Portland, ME - New Construction Continued

Just found this, about a month old, but sounds interesting (from The Bollard).

Wharf owner to push for waterfront hotel


The owner of the wharf next to the Maine State Pier is proposing to build a four-story hotel, office and retail complex on his waterfront property, and is prepared to sue the city if officials do not allow him to proceed.

Eric Cianchette said he intends to meet with City Manager Joe Gray on Friday to present his plan for Maine Wharf, located just to the west of the Maine State Pier. Cianchette also owns the Portland Regency Hotel and other properties in the Old Port.

Waterfront zoning does not currently allow hotels on piers and wharves, but the city actively pursued the Maine State Pier redevelopment project submitted by The Olympia Companies, which called for a pier-top hotel and a variety of other non-marine uses. Given city officials? apparent willingness to allow such uses on public property, Cianchette believes private pier owners like himself should be allowed to do the same.

?What?s good for the goose is good for the gander,? he said.

Gray, who has not seen Cianchette?s plans yet, declined comment.

Over the unanimous objection of the Portland Planning Board, the City Council loosened strict waterfront zoning rules for the Maine State Pier in September 2006. The goal was to make it easier for a private company to redevelop the pier and, in return, pay to repair the city-owned facility.

Private pier owners cried foul, saying they also face costly repairs but do not have the leeway the city gave itself to attract non-marine development to help cover the cost.

?We can?t do anything right now,? Cianchette said. ?We can cut mackerel heads off, that?s about it ? and there?s not much mackerel left.?

?The city gives itself whatever it needs,? he continued. ?They make their own rules and they?re just trying to keep the rest of us out of business. We haven?t got the brightest bunch up there running the show.?

Back in September 2006, the only developer with a plan to redevelop the Maine State Pier was Ocean Properties, which had pitched its project to city officials in a series of private meetings earlier that year. Its initial plan envisioned a hotel on the pier, but it later amended that plan to place the hotel on city-owned land at the base of the pier. The zoning change was crafted to allow hotels on that parcel.

Maine Wharf is currently home to several marine-related businesses, including Three Sons Lobster and Fish and Morrison?s Maine Course. Cianchette said the businesses would remain on the first floor of the complex. Office and retail space would occupy the second floor, topped by a two-story hotel. Some parking would be provided on the wharf itself, which would be extended to add as much as 700 feet of new berthing area.

Cianchette is prepared to sue the city if it rejects his proposal. ?If they let me do it, I?ll spend money on architects and engineers,? he said. ?If they don?t let me do it, I?ll spend money on lawyers.?

? Chris Busby
 
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What a beast.

This is the Maine Wharf right?

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I've said it before and I will continue saying it... Portland doesn't need more hotels. There needs to be more for locals and visitors to do on a year-round basis. More attractions and more services besides shops selling coffee mugs and t-shirts. And there is isn't enough remaining fishing and industrial related activity on the water anymore to justify getting rid of a whole pier (even if it isn't in great shape and isn't operating at its peak).


Edit:

From the Press Herald today:

"The 150-room hotel would be 65 feet tall and have parking on the second and third levels. The first level of the development would be reserved for marine uses, such as the fishing-related tenants who are there now.
"We have no intention of changing what's there, just making it viable," Cianchette said."

Hmmm
 
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this would be a nice hotel which would add foot traffic to this section of the old port and other businesses and restaurants would capitalize on this. Portland's restaurant scene is amongst the best in the country and would expand if there was reason to, which this would be. I think what the city should focus on are bayside and connecting the arts district and the old port. I've noticed tourists walking along fore street and when they come to the portland harbor hotel they walk the other way instead of going through to the arts district and Brian Boru area on the way. this area is more central than the eastern waterfront, and is therefore seen more, and has wide open spaces to be built on. it also already connects two tourist areas and therefore should be concentrated on more. instead of attracting whatever business they can, the city should focus on building attractive buildings in bayside because this is the first impression visitors get of our town. to that extent, the city should refurbish some of the backs of buildings along congress street with as much effort as they try to attract new businesses. trees should be planted as well. sidewalks should be wide and marginal way should be renamed bayside ave. like the concept plan says. and buildings like bayside village should not have siding, they should be brick. public art would also be nice. and there should be more public plazas like monument square. light rail also needs to be installed in the city, taking tourists around the penisula. and buildings in bayside should be taller than those on congress, because effectively they block the view and so should make different view. the traditional view of portland is from the south anyway, that's the whole reason the city is investing in bayside, because it is not the city's entrance, but they want it to be, and this is not to be accomplished by focusing on what congress street
 
I think this would be better off on one of the many open lots in the old port (even if it meant scaling it down a little bit... after all, large scale isn't what Portland is all about).

While Bayside needs work, I think people who visit Portland tend to come mostly from Points south using exit 4/ Commericial street as an entrance. Only traffic from points North really enters through Bayside.

I think Portland could use some more attractions before expending on hotels too. I mean it's a city of 63,000 and it's NEVER hard to find a hotel room at a reasonable rate in this town, but sometimes it hard to find some entertainment within the city limits after you've spent 2 days here.

While the restaurant scene is good for a city of Portland's size (not excellent though), I think it's a bit of an overstatement to say it's one of the best in the nation. There are a LOT of restaurants here, but only a small handful that are of good or great quality (so many pub style places) and even many of those get more credit than they deserve (I'm thinking Back Bay Grill, Five Fifty-Five which was just awful when I went a few weeks back for the second time, Street Co etc). Fore Street and Hugo's are the leaders, but there's a big drop off in quality after those two. Portland gets a lot of attention for it's food scene due to connections in high places (Think: Andrew Zimmerman who's father lives here), but many other cities in New England (not even counting Boston or Providence) have similar or better restaurant scenes and don't get the publicity Portland does. There is a LOT of room for improvement here.

Same with nightlife. It's just terrible here. This is not a fun town to bring people out at night in simply because all you can do is the pub/ sports bar thing. There's no variety in venues and it's a turn off for people looking for evening entertainment. Some people enjoy that type of scene, but if there was more variety and a few more options, it could have the nightlife vibe that little cities like Newport RI have.

There are good museums (the art museum is great), but I wish there was something to really display the maritime history of Portland in spotlight it deserves. a "Maine History" museum would do really well.

Portland's done a great job of attracting tourists in the past decade or so, but there needs to be more for them to do. It's tough to spend more than a weekend in Portland, ESPECIALLY given the number of options that lie elsewhere in Maine.

I wouldn't argue that a hotel is a BAD idea, but I don't think Portland needs anymore for the time being. It needs more stuff to make people want to stay in Portland (like Corey said, year round). That should be the focus, not more hotels.
 
Well put. :)

Thanks. I think I got a bit carried away, but basically, I'd like to see more for people to do before more hotels flood the area.

Won't complain about a new development though. I wonder if any of it will be residential (there should be some)?
 
Great post LrFox. I know we hype ourselves up because we make all these lists, but it's true, there isn't much to do here. Eat, eat, eat, drink, eat, drink, yep. We need more entertainment of some sort. An aquarium would be nice.

I think the waterfront spot would be great for a hotel and I would also think you would want to put some residential in there too.
 
From PPH in January:

Eric Cianchette wants to spend $35 million to $50 million to put a luxury hotel with a spa, retail shops and dining amenities on the Maine Wharf, which sits behind the Dry Dock Restaurant and Tavern on Commercial Street.

The complex would reserve its first floor for marine businesses and parking spaces. The 150-room hotel would occupy the second through fifth floors and subsidize a complete overhaul of the wharf, which needs an estimated $9 million in repairs, Cianchette said.
 
Great post LrFox. I know we hype ourselves up because we make all these lists, but it's true, there isn't much to do here. Eat, eat, eat, drink, eat, drink, yep. We need more entertainment of some sort. An aquarium would be nice.

I think the waterfront spot would be great for a hotel and I would also think you would want to put some residential in there too.
An aquarium would just lose money. Lots of money.
I would like to see a mid-sized Convention Center and a new or at the very least refurbished Civic Center w/ increased capacity (at least another 2,000 seats plus luxury boxes).
 
Oh really, you'd like to see a new arena, portlandneedsnewarena? :p

I always wanted an aquarium. An arena/convention center would be a great place to start as far as 'catching-up' with a lot of other destinations. Portland itself might not be a huge market but it is the biggest in the state and should have an arena/convention complex that enforces that standing. The Exposition Building must have been a bold step forward for the city when it was constructed. Time to take another step, I say.
 
Oh really, you'd like to see a new arena, portlandneedsnewarena? :p

I always wanted an aquarium. An arena/convention center would be a great place to start as far as 'catching-up' with a lot of other destinations. Portland itself might not be a huge market but it is the biggest in the state and should have an arena/convention complex that enforces that standing. The Exposition Building must have been a bold step forward for the city when it was constructed. Time to take another step, I say.
I would like an aquarium also, I just believe that there would be to many months with not to many customers, therefore it would really struggle financially.
I was in Springfield, MA a couple of months ago for a youth hockey tourney. Went to a game at the former Springfield Civic Center. It has since been refurbished and been renamed. Luxury boxes, wide lobbies, Sports bar, Restaurant, additional seating, etc. The place was real nice, so much better than our run down Civic Center. When I checked out of the hotel I stayed at for 3 nights I noticed a Civic Center tax of something like $3 per night on the bill. That's how they paid for the updates to their building. I didn't mind paying the extra $$ at all. Why can't Portland do something like that?
 
Great post LrFox. I know we hype ourselves up because we make all these lists, but it's true, there isn't much to do here. Eat, eat, eat, drink, eat, drink, yep. We need more entertainment of some sort. An aquarium would be nice.

I think the waterfront spot would be great for a hotel and I would also think you would want to put some residential in there too.

Love the Aquarium idea. They're tough to get though, but it would be one heck of an attraction.

I didn't mean there isn't much to do, and Portland makes lists for a reason; but I think that while ten years ago this town was way under rated, now, it's tilted a bit in the opposite direction (in regards to dining, anyway).

A bit more diversity in the nightlife, some different dining options (the best restaurants in town serve essentially, continental American cuisine and little else), and yes.. another staple attraction like an Aquarium, another museum, or even a Zoo/ Wildlife Park (though much of it would have to be indoors) would all help out a bunch.

It's tough for Portland to compete with the natural attractions nearby (and places like Kittery, Freeport and N. Conway) because Maine is still considered a WILDERNESS destination, not a cosmopolitan one. Most people don't visit Maine to explore a city, they visit to LEAVE the city. Part of the reason I think it gets such good hype when it comes to the arts or restaurants, is because most people don't expect that type of thing out of Maine, so it's sort of a shocker to the rest of the nation when they find out Portland even HAS a restaurant scene or arts community. I don't think it's because Portland is actually on par with the most cosmopolitan small and medium cities... yet (though I doubt it will be long before it's in the same breath as Charleston, Asheville, Savannah, Santa Fe, Madison, etc).

When people think Maine, they think trees, rocky coast, lighthouses, lobster, maybe even mountains. They don't think culture, art, fine dining... not yet anyway. So Portland gets a lot of attention in that regard from media and press because people expect it out of places like Providence, Newport, Burlington and even Portsmouth, but most outside of New England don't expect that stuff in Portland. Portland's a bit of a novelty right now and there are people who have connections here that want to put it in the spotlight.

In a few more years, when the novelty and hype wears off a bit, we'll see the true colors a bit better. I think it'll still be very impressive. I just don't think it's quite there yet.
 
Hi Archboston Community,
Really great posts Lrfox - I really enjoyed reading them.
I could not agree with Corey more. New Marriott opening this year in Portland and the city needs another hotel ? What do these developers see that doesn' scream glut to them. This goes for condominiums as well as far as Im concerned.
Anyhow, Id still rather see property developed than nothing done at all.
I had a roomate once who sail Portland needs more places that " make you think" which I could not agree with more. I am too for attractions that bring and keep people.
Personally, I would love to see a convention center or major refurbish of CCCC yet city is broke and I don't see this for quite a while.

Matt
 
lrfox you seem not to like portland that much. is it perhaps because you expected something more like providence when you came to college here and instead got portland

I went to college in another town in new england with less population and compared it to portland and so thought it wasn't much, but the two are apples and oranges and analyzed as the town it is, my college town was great. maybe you are thinking the same way by comparing portland to providence, which is basically where you are from. Providence is alright, but rough around the edges.

and people don't expect good restaurants in burlington vt more than portland. burlington is a town.
 
lrfox you seem not to like portland that much. is it perhaps because you expected something more like providence when you came to college here and instead got portland

I went to college in another town in new england with less population and compared it to portland and so thought it wasn't much, but the two are apples and oranges and analyzed as the town it is, my college town was great. maybe you are thinking the same way by comparing portland to providence, which is basically where you are from. Providence is alright, but rough around the edges.

and people don't expect good restaurants in burlington vt more than portland. burlington is a town.

This is a tough question to answer. The short one is, no.. I don't love Portland (but don't dislike it either).

The long answer is that while I didn't expect a big city (or even a medium sized one), I didn't expect Portland to feel as small as it does.

Portland to me feels like a big town more than it feels like a small city in almost every way. In many ways, that's not a bad thing. For one, crime here is next to nil. Two, there's a friendliness and warmness and overall slower pace that you don't get in bigger cities. And three, it seems everyone knows everyone here. It's amazing how after such a short time here, I bump into someone I know everywhere, even across town or 1 hour away. Going out in the Old Port with friends who grew up all over Maine is like a big high school reunion and they seem to love that. It's an all around close-knit community feeling here and one that you don't get in bigger cities.. even the only slightly bigger cities.

However, there are other things that feel more like a town than a city that DO bother me. One, there seems to be a real self-congratulatory nature here and it's, quite frankly, off-putting. Community pride is good, and Portland doesn't lack that at all, but there's a BIT too much of it at times. It really feels like the people here (in town, not necessarily this forum), love to brag about this community. And I can see why someone who has lived here their entire life would enjoy that, but sometimes I feel like enough is enough. There's a strange outlook on the outside world here, and many Portlanders seem to think Portland is better than all the rest with little justification.

Diversity. This is a touchy subject and the lack of it is no fault of Portland. Due to a lack of opportunities for immigrants, and a good distance from the areas where many immigrants come from (i.e. Mexico, the Caribbean and Central America) there really aren't many diverse populations. Despite the fact that I don't think it's any fault of Portland that there aren't immigrants here, the city lacks the diversity and misses out on the culture and customs that various ethnic groups bring to their new locations.

The local media is really amateur. It's really hard to watch the local news on TV... I feel like I'm watching a A/V hobby group presenting news to a high school. The Portland Press Herald is terrible as well. Everything that's not very local is an AP story. I feel like Portland deserves a better paper.

I also feel like people here LOVE to hype up certain things beyond the hype it may deserve. A few examples:
-Minor league sports are treated like major league sports here. That's not necessarily a negative (to each his own), but it's frustrating when the Pirates are the headline over the Celtics or professional sports (Same goes with high school sports taking a headline away)
-The arts. Portland has a good arts scene, but not really one that's too much better than what you'd expect from a metro area of 250,000 and the cultural and economic center of a state of about 1.2 Million people.
-Dining. Again, it's good, but over hyped. Hugo's, Fore Street and a few other restaurants are GOOD, but not top tier (can you REALLY compare Hugo's to a place like L'espalier or Ten?). Dining out is a hobby of mine and I really think Portland gets a LOT more hype than it deserves (partially due to connections in very public places). If I were given the opportunity to choose between a meal in Portland or some of the other cities in New England... Aside from Boston or Providence, I'd go out in Newport RI, Hyannis, MA or Portsmouth NH and those towns are much smaller than Portland and provide equal or better dining options. Burlington may be small, but it's not TOO far behind Portland in the culinary regard, it really isn't.
-nightlife... it's just plain bad here. There's a nice little live music scene, but little else (except the pub scene) yet people up here treat it like a night out in South Beach. For a guy in his early 20's, this is bothersome. If I were 40, it probably wouldn't be an issue.

Like you said, when you look at Portland by itself (a city of 63,000 people on the coast of Maine), it's a great little place.

Providence is rough around the edges, but find me a city of nearly 200,000 that isn't. I love that. I like a little grit in my cities (hell, I love the grittyness of New Bedford, a city most people wouldn't touch with a 10 foot pole), and Portland lacks any real grit (though I hear it had some in the past). Portland also lacks a real sense of urbanity. Aside from the Downtown area (Old Port/ Arts District), only Portions of the East End, West End, and a LITTLE of the Bayside neighborhood have any urban feel. The rest of the city is really suburban. Deering has some beautiful old homes as does the area along Baxter Blvd, but those are VERY suburban neighborhoods and the rest of the city's neighborhoods feel even more suburban (almost rural at times). Even the Old Port has WAY too many surface parking lots, exposed power lines and things that really don't exist in a dense, downtown area.

In the end, it's not that I dislike Portland, nor did I ever expect a mini Providence. I just feel it gets a little more hype than it deserves in some regards. It's a safe place, a nice place and perfect for families, there's no denying that. But as someone who's enjoying his early 20's, I hoped for a little more.

I hate going on these rants because I feel like people get the impression that I dislike Portland more than I do. It's a nice town, but I wouldn't want to stay here.
 
Lots of good points there Lrfox. I do like Portland and am pretty much stuck here due to my entire life being based here, but I would definately jump at the opportunity to move to NYC, Boston, Chicago, or any of those big towns.

Other news....

A good story on the library make-over at the PPH. I don't think I heard about the video screen before....
http://pressherald.mainetoday.com/story.php?id=239762&ac=PHnws

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I think this new entrance looks great and that the space out front has been wasted since it was built especially considering Portland's climate it makes sense to enclose it. This is a great progress, short of tearing the structure down and starting over.
 
Now that's a nice looking addition and perfect for that location. I LOVE that.
 
As much as a pump up Portland to people from away, damn Lrfox, you nailed a lot of things right on the head. We do get wayyyy too hyped up that we make all these random top ten lists. We have urban problems but then we don't get some of the urban benefits to go with it. We are super liberal but then we are a bunch of tightasses when someone tries to open up a Hooters. We have the urban garbage on Congress street without being treated to the exciting things that should come with being an urban area.

I think one of the biggest problems is a lack of a real college population and young professional workers. We got enough skateboarding scruffs(no offense to skateboards) and nose pierced drab speaking hippies to fill up the civic center. I would love to see a more upbeat and how do I say decent looking young crowd roaming the streets. Everybody young here thinks they are some uber hipster smoking hand rolled cigs outside of the white heart with tight jeans and a mismatched on purpose sweater. I don't know, I wish we had more variety.

I don't think the restaurant scene is overhyped. I know it's not going to match what you would find in Boston but I think it's amazing what we have for our population. I wish a few places would open up that look more modern. Actually, we need a lot of stuff to look more modern. That's also one of our problems. We are so stuck in making sure everything looks like it did in the past, but when those buildings were built they were built in modern style. There's a reason we don't wear Members Only jackets anymore. Portland insists on going to TJ Maxx and buying them by the rack if you know what I mean.

We do need other things to do intown. I don't know what, but we need something. I still can't believe nobody has built a bowling alley nightlife type of place in the old port like Kings on Landsdowne st in Boston. That would kill here, that would absolutely kill. Somebody give me a couple million, let's make it happen.

I will say this, all my friends that moved to other cities after college have all moved back to Portland and the few that are still away are trying to get back. As fun as Boston can be, when I'm there for a day or overnight, I'm ready to come back home. Something nice about how easy it is here.

Again, good post Lrfox, we won't take it personal. SOmetimes it needs to be said.
 
given its size and location portland is one of the best cities in america. other cites its size in new england (manchester lawrence etc) are dumps. framingham isn't even a city but has same population. other cities are as nice and some might be better but portland has a lot it does well. the dinning scene is not overhyped. neither are the other accolades portland gets. it could improve but it has cleaned up a lot of the scuz nightcrowds and brought in a much nicer crowd of tourists. an aquarium would be nice but it would have to be on the waterfront which is zoned non commercial. and what is there to do in other cities portland's size, look at mills
 

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