Old Port Square (née Canal Plaza) | Portland

Portlander said:
Have faith, many of us on here were skeptical on whether "The Casco" would ever materialize but Redfern's determination and ability to prioritize financial issues and resolve numerous obstacles along the way pulled it off.
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Agreed! But I don't recall The Casco generating a lot of public outcry or citizen hurdles - maybe I misremember? Either way, get it done!
 
There's a bad a** coming to town... And he means business.

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I wouldn't put too much stock into reactions on social media, PPH comments, or the Portland subreddit. I don't think I've ever seen a positive reaction to any proposal in those places.

That said, I quite like the design and I hope they are able to get it built.
 
Mr Soley has spent the past 8 years fine tuning his vision for this tower and the overall well being and financial success of Old Port Square. He has invested a decent sum of money to get to this point in the process and his selection of a world renowned architectural firm shows his level of commitment to the finished project. He is extremely savvy and did not get to this level of real estate hierarchy in Maine's largest city by not making intelligent business decisions along the way.

Like Jonathan and Catherine Culley, he is not your typical out of state developer lacking passion who puts monetary returns over community needs. He and his son are truly vested in Portland and have a high level of respect for its history and regional importance and would not create any project that would tarnish their legacy. It will be a long process but I am optimistic and wish them well in their endeavor. Just my take and I am not on the East Brown Cow payroll! :)
 
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My feeling is the tower being built like the current batch of renderings is crucial to furthering development and design in Portland - firstly, (my hope) is that it breaks the seal for actual height. There are too many developments proposed or under construction which are vastly smaller than the zoning allows, hopefully this being built will encourage others to think bigger (I still think height minimums should have been greatly increased under ReCode).

Secondly - along with Roux, Maine Med, PMA, even the Hyatt - it can be one of the most visible examples of modern design that pushes beyond brick. Trying to make new buildings "fit" with the older buildings - especially by using brick - cheapens the historic buildings, waters them down with plain facades, lack of any detail or ornamentation, poor proportions, neon green accents. Some people think the opposite and it does not make any sense to me. I've mentioned this before, but I've grown to love the Hyatt as a contrast to the old brick buildings on the other side of Fore. I also love the rehab of the Fore Street Parking Garage as an isolated project and for the contrast with the surrounding brick buildings.

As for the specific design of the tower, I'm neutral on the hat but I'm confident it is an element that will look much better in reality than in the rendering. Anyone have a feeling that if a smaller "hat" were inserted between the hotel/residential floors and the glass event space that it would balance things out? Either way, the use of the wood in the hat will tie nicely with the new PMA, should it be built similar to the current renderings. But I'm wondering how much maintenance is required for a wood structure like that and the logistics of keeping up with it that high.

But I love pretty much everything else about this building. Recognizing some/all will change as things progress, the two top floors being largely glass is nice from ground level but will be an amazing restaurant/event/lounge space (hope it's public). I love that there is some shape to the windows on the corners, not just windows on a flat corner. I really like Heatherwick's Lantern House in NY, so I'll take a simplified version of that concept. I love that the building seems to be largely glass with some screening to break it up - the pattern fits nicely with the repeated patterns on the surrounding brick buildings and the screened facade on the Fore St Garage. The initial renderings of the plaza as the base of the tower look nice, but it's hard to tell how funtional it will be. I'd hate to see Novare Res go away but it looks like there may be a plan to renovate that building. A great idea to rework that building, I just wish it didn't impact Novare Res.

The most surprising thing about the presentation was the glass structure on Union St. I mentioned awhile back that I wished this section of the street had more life - the outdoor seating at Lenora is great, but that's really the only excitement. This building would be a great addition to that stretch. I can't wait to see more renderings of this structure, the one rendering looks like an amazing side hat to the tower.
 
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I love the proposal as a whole and think the ambition alone is worth celebrating. I also actually think the renderings do a good job of showing that a tower of this size wouldn't look particularly out of scale or awkward in Portland.

But the design of the tower itself... I've let it marinade overnight and it's still a tough one to swallow. It's not just the "hat" for me either, it's the whole thing. It reads more to me like a reclad relative of the Holiday Inn in Raleigh than a new signature building for Portland. It looks like I'm probably in the minority on AB, but I hope it gets almost completely reworked. It doesn't need to "adhere to the historic character" and utilizing wood is fantastic, but I just don't think it works in this package.
 
TC_zoid said:
Thank God the PPH has missed this story. But they will eventually "find" it. Someone post something with the "hat" gone and maybe that will help. East Brown Cow, those on this blog know how fast this city can gang up and ruin something. Be like Redfern. They did not release any images of their hi-rise to present a feel and look of how tall or imposing it would be. But it turned out to fit, quite nicely too. We saw and suffered with the Federated project fail. If the 200 plus comments on the Old Port Instagram page are primarily negative--and not necessarily because the building is much taller than all others--one can assume that a PPH story with its multitudes of cranky old timers will have more. We need this building in Portland. Why? It's time to say goodbye to Portland's and Maine's provincial minded and anti anything different past. It looks like in maybe ten years half the city's population will be non-white, as Boston's is now. This results in change with new ideas and new cultural opportunities. I travel a lot, and stay in medium and larger sized cities for more than a few days, and in my opinion or feeling, Boston is at the top. Austin? Nope. People are leaving--many to San Antonio. Boston is fun and exciting because it has such a diversity and offering in so many ways; old neighborhoods and new ones, grand old architecture and new, educational institutions virtually everywhere, and relatively safe and clean streets to walk along. The city keeps trying to improve on things, like Copley Square Park, perhaps the heart of the city or certainly in Back Bay it is. The views and feel from here with the Hancock reflecting the sky and Trinity Church is perhaps one of the most magnificent city experiences in the world. Portland would have it's own or miniature version with Post Office Park if this building goes up--tweaked. The area in and around Canal Plaza should look new and urban--good job on that so far--though the remainder of the Old Port must retain it's historical look integrity, as the North End in Boston does with its. Boston is hardcore with its revue of new buildings in this neighborhood. When a building is just so old and falling apart, the process for replacement is done with such care. It's the only true themed Italian neighborhood left in America. It still feels like walking in Italy, or to me. But if from there you walk across Rose Kennedy Greenway (its stunning park space), the magnificent new State Street Bank building is in your face. It's dramatic architectural juxtaposition, and it works. Portland got a huge dose of unfair and negative reporting two weeks ago from the NY Times, a feature article on its decline with drug addiction, homelessness, despondency and thus dangerous streets. We need something more uplifting now. With this project done right, the new Roux, the new PMA addition, the soccer team, USM and UNE expansions, the continued activity in the harbor, and Thompson's Point, the city is or can become nationally prominent. I think the Boston-Portland pathway for urban life, sports, recreation, food and drink, and transportation offerings is perhaps the best in the country.
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Oh they found it ...
 
nomc said:
I'd hate to see Novare Res go away but it looks like there may be a plan to renovate that building. A great idea to rework that building, I just wish it didn't impact Novare Res.
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Aren't both the former $3 Dewey's and Cadillac Jack's spaces on Fore St. vacant? (For those who have no idea where I mean, maybe the two storefronts where Pearl used to be?)

Just saying, there's must be other places in the Old Port to open a bar. I've never been to Novare though so maybe I'm missing something.
 
nomc said:
But I'm wondering how much maintenance is required for a wood structure like that and the logistics of keeping up with it that high.
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Great question that I was wondering myself. I'm guessing no termite issues at that height but how structurally sound could it possibly be with just glass and wood during heavy winds and we could lose TC on the day it opens!
 
DZH22 said:
Portland Press Herald article:
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Because I refuse to subscribe to the Press Herald rag, what type of spin did the writer put on the proposed project? Probably safe to bet that most of the 68 comments so far are negative.
 
Portlander said:
Because I refuse to subscribe to the Press Herald rag, what type of spin did the writer put on the proposed project? Probably safe to bet that most of the 68 comments so far are negative.
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I don't subscribe to it either but I'm able to read the article online. If it's normally a subscription they must allow at least 1 free article per month for me to see it. Try clicking on it and maybe it will work for you.
 
markhb said:
Aren't both the former $3 Dewey's and Cadillac Jack's spaces on Fore St. vacant? (For those who have no idea where I mean, maybe the two storefronts where Pearl used to be?)

Just saying, there's must be other places in the Old Port to open a bar. I've never been to Novare though so maybe I'm missing something.
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After Pearl I think it went from cannabis to cannabis - I think it's currently occupied?

Novare has one of the largest (if not the largest) selection of taps and bottles in town - particularly known for a large selection of international taps and bottles. I always thought it was also cool because its location seemed almost speak easy-ish.

Portlander said:
Because I refuse to subscribe to the Press Herald rag, what type of spin did the writer put on the proposed project? Probably safe to bet that most of the 68 comments so far are negative.
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Seems fairly factual to me. Only looked at the top 10 or so comments, weren't all negative, was a mix.
 
1. People are resistant to change period. We are going to become Boston!! Nothing is going to make anyone happy unless its free and it benefits them. Period!
2. Most of the comments online is related to parking. I bet 99% don't know that the garage is owned by East Brown Cow. They complain there is no parking in the Old Port, so it's easy to say where is the parking. The same individuals are complaining about the music venue and parking.
3. The other comments are about height, well if you participated in the Recode meetings you would know that the height of the building is within code. The Council approved it. Get over it!
4. People just like to complain about everything because they have nothing to do!!!
5. The Old Port is going to lose its charm they claim, guaranteed most of the commentors never been to the Old Port in the 70's, that was charm with the train running down the middle!
6. The Portland Square lot is also zoned 350? which could also bring another tall building.
 
PWMFlyer said:
The Old Port is going to lose its charm they claim, guaranteed most of the commentors never been to the Old Port in the 70's
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Here's some 70's charm for those commentators! Plum Street is visible in the top photo and located under the word "Canal". East Brown Cow video screenshots.
 
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nomc said:
My feeling is the tower being built like the current batch of renderings is crucial to furthering development and design in Portland - firstly, (my hope) is that it breaks the seal for actual height. There are too many developments proposed or under construction which are vastly smaller than the zoning allows, hopefully this being built will encourage others to think bigger (I still think height minimums should have been greatly increased under ReCode).

Secondly - along with Roux, Maine Med, PMA, even the Hyatt - it can be one of the most visible examples of modern design that pushes beyond brick. Trying to make new buildings "fit" with the older buildings - especially by using brick - cheapens the historic buildings, waters them down with plain facades, lack of any detail or ornamentation, poor proportions, neon green accents. Some people think the opposite and it does not make any sense to me. I've mentioned this before, but I've grown to love the Hyatt as a contrast to the old brick buildings on the other side of Fore. I also love the rehab of the Fore Street Parking Garage as an isolated project and for the contrast with the surrounding brick buildings.

As for the specific design of the tower, I'm neutral on the hat but I'm confident it is an element that will look much better in reality than in the rendering. Anyone have a feeling that if a smaller "hat" were inserted between the hotel/residential floors and the glass event space that it would balance things out? Either way, the use of the wood in the hat will tie nicely with the new PMA, should it be built similar to the current renderings. But I'm wondering how much maintenance is required for a wood structure like that and the logistics of keeping up with it that high.

But I love pretty much everything else about this building. Recognizing some/all will change as things progress, the two top floors being largely glass is nice from ground level but will be an amazing restaurant/event/lounge space (hope it's public). I love that there is some shape to the windows on the corners, not just windows on a flat corner. I really like Heatherwick's Lantern House in NY, so I'll take a simplified version of that concept. I love that the building seems to be largely glass with some screening to break it up - the pattern fits nicely with the repeated patterns on the surrounding brick buildings and the screened facade on the Fore St Garage. The initial renderings of the plaza as the base of the tower look nice, but it's hard to tell how funtional it will be. I'd hate to see Novare Res go away but it looks like there may be a plan to renovate that building. A great idea to rework that building, I just wish it didn't impact Novare Res.

The most surprising thing about the presentation was the glass structure on Union St. I mentioned awhile back that I wished this section of the street had more life - the outdoor seating at Lenora is great, but that's really the only excitement. This building would be a great addition to that stretch. I can't wait to see more renderings of this structure, the one rendering looks like an amazing side hat to the tower.
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I agree on the Hyatt - I love the design, juxtaposition, glass, and that it stands out.

I'd love it if taller buildings in Portland become clad in glass or something else other than faux brick and other crappy materials trying to "fit in" so they don't offend anyone. Like the Casco ... just go bold and forget trying to fit in. It's time to change the skyline, not pander to the grumps.

Portland Square or even Top of the Old Port lots would be perfect for additional taller buildings. Building UNDER the height limit now is a waste. The Soley's are at least brave enough to try to go for it.

I've said it before, but I'm sick of the "stubby buildings" in Portland that are all "too polite" to be higher than one another. Who are we accommodating here? BUILD UP.
 
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