A zone change that would allow redevelopment of the former armory in South Portland has received a positive recommendation from the Planning Board.

Now the proposed conditional armory zone will go to the City Council for review.

Priority Real Estate Group in Topsham purchased the armory, built in 1941 in the Art Deco style, from the city for $700,000 last fall. But the company, which is planning a $4.5 million redevelopment project, first needs a zone change that would allow commercial uses.

The project includes a convenience store and gas station, a coffee shop and deli, professional office space and meeting space for nonprofits on the second floor and a visitor’s center, which was requested by the city, according to Jim Howard, president of Priority Real Estate.

Howard also plans on building a gazebo and offering a bike maintenance station, along with space for public art, electric vehicle charging stations and possibly a farm stand or farmers market.

“We’re trying to incorporate community uses” and help the armory remain in keeping with the neighborhood, he said, which is why Howard has agreed to put the gas station, with five pumps, behind the armory and to restore the front fac?ade.

Although Priority Real Estate would own the armory, the company plans to lease the available space and last month Howard said he’s already in talks with several interested tenants.

During the March 10 Planning Board meeting, David Latulippe, vice president of real estate at Priority Real Estate, outlined the basic aspects of the armory project, which includes tearing down the former drill hall, while also “celebrating, preserving and bringing this building back to life.”

To that end, Priority Real Estate has agreed not to attach any signage to the front of the armory and to take special care in terms of ensuring “continuity of design” with the Art Deco architectural features.

Planning director Tex Haeuser said the purpose of the new armory zone is to “provide an appropriate reuse opportunity,” adding “this is a reuse, not a restoration. But the goal is to respect the historical architecture – to find a happy medium.”

Board member Caroline Hendry is supportive of the redevelopment project as long as the developer “sticks with the style and era” of the historic building, especially when designing exterior elements.

Most of the residents in attendance at last week’s Planning Board meeting were also supportive of the zone change and subsequent reuse of the armory, but Patricia White raised concerns regarding the proximity of the proposed gas station with the right of way for the Portland Pipe Line.

Other residents who spoke expressed concern about Scamman Street becoming a cut-through and hoping that the city would include traffic-calming measures as part of its approval process for the armory project.

John Wallace, who lives on Scamman, supports the project and called it “a good reuse,” while also acknowledging that, “we do need a gas station in this part of town.”

However, he also wanted the Planning Board to “be aware of the traffic conditions” on Scamman and to “commit to traffic-calming” measures in order to keep his neighborhood safe from speeders and commercial delivery trucks.

Dennis Gilbert, who lives on Hudson Road, also said that overall he’s in support of the armory redevelopment, but added, “this project brings commerce to (the residential) side of Broadway in a big way. For us this is the end of our quiet Sunday mornings.”

In addition, Gilbert said, “I have faith in the developers, but I want the city to keep in mind that this is a big project that must be handled delicately. This will make profound changes in the neighborhood.”

Robert Schwartz, another resident of Scamman Street and a former police chief, agreed with Wallace that traffic-calming measures would be welcome, but also said that with “proper” signage and buffering, “this will be a good project.”

Under the proposed zone change all business activities at the armory would be limited to between 5 a.m. and 11 p.m. Also, no automobile repair or drive-throughs would be allowed.

Other allowable uses under the zone would include municipal, restaurant, professional offices, childcare and nonprofit, according to Haeuser. There will also be no electric signage, except on the gas pumps themselves, and all signage would be lit externally.

And Latulippe said that Priority Real Estate has “every intention to be careful and respectful regarding signs.” He also agreed to a condition that would disallow talking gas pumps.

Overall, Planning Board member Linda Boudreau is “really pleased with the effort to incorporate the community sentimentality” for the armory by the developers.

She added that there were not a lot of options for the successful reuse of the building and believes the gas station is needed. Boudreau also envisions the armory becoming a “destination business” that would be mostly used by locals.

In closing last week’s public hearing, William Laidley, chairman of the Planning Board, noted there would be plenty more chances for residents to make their views known.

He said the City Council would hold three upcoming meetings on the zone change proposal – a workshop and two regular meetings. If the council OKs the zone change, the project would still require site plan approval by the Planning Board.

This week City Manager Jim Gailey said the council would first take up the proposed new armory zone at its meeting on April 6.

This rendering shows what the redeveloped armory in South Portland could look like if the project receives ultimate approval. Courtesy image

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