendry, who recused herself from the
planning board on the issue, guided the council and the public through
a slide show, pointing out a 30-foot condo building on Waterman Drive
and the 50-foot Masonic building on Ocean Street. She said the proposed
four-story building would be better suited for Marginal Way in
Portland.

    Other residents also used a 3-D model to convey
concerns about scale and a computer program that demonstrated the
shadow effect of a four-story building.

    Residents speaking in favor of the taller building
cited the potential economic benefits to the area as the main reason to
allow a taller building. Paul Vose, a developer involved in the Sawyer
Marsh land swap, said the tradeoff of width for height in order to have
a retail space “seems like a bonus to me.” With a smaller building
footprint, he said there is potential for the area to become more
pedestrian friendly.

    A Cape Elizabeth resident, who owns a two-unit
apartment house on A Street said an attractive, four-story building
would help him rent the units. Another resident, Paul O’Shea said
“there is no question in my mind that a four-story building is much
more attractive.”

    John Ryan, of Wright-Ryan Construction, said if his
company were to build a three-story building, it would be a wood frame
structure, which he said is easy to build. A four-story building would
have a steel frame, which he said is more permanent and durable. He
also said a taller structure would allow for more glass and more
elaborate trim detail.

    Architect David Lloyd said the issue was not that
they couldn’t design an attractive three-story building, but that
four-stories would allow them to design a building with more classical
elements.

    Councilor Linda Boudreau thanked people on both
sides of the issue for their presentations, adding they were the
strongest presentations she had ever heard. She said she was still
leaning toward a four-story building because she could not see the
detriment of the extra story and said the fourth floor offers a “public
benefit.”

    Boudreau acknowledged, however, that the council
would be passing a zone change and not a building design. By making the
amendment, she said the council was “buying into a lot of trust,” and
gambling that Ingalls would stay with the project.

        Jim Soule said he
appreciated the debate and said it reminded him of a debate from the
mid-90s when the city was discussing the Million Dollar Bridge with the
Maine Department of Transportation.

    He referenced the Snow Squall restaurant as an
example of a business that suffered from a decrease in traffic flow
when the bridge was diverted.

    “Balance is paramount today as it was back then,”
Soule said. He said he would want the best building possible and wasn’t
sure if the difference between three and four stories was that
significant.

    Mayor Claude Morgan said he had no problems with
tall buildings and saw an opportunity for a “bold, signature building.”

    Jim Hughes was the only councilor who voted against the amendment.

    “I’m more inclined to think the shorter, wider
building would be better and more in character with the neighborhood,”
he said.