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.