Eastern Waterfront

Village Cafe condos hits wall in council
By Kate Bucklin
PORTLAND ? Redevelopment of the Village Cafe property is in limbo while city councilors consider the size and scope of the proposed $45 million condominium project.

The council was scheduled to vote on conditional zoning Monday night that would allow GFI Residential of Boston to go beyond the allowed height and density for the Eastern Waterfront property. The project includes four buildings, 176 condominium units, 190 indoor parking spots and about 7,000 square feet of retail space.

GFI has been working for a year on the Village at Ocean Gate proposal. The developer first proposed 250 units, 330 parking spots and one building as high as 11 stories.

The current proposal would be built in two phases and buildings would be five to six stories. The Newbury Street location, however, is zoned to allow maximum heights of 35 feet. GFI wants to have the site rezoned from B-2b to B-5b, which allows a maximum height of 65 feet. They are also asking for an additional height relaxation, so they could build to 74 feet.

Councilors debated the rezoning until after midnight Tuesday morning before finally deciding to table the issue until they can meet with GFI in a workshop.

?It was clear there were not the votes for it last night,? Mayor Jim Cohen said Tuesday. ?There was interest on the part of some councilors to explore other configurations.?

After some debate over whether the proposal should be sent to the Planning Board or to a City Council workshop, the council narrowly voted to send it to workshop. Councilors Donna Carr, Cheryl Leeman, Karen Geraghty and Jill Duson were opposed.

The Planning Board spent several months working with GFI on the Village proposal and saw it go through several changes before arriving at the current plan. In September, the board split 3-3 on a recommendation to the council.

Planning Board Chairman Kevin Beal said Monday that members of the board supported the project because of its aggressive density and good materials, but others opposed it because of the second phase.

That phase includes two buildings on a parcel on Newbury Street across from the current Village Cafe.

Several people spoke for and against the project. Village Cafe owner John Reali, accompanied by his father, Amedeo, told the council that the days of 500-seat restaurants are over and the Village needs to downsize.

?It is clear to both of us that Newbury Street is in need of a change,? he said. The Village Cafe has been on Newbury Street for 75 years.

Developers of seven luxury townhouses on Federal Street, behind the proposed Village at Ocean Gate, told councilors that GFI should have to follow the Eastern Waterfront Master Plan, which calls for smaller buildings and view preservation.

?It says to avoid ?monolithic massing along street fronts,?? Steven Boulet said.

Ron Gan, Boulet?s partner in 44 Federal St., told councilors he does not oppose conditional rezoning for the Newbury Street project, but does not support the current proposal. He questioned why the project could not be further downsized.

?I can?t believe there?s not a middle-of-the-road plan,? he said.

A workshop date was not scheduled as of Tuesday.

Kate Bucklin can be reached at 781-3661 ext. 106 or kbucklin@theforecaster.net.
 
Village Cafe condos hits wall in council
By Kate Bucklin
PORTLAND ? Redevelopment of the Village Cafe property is in limbo while city councilors consider the size and scope of the proposed $45 million condominium project.

The council was scheduled to vote on conditional zoning Monday night that would allow GFI Residential of Boston to go beyond the allowed height and density for the Eastern Waterfront property. The project includes four buildings, 176 condominium units, 190 indoor parking spots and about 7,000 square feet of retail space.

GFI has been working for a year on the Village at Ocean Gate proposal. The developer first proposed 250 units, 330 parking spots and one building as high as 11 stories.

The current proposal would be built in two phases and buildings would be five to six stories. The Newbury Street location, however, is zoned to allow maximum heights of 35 feet. GFI wants to have the site rezoned from B-2b to B-5b, which allows a maximum height of 65 feet. They are also asking for an additional height relaxation, so they could build to 74 feet.

Councilors debated the rezoning until after midnight Tuesday morning before finally deciding to table the issue until they can meet with GFI in a workshop.

?It was clear there were not the votes for it last night,? Mayor Jim Cohen said Tuesday. ?There was interest on the part of some councilors to explore other configurations.?

After some debate over whether the proposal should be sent to the Planning Board or to a City Council workshop, the council narrowly voted to send it to workshop. Councilors Donna Carr, Cheryl Leeman, Karen Geraghty and Jill Duson were opposed.

The Planning Board spent several months working with GFI on the Village proposal and saw it go through several changes before arriving at the current plan. In September, the board split 3-3 on a recommendation to the council.

Planning Board Chairman Kevin Beal said Monday that members of the board supported the project because of its aggressive density and good materials, but others opposed it because of the second phase.

That phase includes two buildings on a parcel on Newbury Street across from the current Village Cafe.

Several people spoke for and against the project. Village Cafe owner John Reali, accompanied by his father, Amedeo, told the council that the days of 500-seat restaurants are over and the Village needs to downsize.

?It is clear to both of us that Newbury Street is in need of a change,? he said. The Village Cafe has been on Newbury Street for 75 years.

Developers of seven luxury townhouses on Federal Street, behind the proposed Village at Ocean Gate, told councilors that GFI should have to follow the Eastern Waterfront Master Plan, which calls for smaller buildings and view preservation.

?It says to avoid ?monolithic massing along street fronts,?? Steven Boulet said.

Ron Gan, Boulet?s partner in 44 Federal St., told councilors he does not oppose conditional rezoning for the Newbury Street project, but does not support the current proposal. He questioned why the project could not be further downsized.

?I can?t believe there?s not a middle-of-the-road plan,? he said.

A workshop date was not scheduled as of Tuesday.

Kate Bucklin can be reached at 781-3661 ext. 106 or kbucklin@theforecaster.net.


Pier proposal timeline questioned
By Kate Bucklin
PORTLAND ? The city?s Feb. 22, 2007, deadline for proposals to develop the Maine State Pier drew criticism last week for being too short, including concern from one potential developer of the property.

But a competing, New Hampshire-based development company said the timeline is too long.

The 120-day request for proposals was decided upon Oct. 11 at a Community Development Committee meeting. Several members of the public, including The Olympia Cos. boss Kevin Mahaney, warned the committee that four months is not long enough for potential developers to create a proposal for the city-owned property.

Mahaney?s attorney, Nicholas Walsh, handed a timeline to the committee that laid out the different steps he said a developer would need to go through in order to submit a proposal for the pier. The list included hiring an architect and structural engineer, consulting local and federal regulatory boards and running proposals past the U.S. Army Corps of Engineers and Department of Homeland Security.

?If you don?t have time for all that you can?t participate,? Mahaney said. He suggested the committee set a six-month RFP period.

Critics of the city?s decision to rezone the pier in the first place echoed Mahaney?s concerns. Steve DiMillo of DiMillo?s Restaurant, who previously criticized the plan as unfair to other waterfront property owners because it would have allowed nonmarine uses, said the revised plan is more suitable. But he said he, too, is concerned about the time allowed for collecting proposals.

?Time is needed,? he said. ?This is a very important project for our neighborhood.?

The City Council voted in September to rezone the 84-year-old pier. The city-owned property was losing money because of the city?s inability to attract industrial marine projects to the pier. In his budget proposal last spring, City Manager Joseph Gray advised the council to rezone the pier to allow for nonmarine uses. In addition to being under-used, about a third of the pilings holding up the pier are failing and could cost several million dollars to repair.

The city confirmed in May that it had been contacted by developer Ocean Properties LLC concerning a proposal to redevelop the pier, including building a hotel.

Attorney Ron Ward, representing Ocean Properties, told the committee last week that the proposal period should be only 60 days.

?Let?s do this as efficiently as we can,? he said, adding that Ocean Properties was ready to meet the timeline. Ocean Properties is based in New Hampshire and run by developer Tom Walsh. Robert Baldacci, Gov. John Baldacci?s brother, is vice president of development for the company.

Walsh said that there is ?turmoil in the market,? and a quick process would be best for redeveloping the pier. He suggested that even with a 60-day RFP period, the project would not get final approvals for construction until 2008.

John Anton, a former member of the city Planning Board, said a longer proposal period would create an opportunity for several competing proposals.

?It does not surprise me that Ocean Properties wants a shorter term,? Anton said. ?They?ve been working on this for a year.?

Councilor James Cloutier said the decision by the CDC to make the process 120 days was based on experience. He said many of the steps outlined by Olympia were not necessary for a concept plan.

?Mahaney knows the time frame works,? he said. Cloutier also pointed out that the city has in the past been willing to give developers more time if needed.

Walsh said Monday that Olympia is working on a proposal for the pier, and said a meeting that morning had produced several good ideas for the property. Olympia has developed several buildings in downtown Portland, including the Hilton Garden Inn on Commercial Street and Custom House Square, which is currently under construction.

The city plans to advertise the pier opportunity nationally in trade publications, The Wall Street Journal and possibly The New York Times. Interested parties should contact the city Purchasing Department for more information.



Kate Bucklin can be reached at 781-3661 ext. 106 or kbucklin@theforecaster.net.
 
Yeah, Walker Terrace looks great. It's hard to get a great look at it driving by without killing someone in the road. What a shitty area to live in though. You gotta walk through some nonsense to get intown.

Company C looks ready to open. That's the place going in where Angie's was. Very nice lighting. Also The Black Dog is opening soon next to Mim's on Commercial st. I saw all the tshirts and stuff inside. Doesn't look like it will have food like the original Black Dog on Cape Cod.
 
Council delays vote on East End condos
E-mail this page Reader Comments (below)
By KELLEY BOUCHARD, Staff Writer Portland Press Herald Tuesday, October 17, 2006

The Portland City Council postponed action early today on a 176-unit condominium complex proposed for the site of the Village Cafe because of concerns about the project's size and height.
The council decided unanimously to hold a workshop on the East End project, which has been scaled back twice since it first was proposed in May 2005. No date for the workshop was set.
The council postponed voting on the proposal after the developer expressed willingness to scale back the $45 million project yet again.
"I would love to see a project here. I have concerns with the height. It's too big. It's too massed," said Councilor Jill Duson.
The proposal by GFI Residential of Boston calls for 176 one- and two-bedroom condominiums in four buildings on two acres at Newbury, Hancock and Middle streets.
Building heights would range from five to seven stories, and 190 parking spaces would be on the first and second floors.
GFI is seeking conditional rezoning from the council because the project would exceed the maximum front-yard setback of 10 feet, the maximum density of 60 units per acre and the maximum building height of 65 feet.
People who spoke during a public hearing on the project said it's either too large or too tall.
"A project of this magnitude is uncalled for," said David Filipos of Federal Street, one of about 10 people who spoke against the project.
A dozen other speakers praised the project, including several members of the Reali family, which owns the Village Cafe property.
"I can't think of a better spot in Portland for this project to go," said Ali Malone of India Street.
The project would be built in two phases and include street-level commercial space for the restaurant and other enterprises, according to the developer. Condo prices would range from $200,000 to $400,000.
In September, the Planning Board split 3-3 on its recommendation to the council. On Monday night, the council initially considered sending the project back to the Planning Board for further review.
Councilor Edward Suslovic said that the Planning Board had done its work and that the responsibility of working out kinks in the GFI project rests with the council.
"Ultimately, the buck stops with us," Suslovic said.
GFI originally proposed five buildings, ranging from six to 11 stories with 250 condominiums and 330 parking spaces.
In scaling back the project, GFI decided to use wood-frame construction instead of more expensive concrete and steel. GFI also dropped its original architect, Winton Scott Architects of Portland, and hired David M. White Architects of Goffstown, N.H., said Robert LaRochelle, spokesman for the developer.
With the changes, GFI still planned to pay $6 million for the restaurant property, LaRochelle said.
Staff Writer Kelley Bouchard can be reached at 791-6328 or
kbouchard@pressherald.com


Reader comments
1-5 of 5 comments:

Carl B. of Portland, ME
Oct 17, 2006 10:31 PM
By the way, if you have not noticed, we have plenty of houses on the market for the same price as the units offered in this proposed project. How about spending time and energy on recruiting real, long term employers into our area instead of seeking revenues from real estate taxes. Our bright young adults are leaving the state to work the industries of tomorrow because those jobs are scarse here in Maine. Establish the employment base and housing demands will follow.

e. wenstrom of portland, me
Oct 17, 2006 3:49 PM
Jay, As a long term portland resident I often wonder why everyone is dead set on ruining it by making it a "real city". It's a nice small city and I don't understand the need to convert it into another Lowell or Hartford. I applaud the city council for considering the ramifications of this project.

Jay of Auburn, ME
Oct 17, 2006 11:25 AM
What Portland needs is MORE density, not less. Portland can either become a real city, or a musuem for the NIMBY's on Munjoy Hill and the City Council.

By continually shrinking the project, demand for housing moves out into sprawlville. If the project gets too small, costs for the endless amount of structured parking the City requires results in a dead project. Do we want to see 176 McMansions over 350 acres in Buxton, causing no end to traffic and school problems? People say they want transit and more downtown businesses, but these things can NEVER happen without more people, and therefore, more housing. I agree with Sally G. that this creates more opportunity, not less.

I say build it taller - 20 stories! Then maybe Portland will have more than a Tinkertoy skyline.

Sally G of Portland, ME
Oct 17, 2006 10:11 AM
Kit, the answer is 'no'; this development does not continue to push Maine people of lower income out of their state. Developments such as this one increase the supply of housing on the penisula, thereby opening up housing opportunities for households of all income levels. This development will also generate substantial tax revenues from parcels that currently contribute very little to the city's general fund, thereby incrementally reducing the tax burden for all property owners (rich and poor)and providing more funds for public services that we can all enjoy. Any other questions? S.G.

kit of tampa, fl
Oct 17, 2006 9:23 AM
Be carefull Portland or you will end up just like Florida with ugly oversided condos on every inch of the city..Who has the money to buy these places and does this continue to push Maine people of lower income out of their state? Portland is a charming old city.Try to keep the integrity of your city in tact...Once it is gone there is no getting it back..Kit
 
Conditional Rezoning Narrative
The Village at Ocean Gate
112 Newbury Street, Portland
Revised August 29,2006

Background
Proiect Site History
The Village at Ocean Gate, LLC is proposing a mixed use development on the site of the
Village Cafi restaurant and associated parking lots - two hundred feet northeast from India
Street. The India Street Neighborhood has a rich history, being attributed to the location of
some of the earliest settlements in Portland. The neighborhood, like other parts of Portland,
had been destroyed and rebuilt numerous times due to early Indian conflicts and catastrophic
fires. The India Street Neighborhood has also been home to a variety of people. A large
African-American community settled here in the early nineteenth century which gave rise to
the Abyssinian Church on Newbury Street. Records indicate that these same
African-Americans were active as stevedores on Portland's busy waterfront. In subsequent
years into the early 20"century, the neighborhood was home to many Italian-Americans and
later became known as Portland's "Little Italy".
Throughout its history, the India Street Neighborhood accommodated a variety of high density
nousing, some of significant architectural merit, churches, smoke stack industry and, at the
end of India, the Grand Trunk Railway. For decades, the India Street Neighborhood was
characterized by homes and families tightly clustered with churches, as well as commercial
and industrial uses. In spite of the recent gains in businesses along India Street, today it seems
that paved parking lots outnumber homes. The closely woven residential fabric of the
19"'century neighborhood has heen transformed. In 1936, the Village Cafk was constructed at
Newbury and Hancock Streets, and this distinguished Portland restaurant has maintained a
loyal following, with incremental growth of the cafe and its associated parking over the past
70 years.
The Village at Ocean Gate is primarily about homes and a plan to replace the expansive paved
lots with below grade parking garages, restoring high residential density to the site, while
relegating the automobile to the underground. The proposal will provide a welcomed influx of
vitality that is reminiscent of the revitalization that has repeatedly occurred in the
neighborhood since the devastating fire of 1866.
Proiect Description
The development site comprises 1.8 1 acres fronting on Middle, Newbury and Hancock
Streets. The project site straddles Newbury Street and is less than 200 feet from India Streeta
mixed-use commercial spine for the neighborhood. The development program consists
primarily of residential condominiums with the space for a 150-200 seat restaurant for the
possible relocation of the Village Caf6, and space for sidewalk level commercial use along
Middle Street.
Parking required by the residences will be provided on site with below grade parking
structures. A two-level garage is planned for under the buildings proposed between Newbury
and Middle Streets (Phase I) and a single level garage under the development planned for the
opposite side of Newbury Street (Phase 11). The three levels of below-grade parking provide
190 spaces, supporting approximately 176 units of residential condominiums and associated
commercial uses. The roofs of the garage areas are proposed as landscaped terraces which
provide private garden space for the occupants at the center of each of the two development
blocks. The buildings have been designed with materials and detailing to be compatible with
the structures of the Eastern Waterfront and the Old Port and, at the same time, to reflect
today's use of contemporary materials.
Requested Amendments
The development site is located in the B2b Zone, where residential uses are required to meet
the dimensional standards for the abutting or nearest residential zone (which for this project
site appears to be the R-6 Zone). While the proposed development is primarily residential, it
also includes the space for non-residential components at the sidewalk level and is really
intended to create a dense, mixed-use urban fabric. Immediately adjacent to the project site is
a zoning district which is designed to accommodate denser, urban mixed-use development -
the B-5 and B-5b Urban Commercial Mixed Use Zone. The purpose of that zoning district is
described in Section 14-230, as follows:
The purpose of the B-5 and B-5b zones is to provide zones in areas of the
peninsula near the central business district where a mixture of uses, including
marine, industrial, commercial, and residential, is encouraged. The B-5 and
B-5b zones are characterized by larger underdeveloped [ots with great potential
for denser, clustered, urban mixed use development and more eflcient reuse of
existing land and buildings. (Portland's Zoning Ordinance, Sec. 14-230)
With this in mind, we are requesting that the requirements of the B-5b Urban Commercial
Mixed Use Zone be applied to both the residential and commercial components of the
proposed development, rather than attempting to apply the R-6 dimensional requirements to
the residential components. With the requirements for the B-5b zone applied through
conditional zoning, the project's development plan would require just three additional changes:
1. Residential Density: 176 Residential units
2. Maximum Building Height: 74 feet (Phase I) and 67 feet Phase 11)
3. Maximum front yard setback: Modified to accommodate entrances to parking
structures
Basis for the Conditional Rezoning
The City of Portland Zoning Ordinance permits conditional rezoning of development sites
where, for reasons such as the unusual nature or unique location of the development, the City
Council finds it necessary or appropriate to impose, by agreement with the property owner or
applicant, certain conditions or restrictions to ensure that the rezoning is in compliance with
the Comprehensive Plan.
The following identjfies the unique fearures of the development site, the project's compliance
with the general goals of the Comprehensive Plan, and the individual zoning amendments'
compliance with specific guidelines adopted by the Comprehensive Plan.
Context of the Neighborhood
The neighborhood surrounding the project site consists of mixed uses and is inherently a
transitional area between the residential core of the East End on Munjoy Hill and the most
northeasterly side of the downtown district. The neighborhood is bounded by India Street to
the west, Federal Street to the north, Mountfort Street to the east, and Fore Street to the south.
The character of the immediate and abutting area around the project site consists mostly of
older brick buildings that are set within an expanse of paved parking lots. They vary in use
with predominantly business and some residential uses on the second stories fronting along
india Sueet. A number of the existing structures abutting the project site are in fair to poor
condition.
Uses are predominately commercial and industrial with a limited number of residences, with
the greatest number forming a small enclave on the block bounded by Newbury, Hancock,
Federal and Mountfort Streets.
The neighborhood lies within the B-2b Community Business Zone. While residential uses are
permitted, the regulations applicable to residential uses are borrowed from the nearest
residential zone, which in this case happens to be R-6. But to apply the R-6 zoning
requirements in this location would ignore the existing and historical character of the site
The neighborhood is urban and compact in character and resembles the downtown more than
the East End which predominantly lies within the R-6 Zone. The area directly opposite the
project site, across Middle Street, is zoned B-5b Urban Commercial Mixed Use Zone. Less
than 200 feet away, the area across from India Street is zoned B-3 Downtown Business Zone.
In addition, the Federal Street Town Homes being built along Federal Street abutting the
project site is zoned R-7 Compact Urban Residential Overlay Zone. The project site is a
confluence of mixed uses and different zoning and, as such, is a unique condition.
How is the development site unique?
In general, proposed development that spans a city street typically will require special
anention. The project site is further complicated by the close proximity of rhree distinct land
use zones. In addition, the area has been considered and referenced in previous srudies that
have been incorporated in the Comprehensive Plan (East Bayside-India Street Plan. Downtown
Vision, and the Eastern Waterfront Redevelopment) making it a candidate to receive an
individual inquiry.
... through direct partnership ivith abutting landonvwrs, the City will work to
realize the vision of the Master Plan. The Committee recognizes the advantages
of the priinte sector to bring resources and vision to the redevelopment effort.
Where mutually advantageous relationships can be forged, the City should
engage with private property owners to si?nuitaneously provide public amenities,
private development, and tax revenue to the City of Porrland (Portland's
Comprehensive Plan, Volume 2; Page 22)
The following are other unique site and location considerations:
Phvsical nature of the develo~ments ite
The project site is bisected by a public road, Newbury Street, making it prudent that
future plans are considered comprehensively. The development site encompasses 213 of
one block (Newbury, Hancock, Middle, India Streets), continues frontage on rhree public
streets with two intersections and 114 of another block (Newbury, Hancock, Federal, and
India Streets) that includes frontage on a public intersection. This development will
have, though positive, a large change on a relatively small neighborhood, warranting the
special consideration of conditional zoning.
The existing topography of the project site consists of a grade change of more than
25 feet.
Mixed-use nature of the immediate area
The neighborhood surrounding the development site, by its proximity and existing uses,
transitions between the R-6 Zone and the residential core of the East End, and the B-3
Zone and the most northeastern edge of the downtown.
There exist many abutting development changes, Westin Hotel, River Walk and Ocean
Gate, which are significant in-scale improvements that will have an overall impact on the
surrounding neighborhood. Such development is indicative of a neighborhood in
transformation. The Village at Ocean Gate presents an opportunity to complement and
realize the fullest potential of the other changes already approved in this area.
A small enclave of residences exists among a great deal of businesses in this mixed use
neighborhood. By bringing new residents into the area, this development will have a
positive impact on the overall vitality of the neighborhood and support the existing
residential component.
How the Villaee at Ocean Gate will benefit the neighborhood and the City of Portland
how it meets the City's expectations identified in the Comprehensive Plan
Housing
The Village at Ocean Gate is first and foremost a housing development, with a limited
commercial component included. It is clear from the goals and policies identified in the City's
comprehensive plan that new housing is of a paramount importance in sustaining Portland as a
healthy urban center and realizing the economic and quality-of-life benefits it brings to the
City.
More specifically, the proposed 176 housing units will be in a part of the City where the
population has been in decline. The East End lost ten percent of its residents between the
years 1990 and 2000. The proposed housing takes advantage of existing public infrastructure
and amenities, a specific City policy objective and anti-sprawl measure, and the project sire
lies within a targeted neighborhood identified for such redevelopment:
-4-
Goal: Preserve and enhance the qualiry and vitaliry of neighborhoods within
and adjacent to the Downtown (Portland's Comprehensive Plan, Volume 1;
Page 47
Downtown Vision: Neighborhood Policies ... Initiate long-term development
programs for the Bayside, Gorham 's Corner and India Street perimeler areas
with an objective of eslablishing and re-establishing residential components with
a mix of income levels and types of housing within a context of mixed
commercial and residential uses. (Portland's Comprehensive Plan, Volume 1;
Page 47)
An influx of homes of this scale will increase property values in the neighborhood and achieve
a much needed critical mass of dwellings which would shore up the small enclave of
residences that exist today in th~sm ixed-use community. In addition, the future residents of
the Village at Ocean Gate will play an important role in supporting the proposed large-scale
commercial/retail ventures that are planned only a two to five minute walk away.
While the Village at Ocean Gate proposal will include possible commercial uses, the proposal
is primarily about homes.. It is the addition of new residences and families that will offer the
existing residents the best solution for a healthier neighborhood.
Comprehensive Plan Policies for Housing
The City's population has remained constant, but the percentage in comparison to Cumberland
County's population has declined over the years. Portland is seeking to increase its residential
population to 252 of Cumberland County's total population. The City requires significant
new housing development to meet this goal. The plan identifies a number of housing
initiatives including:
Encourage and Support Private Market Rate Development: In addition to the
need for affordable housing, there is also a critical need for market rate housing
that serves middle and higher income households. Eliminating barriers to
housing development and supporting market rare projects through the approval
process will assisi in expanding the market rate housing stock (Portland's
Comprehensive Plan, Volume 2; Page 4)
The proposed project meets this objective and a wide range of additional housing goals:
More housing is needed, but vacant land is scarce. The project places 176 residential
units in service on an infill development site at a location where existing infrastructure is
available and mixed use development is encouraged.
The proposed development will support and sustain commercial and waterfront
developments without occupying significant land space. The project will help sustain the
Eastern Waterfront and Portland as a healthy urban center in which to live and work.
The project provides a variety of new housing designed and created to support the City's
socially and economically diverse population.
The project aides the stabilization of residential neighborhoods from excessive
encroachment of inappropriately scaled and obtrusive commercial uses.
The Comprehensive Plan identifies the need to support projects that maintain and
upgrade housing in neighborhoods within and adjacent to Downtown. The India Street
area is identified as a perimeter growth area where residential and commercial
development is encouraged.
The Village at Ocean Gate offers housing within walking distance of existing services which
maintains the livability of the City and establishes and re-establishes historic residential
components in the neighborhood. In addition, it provides a net gain of housing units and
consists of an attractive and innovative building design that respects its surroundings with a
fa~adeth at compliments the local waterfront architecture. All of these aspects are sought by
Portland's Comprehensive Plan.
Capita! Improvement and Econonzic Well Being
The project's mixed-use design is intended to achieve a number of the stated economic goals
and objectives of the Comprehensive Plan. The project's ability to achieve the City's
economic goals is dependent on a successful development model that includes taller buildings
than is allowed by current zoning.
The project will provide economic growth and development adjacent to the downtown
area. The project site is identified as an important economic as well as physical
transition from downtown to the Waterfront and the East End.
The project provides a significant amount of new households providing a reducrion of tax
burden on existing residential property owners.
The project offers a population density that will aid in sustaining the already plamed area
developments that are tied to the City's tourism and hospitality industry.
Resource Protection
The proposed project maximizes the development potential of the sire while protecting a wide
range of resources.
The infilllre-development of the project site will have no adverse affect on the State's
water resources. No wetlands or other natural resources are adversely affected. In fact,
such development is an anti-sprawl measure that considerably reduces the impact on the
natural resources in the more suburban areas of the City by providing housing in the
urban center.
It is anticipated that the projec~'p~ro posed streetscape will incorporate the City's design
guidelines for street planrings that are important to the City's urban development.
How the Buildinp and Site Design Complies with Comprehensive Plan
The Eastern Waterfront Master Plan offers the most recent guide adopted by the
Comprehensive Plan that is applicable to this part of the City. The criteria included in the
Design Guidelines for Portland's Eastern Waterfront target the integration of the waterfront,
commercial businesses, and the Munjoy Hill!East End neighborhdods through the appropriate
design of streets, buildings, open space, parking and the water's edge.
In this section the Design Guidelines supports three goals: ( I ) connect the Eastern
Waterfront Redevelopment Area with the city fabric of Portland, (2) provide
appropriately scaled streets for the expected vehicle and pedestrian traflc, and
(3) encourage pedestrian-oriented, mired-use development in the Eastern Waterfront.
In this section, the Design Guidelines support three goals: (1) connect the Eastern
Waterfront Redevelopment Area with the city fabric of Portland, (2) provide
appropriately scaled streets for the expected vehicle and pedestrian traffic, and
(5) encourage pedestrian-oriented, mixed-use development in the Eastern Waterfront.
The Proposed Development offers the catalyst-residents and visitors-to the
surrounding streets, a traditional, walkable, small-block network of streets to perform
as outlined in the Guidelines. The Project will also improve and enhance the
pedestrian experience along Middle, Hancock and Newbury Streets through the
perpetuation of brick sidewalks, appropriate lighting, trees, and other street amenities,
as well as energizing activities such as a possible cafe!restaurant and other proposed
commercial and active uses along Middle Street.
View corridors are also an important aspect in the guidelines referring to Street design.
The 2004 Height Study identified Hancock Street as an important View Corridor.
Since the Shipyard Brewery Building is largely set back from the Hancock Street
right-of-way line, Building 1 and Building 3 are pulled right up to the right-of-way line
so as to clearly define the view corridor and to allow the residences facing Hancock
Street to have clear views down Hancock toward the waterfront.
"Purpose: Design guidelines for buildings in the Eastern Waterfront Redevelopntent
Area encourage architecrure that enhances the development of a mixed-use and mal-ine
intermodal transportation center, and is compatible with the surrounding
neighborltoods. New construction should respect the historic character of Portland's
waterfront, while representing the best elemertts of contemporary design. "
"New buildings should be designed in response to their context and should be
compatible with surrounding neighborltoods. Broadly stated, compatibiliry
refers to the recognition of existing developme~tt patterns and characteristics,
and a responsiveness in new building design that respects these established
palterns. The placement, height, massing, proportion, articulation, and
materials of new structures should encourage a vision that supports rhe idea that
the Eastern Waterfront develop into an extension of the surrounding areas,
while establishing its own identity as a new urban neighborhood."
The existing residential neighborhood .surrounding the project site can be
perceived as somewhat disconnected as a result of the interspersed surface
parking and large scale commercial and industrial uses. With some of these
gaps filled, however, the existing residential scale can be restored along
Newbury Street from Hampshire to Mountfort Streets and along Middle Street
from Hampshire to Hancock Streets, re-establishing important east-west urban
connectivity along Newbury and Middle Streets.
The Proposed Development establishes a street wall scale of 5-6 stories along
Newbury and Middle Streets which is compatible to the existing residential
scale along, not only these two streets, but the Eastern Waterfront District in
general. The height of the proposed buildings is consistent with the Eastern
Waterfront Height Study. Furthermore, the quality of materials and intricate
articulation of the buildings is a direct complement to the texture and materials
of the 19Ih and early 20" century structures of the Portland's waterfront,
cementing a sense of integration between old and new.
2. Buildin: Composition
"7he combination of design elements will determine the character of new
buildings and neighborhoods. While specific solutions for any given setting
cannot be anticipated in a single set of guidelines, the follo\ving building
characteristics can be used to guide visual compatibility of new development. "
a. Placement
"In general, buildings should be placed at the sidewalk with their
primary entrances oriented to tlze street. "
All street wall buildings will be built to the right-of-way line, except for
the Middle Street section of Building 2 and the parking structure
adjacent to it. In this instance, the buildin: line starts at the westerly
comer of the right-of-way and slants inward parallel to the residential
building face. The proposed restaurant is located along this line and, by
increasing the sidewalk in this area; it provides potential outdoor seating
for dining in the summer.
"Building heights should be compatible with surrounding development
and neighborhoods. The attached Building Height Key Map proi~ides a
general direction for building heights in the Eastern Waterfront district.
These guidelines recommend that any future rezoning process for the
Eastern Waterfront should be preceded by a building height analysis
comparable to tlze Downtou~n Height Study for the B-3 Zone. "
The 2004 Height Study contained in the Comprehensive Plan
recommends a maximum height of six stories, or 66 feet for the site.
Each structure is five stories in height above structured parking. The
Phase I buildings (1 and 2) measure approximately 73 feet in height
which is due largely to the change in grade of the site of 15 feet from
Middle Street to Newbury Street. The Phase I1 buildings (3 and 4)
measure approximately 66 feet in height.
It is interesting to note also that, in the 1989 Height Study commissioned
by the City of Portland, the site of the proposed development was zoned
for 65 feet. (See Page 17)
c. Massing
" B e massing of new developmenr should be compatible wirh the exisring
developmenr found in rhe surrounding neighborhoods. Portland is
characrerized by human scaled archirectlrre thar complements a pleasant
pedesrrian environmenr. New developmenr along rhe Eastern Waretfront
should avoid large monolithic massing along all srreef fronmges. Where
new srructures are larger rhan buildings characrerisrically found in
Portland's waterfront, horizonral and vertical variarion should be wed
to break large expanses of building into componenrs char are in scale
with rhe context to which they most closelv relare."
The proposed development incorporates horizontal and vertical variation
to create a faqade with components in scale with the neighborhood. The
proposed project's massing is organized in two manners. The first is the
use a stone-faced base to separate commercial uses (the two lower floors
of Buildings 1 and 2 along Middle Street) from the residential uses
above. The horizontal mass for these uses is penetrated by large
fenestrated areas that open the commercial spaces on the first level and
residential community spaces on an intermediate floor level of
Building 1 to the public view. The rest of the lower level, or garage
level spaces, are a continuation of the brick from the residential floors
separated by a precast concrete belt course and penetrated by windows
which line up with the above-residential windows. The existing
topography in relation to the garage level along Hancock and Newbury
Streets plays a major role in determining the change in the size of the
windows on this level.
The second manner of organization is in the residential portion of the
structure. Although horizontal in their overall massing, the residential
portion of the buildings has been articulated with vertical elements to
break up the face of the massing. The metal clad protruding balconies
create a vertical component within the faqade, thereby breaking up the
brick horizontal portion of the faqade. This variation in the faqade is
further enhanced by the metal clad 5'h floor. A cornice separating the 4'"
residential floor from the 5Ih residential floor helps to reduce the overall
-9-
visual height of the buildings and allows the building to have different
materials for the 5" floor. The ends of each building have units turned
90 degrees to the unics in the center of each building to create a different
building mass. One end of each building has only four floors, which
creates further variety in the overall massing.
The top of the building is distinguished by a second cornice and a
parapet which caps off the building in addition to screening the
mechanical equipment and appurtances.
This vertical variety provided by the balconies creates a scale that
compliments the traditional neighborhood, similar to the use of bay
windows in older buildings in this area. This massing of the balconies
provides vertical movement in juxtaposition to the horizontal brick
massing. This combination creates an interesting architectural sryle
appropriate within an urban environment.
 
A new proposal for the eastern waterfront. we have (had) the westin (9 stories) village at ocean gate (11 stories) federal street town houses, riverwalk, ocean gateway terminal, and now this 5-story hotel. lookin good.

Peninsula would see first extended-stay lodging

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Reader Comments (below)
By KELLEY BOUCHARD, Staff Writer

Wednesday, November 1, 2006



Hotel developers say they hope to start building a Residence Inn by Marriott on Portland's eastern waterfront by spring.
The 180-room extended-stay hotel would be built at Fore Street and the planned extension of Hancock Street on land that's next to and owned by the Shipyard Brewing Co.
The hotel would be across from a parking garage that Shipyard Brewing owner Fred Forsley plans to build with city help.
The Residence Inn is among several new hotels recently built or proposed on the eastern waterfront, where the state is building the Ocean Gateway cruise-ship terminal and the city is seeking proposals to redevelop the Maine State Pier.
The proposal is a joint venture by Summit Hotel Properties of Topsfield, Mass., and Norwich Partners of Lebanon, N.H., which operates several Marriott and Hilton hotels.
It would be the first extended-stay hotel on the peninsula, targeting both business travelers and tourists who seek accommodations with kitchenettes.
"Extended-stay hotels traditionally have been built in suburban settings, but lately we've seen greater demand for them in urban areas," said Ara Aftandilian of Summit Hotel Properties.
The five-story hotel would be designed to meet city zoning requirements, simplifying the approval process, Aftandilian said. It would have an indoor pool, street-level retail space and meeting rooms, but no restaurant or conference facilities.
The developers hope to submit a site plan to city officials within the next few weeks and schedule a Planning Board workshop in December, Aftandilian said.
The hotel would be built on nearly an acre of brewery land that the developers plan to buy from Forsley if the project wins approval. Part of a brewery warehouse and an unoccupied building would be razed, Forsley said.
Forsley is a partner in Riverwalk LLC, a development company that plans to start building a 719-space parking garage at Fore and Hancock streets in December. The Residence Inn project would lease parking spaces in the parking garage.
The garage is part of the $100 million Riverwalk LLC project that includes The Longfellow at Ocean Gateway, a 116-unit luxury condominium complex with 100 underground parking spaces. The 3-acre, two-block project includes an acre of former city land at the planned extensions of Commercial and Hancock streets.
The city solicited proposals from developers to build a parking garage that would serve the new cruise-ship terminal and other development on the eastern waterfront.
The City Council agreed to sell the city lot to Riverwalk for $850,000. The deal included a special zoning contract and a $5 million property tax break over 13 years, said Jack Lufkin, Portland's economic development director.
Riverwalk's proposal initially included a boutique hotel, but Forsley and his partners eventually dropped those plans. A Westin Hotel and condominium complex proposed for the former Jordan Meats site on India Street has been put on hold for a few years, the developers of that project have said.
A 120-room Hilton Garden Inn opened at Commercial Street and Franklin Arterial in July 2003.
Staff Writer Kelley Bouchard can be reached at 791-6328 or at:
kbouchard@pressherald.com


Reader comments




Carl of Portland, ME
Nov 1, 2006 9:25 AM
Great, Just what we need, More low paying jobs for Maine and summertime profits for another out of state "limited liability company". When I first heard about the "Riverwalk" project, I had envisioned something like Navy Pier in Chicago or Fisherman's Wharf in San Francisco where local public market type niche shops could set up and sell their wares. The project was sold to us as "boutique" hotels with retail space and we get stuck with a low end business traveler hotel with a parking garage and a Starbucks. If Jack Lufkin cared about the future of Portland, he would stop giving tax breaks to out of state corporations and start thinking about more useful projects. Maritime Museum? Aquarium? Imax? Music Venue?Theater Venue? Public Market? Convention Center? Street Performers? I'd be happy with just about anything besides the current solution!
 
Yay for hotels!

I do think we need to start building some more attractions if we are getting all these tourists. Sure, the old port is nice, but it's mighty small. And we don't have the fancy public market anymore. (I assume they have moved into the new building by now, or are close to doing so.)

I've said it before and I will say it again, I want to see a state-of-the-art Aquarium / Marine Research center! Perhaps the University of Maine could help develop it. It would be a big draw for locals and tourists alike.

What else could we use?
 
corey, there is already a marine research institute of some sort down on commercial street, but it doesnt seem like it is the kind that would draw in tourists, more for the science side of things i think. An Aquarium would be great! it is just what a city like portland needs. however, I think some sort of law prohibits it on the waterside of commercial, and if it were built elsewhere people might not even care to check it out. I think one should be built right by the ocean gateway area. talk about an anchor attraction!

We could also use...brace yourself for this novel idea...a new civic arena!!!!! I think with both an aquarium and arena located nearby the old port wil lcontinue to thrive forever. it may seem small, but covering 6 city blocks with more stores than the maine mall, it is defintely way more than any other city of portlands size could generally support.
 
Sounds good to me. When I think Residence Inn, I think of the suburban ones, but this one - 5 stories w/ street level retail - seems like its embracing good planning practices and will really enhance the city, and you can't go wrong being next to a brewery.
 
Village at Ocean Gate developers bow to neighbors
By Kate Bucklin (published: November 02, 2006)
PORTLAND ? A development company hoping to build 176 residential condominiums on the Village Cafe property has been asked by city councilors to work with neighbors and a nearby developer to find the right design for the project.

GFI Residential of Boston went before the City Council two weeks ago for approval of a contract zone that would allow them to go beyond the allowed density and height for the development on both sides of Newbury Street between India and Hancock. The project included four buildings, 176 condominium units, 190 parking spots and 7,000 square feet of retail space.

After much debate, the council tabled the request.

Demitrios Dasco, the managing partner of GFI, told councilors at a workshop Monday that he was willing to work with the city and other interested parties to come up with a plan that satisfies a majority of those interested.

On Monday, GFI proposed combining two buildings planned for Newbury Street and reducing the resulting building by a story, or about 12 feet.

?We heard the community and council ask if there was a way to reduce phase 2,? Dasco said, referring to the change.

Developers and future residents of 44 Federal St., situated behind the proposed phase 2 of the Village at Ocean Gate, have been opponents of the size of the project. That development consists of seven units of luxury townhouses and is nearing completion.

?We met with (44 Federal St.) developer Ron Gan and reviewed his recommended development plan,? Dasco said. He also said that during a brief discussion in the hallway prior to the workshop, Gan had suggested an alternative design for the building closest to his project.

?We need to hear what is going to be acceptable for the council,? Dasco said. He said his team thought the major concern was height, so that component was changed.

?Then earlier tonight we were led to believe removing a section of the building near 44 Federal and maintaining five stories on Newbury would also work (for the abutter),? Dasco said. He said that modification would allow residents of the Federal Street townhouses to maintain views from their decks in both directions.

A majority of councilors told Dasco they would support the contract zone as long as the design worked for neighbors.

?I know you are frustrated,? Councilor Cheryl Leeman said. GFI has been working with the city for more than a year on the project and changed it several times to accommodate a changing market and requests from abutters and the Planning Department.

Councilor Jill Duson told GFI she didn?t think it was fair for them to be in ?a popularity contest with the neighbors.?

?I think this should be done at the Planning Board,? she said. ?You?re in a no-win situation and I?m sorry.?

Monday?s meeting got off to a rocky start, with the city manager scolding GFI for not being prepared.

?This really annoys me we didn?t get the clear information as your attorney said we would,? Joseph Gray said.

?We originally presented the plan with more information and were told it was too confusing,? Dasco replied.

The council is scheduled to consider a contract zone for Village at Ocean Gate Nov. 20. Mayor James Cohen told GFI to prepare before-and-after graphics of the project, along with views of what the project would look like from Federal Street.

Kate Bucklin can be reached at 781-3661 ext. 106 or kbucklin@theforecaster.net.
 
Residence Inn proposed for eastern waterfront
By Kate Bucklin (published: November 09, 2006)
PORTLAND ? A New Hampshire-based hotel developer wants to build a hotel next to Shipyard Brewing Co. on Fore Street.

The news comes a month after a proposed Westin Hotel was put on hold indefinitely and a few months before the city expects to get a hotel proposal for the Maine State Pier property.

Ara Aftandilian of Summit Hotel Properties in Topsfield, Mass., said this week his company has teamed up with Norwich Partners of Lebanon, N.H., to develop a Residence Inn by Marriott. Residence Inns are designed for extended stays, Aftandilian said, with larger rooms than typical hotels, usually with limited kitchen appliances.

?We believe there is demand for this in downtown,? Aftandilian said. ?I see projects for the Eastern Waterfront and see good solid growth there.?

Norwich Partners, lead by David Leatherwood, recently developed a similar project in New Hampshire.

Extended-stay hotels typically are found in suburban settings, Aftandilian said, but recent market research has shown demand for such accommodations in cities. People who stay at a Residence Inn have often just been relocated for work or are on temporary work assignments, he said. There is also a tourist market for rooms with kitchen capabilities, too.

The Portland Residence Inn would not be a full-service hotel, but would have a pool and breakfast room. The hotel would be built at the site of an abandoned building and lot on Fore Street, behind Shipyard Brewing. The hotel partners would buy the land from Shipyard owner Fred Forsley, Aftandilian said.

Parking for the five-story, 180-room hotel would be available at the planned Riverwalk parking garage. That garage, expected to be under construction soon, is part of a $100 million condominium, shop and parking project being developed by Forsley and others.

A Rhode Island development firm won approval a year ago to build a Westin Hotel and Residences at the site of the former Jordan Meat Factory on India Street. But the Procaccianti Group announced last month it was putting that project on hold indefinitely and has put the property up for sale.

Aftandilian said the Residence Inn by Marriott will be a good fit with the Riverwalk project and with the Ocean Gateway cruise ship terminal set to open next year.

A spring 2008 opening is planned for the hotel, Aftandilian said. A proposal is expected to be submitted to the city Planning Department this month.

Kate Bucklin can be reached at 781-3661 ext. 106 or kbucklin@theforecaster.net.
 
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Just thought I'd add the only hope we have, Riverwalk. Watching the city council meeting and I'm getting angry.
 
Just think, gritty's, this 65 foot structure will be replacing a dirt parking lot. that is a good thing. and it wont look like a shame because nothing around it is tall...it will just look like the old port is growing out, which is better than not growing at all. and, with the riverwalk, ocean gateway, new street-scapes, added traffic, new 5-story hotel, and if anything goes in where the westin was planned look for this to become quite a bustling part of town. also, there is a lot of left over land east of these parcels that can be developed in the future, like where that planet dog store is or whatever it is called heading up the hill on wrap-around street that follows the eastern prom eventually. lets not forget that when the city said they would be redeveloping the eastern waterfront they had no intention of touching either the village or jordan's meats. both of those plots of land came on the market afterward. so we still end up with a better scenario than what was there before regardless of what gets built. you know? but, what i still cant understand is why the federal street townhouse guys have had so much leverage. i mean, their project is essentially a glorified tripple decker from vesper street or south boston. it sits in the ghetto.

PORTLAND: Council OKs rezoning for Village Cafe site
The City Council voted 6-3 Monday to approve conditional rezoning for a condominium complex proposed for the Village Cafe site at Newbury, Hancock and Middle streets.
The rezoning limits the three- to four-building complex to five stories, or a maximum 65 feet tall along Newbury Street. It also requires that certain buildings be at least 25 feet from properties along Federal Street.
The developer, GFI Residential of Boston, sought conditional rezoning because the project would exceed the maximum front-yard setback, density and building height allowed for the East End property.
First proposed in May 2005, the project has been scaled back and retooled several times. A spokesman for the developer said GFI will submit plans for the first phase of the project to the Planning Board as soon as possible.
Village Cafe owners say the restaurant will remain open through construction and occupy commercial space within the condo complex.
 
They didn't air that part of the meeting on tv so that's good news. I was so aggrevated watching the rest of it, I wanted to walk up to city hall and slap some people around. And these MECA women acting like they are going to get raped walking by Hooters. Give me a break.

The garage part alone of Riverwalk is pretty sick when you look at it. They should be starting that next month. I have a feeling that's where the chains will head. Maybe a Banana Republic or something. Need somewhere to buy a pair of jeans and a shirt intown. Oh wait, I have Chantal and their 200 dollar pairs of jeans.

Go to www.thebollard.com today to read up on the chain thing.
 
grittys457 said:
They didn't air that part of the meeting on tv so that's good news. I was so aggrevated watching the rest of it, I wanted to walk up to city hall and slap some people around. And these MECA women acting like they are going to get raped walking by Hooters. Give me a break.

The garage part alone of Riverwalk is pretty sick when you look at it. They should be starting that next month. I have a feeling that's where the chains will head. Maybe a Banana Republic or something. Need somewhere to buy a pair of jeans and a shirt intown. Oh wait, I have Chantal and their 200 dollar pairs of jeans.

Go to www.thebollard.com today to read up on the chain thing.
Click to expand...

Stop complaining and deal with the consequences of your actions! You should make the drive to the Maine Mall. I mean, you are the one who decided to live in the middle of nowhere afterall, right? :lol: obviously, im making an attempt at sarcasm.
 
Patrick of Portland, ME

Those poor village cafe developers. I mean it. For once, can Portland do something with vision for the city-wide and regional good, rather than local wants always winning out? I am referring to the developers of the Federal Street town houses and how they have successfully turned a decent ten story proposal into a 5 story worthless hunk of brick, all because the people in their glorified three-deckers at the base of Munjoy hill wouldn't have otherwise been able to see "the ocean." except for the fact that its really just the end of the Fore river, and the only real sights to see from that location are the oil tanks across the harbor. I would personally rather look at a tall upscale building in my back yard than those ugly white tanks. Portland is CRAZY in capital letters for taking the stance it has on the eastern waterfront zoning. Good luck accomplishing anything worthwhile there, you'll need it. I am in my 20's and running for council next time around. If you want neighborhood concerns winning out over projects for the regional and city-wide good, then don't vote for me. If you want a business friendly atmosphere that will become home to 10-20 story buildings (and, no, 20 stories is not too tall), then vote for me. It is time to change directions and replace the small town scope of Mainers' thoughts with big time initiatives and plans for future growth. Of course Portland should not, nor could it ever, become Boston. But we need to step up to the plate and stop pretending we are Gorham or Windham. We are the premier Hub city for northern new england, and a 5 story building on the peninsula does not reflect this fact well.
 
Good stuff Patrick. Did you see my rant on the chain section? Seriously, if those two boobs can make the council, then certainly you can.

I was also thinking that maybe we should start some type of blog or group called Grow Portland. A group designed to grow Portland while keeping it's charm, or some shit like that. Maybe as a group we can start to get out the voices that other Portlanders think but aren't in the mood to drive to city hall and yell about.
 
good idea, but how in the shit do you start a friggin blog, i am surprised i even know how to forum, let along post pictures. Do we have to pay for something or what? and how would we attract people? i bet there are tons of people out there who would want taller buildings, they just dont feel great enough about it to vote on it, unlike the people who are opposed to them, who can be a VERY vocal minority at times. and yeah i did see your rant. good stuff indeed.
 
Did you hear about this yet?

"A man is being treated for stab wounds after he found three men allegedly stealing liquor from a storage room at a Portland nightclub.

The incident happened around 3 p.m. today at the Stadium nightclub.

The employee chased the men down Free Street, catching one of them in front of the Asylum nightclub. He was then stabbed several times in the torso, police said.

Police arrested Derek Foss, 19, and have charged him with aggravated assault and robbery. Police were still looking for two other suspects Tuesday evening.

The employee?s injuries are not believed to be life threatening and he was being treated at Maine Medical Center."

I was on spring street when the kid and worker came running at me. I didn't know what the hell was happening. He grabs him five feet in front of me and yells "You're coming with me mother fucker" while the kid said "i'm sorry, I'm sorry". I laughed to myself wondering what the hell was that? Little did I know the kid he caught would stab him a minute later. Fucked up. Had it been a Hooters then they would have been renovating it and it wouldn't have been open and the kid wouldn't have been stabbed. Screw you city council!!!
 
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