The Right Equation for Responsible Development: Spotlight on The Armature at Hanover Works (Portland)

Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2023, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide.

This year, MEREDA honored projects from Portland to Gardiner to Presque Isle, with each receiving special recognition at MEREDA’s 2024 Spring Conference on May 15th.

In a multi-part series exclusive to the Maine Real Estate Insider, we’ll provide an up-close look at the most notable commercial development projects of the past year that are helping to fuel Maine’s economy in terms of investment and job creation. MEREDA is proud to recognize responsible development based upon criteria including environmental sustainability, economic impact, energy efficiency, difficulty of the development, uniqueness, social impact and job creation.

MEREDA’s 2023 Top 7 recipients include:

University of Southern Maine Portland Commons Residence Hall and McGoldrick Center for Career & Student Success, Capstone Development Partners (Portland)
Maine Savings Amphitheater, Waterfront Concerts, LLC (Bangor)
Phoenix Flats, Community Housing of Maine (Portland)
Homeless Services Center, Developers Collaborative (Portland)
Northeastland Hotel, Haley Ward, Inc. (Presque Isle)
Johnson Hall Opera House, Johnson Hall Redevelopment, LLC (Gardiner)
The Armature at Hanover Works, Reveler Development (Portland)

Please join us this week in celebrating The Armature at Hanover Works.

MEREDA: Describe the building and project.

The Armature is Portland’s first and only lifestyle apartment complex. Reveler’s newest mixed-use property, The Armature opened for occupancy in November 2023 and is located in Portland’s rapidly emerging West Bayside neighborhood, featuring 171 residential units with integrated parking and 6,400 SF of commercial space. Designed by Boston-based architecture firm Cube3, The Armature emphasizes quality, refined finishes and amenities that match modern tastes and drive renter demand. Onsite amenity spaces include a courtyard, pool, sky lounge and deck, coworking lounge, podcast room, indoor-outdoor fitness center, yoga studios, and arcade lounge. On the ground floor, The Armature’s four commercial spaces connect with local businesses along 82 Hanover Street, forming Hanover Works – a bustling retail and dining destination that began welcoming new commercial tenants earlier this year, including Argenta Brewing and Bar Publica.

MEREDA: What was the impetus for this project?

This project was developed in response to Portland’s growing need for housing, specifically within the West Bayside neighborhood, and to drive forward a new era for a previously abandoned public works site. The site was the final property of six former public works buildings sold by the City for redevelopment through a competitive RFP process. Following a successful bid, Reveler purchased the site in 2017. Once a mechanical garage and surface parking lot for Portland’s fleet of public works vehicles, this industrial history inspired The Armature’s name and branding. The Armature was also designed to encourage community activation and support social connectivity within the neighborhood, through dedicated pedestrian space, commercial activation at Hanover Works, and a focus on local art.

MEREDA: That sounds like quite a process. How long were you in the planning stages before construction started?

Planning for The Armature began following the purchase of the site in 2017. Our team then broke ground in December of 2021, with a topping-off ceremony in October of 2022. The Armature then opened its doors to its first residents in November of 2023! Throughout 2017 to 2021, Reveler Development was in the planning stages – closely collaborating with our partners, vendors, and community members to incorporate feedback and thoughtfully bring this project to life.

MEREDA: Tell us about the most challenging aspect of getting this project completed.

Reveler’s largest ground-up development, The Armature required an intensive construction timeline and construction process. This was made possible through a close partnership with Penobscot General Contractors and our in-house construction team. As the project site was redeveloped from a vacant mechanical garage and surface parking lot, environmental assessments were paramount. Previously, the site housed storage tanks and other contaminant issues. These underground fuel station tanks were carefully removed, along with any potential contamination around the project site. The scale of the building and its accompanying amenity package was also not without challenge, requiring careful management and coordination of construction timelines and delivery. Despite this, The Armature was successfully completed on time and welcomed its first residents in November of 2023!

MEREDA: Something unexpected you learned along the way was….

Something we realized along the way was that our thesis surrounding a heightened demand for amenity space really rang true for this community. While developing The Armature, we planned to design a lifestyle community that was comparable to larger communities in other metropolitan areas that prioritized community space and unique amenity offerings. We took this calculated risk, investing a significant portion of our project’s total square footage in amenities. With 22,000+ square feet allocated to amenities across The Armature’s 160,000 square feet (excluding its parking garage), these spaces comprise approximately 17.5% of the building! This thesis ultimately proved true, with the most surprising piece being that this amenity package drew interest from a broad range of prospective residents – including those who typically favor condominium purchases over rentals.

MEREDA: Now that it’s complete, what feature of the project do you think makes it the most notable?

The Armature differentiates itself with a notable focus on local art, community engagement, and a selection of amenities unmatched in the market. The building’s exterior showcases public artwork, including two exterior sculptures by Portland-based sculptor, Clint Fulkerson. Throughout the interior eight floors, seven other Maine artists and their curated works are displayed prominently to create a gallery experience. As outlined above, Hanover Works also makes this project notable – it creates a dedicated recreation and outdoor space with a pedestrian thoroughfare connecting Hanover Street to Parris Street, maintaining neighborhood circulation and creating a walkable, interactive destination. Finally, The Armature’s expansive amenities and interior design set it apart from other residential communities in the Greater Portland area and throughout the state.