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Trader Joe's pursues former Wild Oats space on Marginal Way in Portland
By Kate Bucklin
Mar 10, 2010 11:30 am
PORTLAND ? Documents filed with the Federal Trade Commission indicate Trader Joe's has agreed to lease the former Wild Oats grocery store space on Marginal Way.
According to the FTC, the Monrovia, Calif.-based grocery store chain has worked out a lease agreement with Whole Foods Market.
Whole Foods acquired the Wild Oats company in 2007, but was ordered by the FTC to divest several Wild Oats stores it purchased to help restore competition. It closed the 87 Marginal Way store, at the intersection with Preble Street, around the same time the Whole Foods on Somerset Street opened.
Portland-area residents have been pining for a Trader Joe's to come to the city for several years. A Facebook page called "Bring Trader Joe's to Portland, Maine!!!" has nearly 3,000 supporters.
The privately owned chain has 24 stores in New England, but none in Maine. There are nearly 340 Trader Joe's locations in the U.S.
Trader Joe's is known for its private-label products, affordable prices and products not found in other grocery stores. Last May, Consumer Reports ranked Trader Joe's as the second-best supermarket chain in the nation.
The Federal Trade Commission is seeking public comment on the proposed agreement between Trader Joe's and Whole Foods. For more information, go to ftc.gov.
Representatives of neither Trader Joe's nor Whole Foods could be reached immediately for comment.
I have always thought this site would be nice for another high rise of 8 to 12 stories, to sort of frame the prebble street and marginal way intersection in a more urban atmosphere. But, if something has to go in that location, I would MUCH rather it be Trader Joes than a Walgreens, which is what WAS pursuing that space.
Portland Planning Board likes proposal for Old Port hotel
By Randy Billings
Mar 10, 2010 7:20 am
Related Links
* Former Jordan's Meats plant in Portland under contract to be sold
PORTLAND ? A plan for a mixed-use development at the former Jordan's Meats property on India Street was fast-tracked Tuesday, when the Planning Board decided only minor changes are needed before the proposal goes to a public hearing in April.
Developers said they want to begin construction this spring with the goal of finishing in 2011 ? a schedule compressed by Sebago Brewing Co.'s desire to include a 180-seat restaurant in the project.
The board also listened to a presentation by a dozen pier owners who want to rezone the city's waterfront to allow more non-marine uses. But members expressed concern over protecting public view corridors and developing a way to ensure non-marine uses can subsidize the working waterfront.
Mark Woglom, president of New Hampshire-based Opechee Construction Corp., said his company, Old Port Hospitality, hopes to build a 122-room Hampton Inn hotel on the Jordan's property.
Woglom said the six-story building would also have up to 12 private, top-floor condominiums and a 7,000 square-foot restaurant with outdoor cafe-style seating for Sebago Brewing Co., whose lease is expiring on Middle Street in the Old Port.
To meet the aggressive construction timeline, Woglom said he wants to work with city planners to begin moving and separating a combined sewer line prior to project approval.
Board members were generally impressed with the proposal and the applicants' willingness to respond to staff comments. However, board Chairman Bill Hall cautioned against moving forward without having a complete plan.
"If this could be pretty well baked by the time it comes out of the oven for a public hearing that would be great," Hall said.
The nearly 97,000-square-foot development would have street-level parking for 90 vehicles on the 1.75-acre site, which would be subdivided for a future development. An additional 18 on-street parking spots would also be added.
Although there are no solid second-phase plans, Woglom said he would like to build a five-story office building with retail shops that would wrap around the lot, facing India, Fore and Middle streets. That plan may leave room for a townhouse-style row of houses, he said.
"That's one vision that is largely going to be demand driven," he said.
Three residents commented on the proposal, two of whom supported the project. The other said he would rather see a more residential use for the site.
Atlantic Street resident Jamie Parker complimented design elements intended to allow pedestrian circulation, but said he wanted developers to take into account efforts to improve the Franklin Arterial corridor.
"The Franklin Street side of the building leaves something to be desired," Parker said. "I hope the development will recognize the very determined effort underway to make Franklin Street a place people want to be."
Developers must schedule a neighborhood meeting prior to a public hearing at the board's first or second meeting in April.
Woglom and his partner, Greg Kirsch, acquired the 1.75-acre property just over a month ago. Their company built the AAA office building on Marginal Way and more recently the Comfort Inn in Scarborough and the Holiday Inn Express in Freeport.
Waterfront
The board also heard from a group of 12 pier owners seeking to change city's waterfront zoning laws to allow for more non-marine uses.
Dick Ingalls, who represents the pier owners, said a few key elements of the group's proposal will change as a result of two public hearings last week.
While the previous proposal would have devoted up to half of the approximately 16,000 linear feet of waterfront berthing to non-commercial boats, Ingalls said the group is now proposing using only 100 feet on each pier.
Ingalls said the group is also proposing that new non-marine buildings could be proposed within 150 feet of, and oriented towards, Commercial Street, as long as they do not come within 25 feet of the water.
The proposed changes would still require at least half of first-floor building space to be devoted to marine uses, while allowing other commercial uses on the upper floors.
Ingalls said that expanding non-marine uses would be an effective way to give pier owners more revenue to reinvest into their piers.
"We're trying to keep the port in Portland," he said.
However, Planning Board member Michael Patterson said there is no clear mechanism to require a specific level of reinvestment. Along with several other board members, he also questioned a proposal to strike language from the current law that protects public view corridors.
Pier owner Charlie Poole said that public access on a working waterfront needs to be limited, because of liability issues. He said the change is needed so viable development projects would not be thwarted because an off-site landowner wants to see the ocean.
"The intent is not to take away view," Poole said. "You'd just hate to see a good (development) opportunity lost because you're going to block some guy's view across the street."
Balance sought to protect working waterfront during Portland Harbor rezoning
By Kate Bucklin
Mar 02, 2010 11:20 pm
PORTLAND ? About 100 people turned out Tuesday night to hear a panel of marine industry and tourism experts discuss the competing needs facing the heart of Portland's waterfront.
The panel discussion is the first of two meetings scheduled for this week, as the Planning Board considers changes to zoning for the Central Waterfront, including relaxing prohibitions on non-marine related uses on wharves.
The current zoning was for the most part adopted in 1993.
The zoning changes are being proposed by a group of wharf owners who say the decline in the fishing industry over the past 20 years has left them with dilapidated buildings and wharves and little opportunity to generate revenue.
Burt Jongerden, the general manager of the Portland Fish Exchange, said federal regulations from the New England Marine Fisheries Council, combined with incentives Massachusetts offers to fishermen, have resulted in a decline in the number of fishing vessels using Portland as a home port and a decline in the amount of fish caught.
Jongerden said that in the late 90s, 30 million pounds of groundfish went through the exchange annually, at its peak. Rules by the Fisheries Council over the years put additional limits on how much fish could be caught and how many days fishermen could be at sea. In 2009, 6.4 million pounds of fish were landed.
"Lots of boats have migrated to New Gloucester," said Jorgerden. Massachuesetts, he said, offers incentives to fishermen including not charging them tax on diesel fuel and allowing them to keep up to 100 "by-catch" lobsters a day. Maine has a trap-only law regulating lobster fishing.
The lobster industry in Portland Harbor, by contrast, is doing well according to Jongerden.
"The lobster industry is pretty vibrant in the city of Portland, there are about 70 to 80 boats in the harbor," he said.
Charlie Poole, the owner of Union Wharf, is one of the property owners seeking zoning changes. He was a member of the panel and said the goal is not to displace marine industry businesses, but to add non-marine businesses that would generate revenue to pay for maintenance of Portland's wharves.
"If the Central Waterfront Zone can earn a sufficient income, we can have a successful waterfront," said Poole.
The wharf owners hired city of Portland Planning Department staff to help draft the proposed zoning changes. Highlights of those changes include allowing up to 50 percent non-marine tenants on first floors of buildings in the zone. Currently, no non-marine use is allowed on first floors.
The proposal would also allow buildings in the zone, along Commercial Street, to extend 150 feet back, instead of the current 100-foot rule. Poole said that change could help properties such as the Cumberland Cold Storage warehouse.
"That building could really use some help," said Poole.
The new zoning would allow waterfront property owners to provide off-site parking, as opposed to the current parking requirements demanding on-site spots.
Current zoning allows for about 50 feet of berthing on a pier for non-marine vessels. The proposed zoning would allow up to 50 percent non-marine commercial vessel berthing.
Although the berthing would not allow for recreational boats, Tom Martin, a Portland lobsterman and owner of "Lucky Catch" tours, said he and fellow lobstermen have reservations about allowing non-marine vessels berthing on the wharves without some sort of provision that berthing priority would go to fishing boats.
Barbara Whitten, the executive director of the Greater Portland Convention and Visitor Bureau, said boarded-up buildings on wharves and caved in roofs are not good for tourism. She said the waterfront should have some public access, while maintaining the working waterfront visitors want to see.
"The Dimillo's pier is a good example," said Whitten. She said a mix of retail, harbor tours, restaurants and a good view of the waterfront are important for drawing tourists.
"But, what we have is unique and we need to keep that authenticity," she said.
While there was limited comment from the Planning Board and the public, a public forum scheduled for tonight, March 3, at 7 p.m. at the Merrill Auditorium Rehearsal Hall on Myrtle Street will focus almost exclusively on public input. Participants will be arranged in small discussions groups to discuss the proposed zoning changes.
The Planning Board will continue its review of the zoning change proposal in the coming months, and pass a recommendation along to the City Council.
By Kate Bucklin
Mar 10, 2010 11:30 am
PORTLAND ? Documents filed with the Federal Trade Commission indicate Trader Joe's has agreed to lease the former Wild Oats grocery store space on Marginal Way.
According to the FTC, the Monrovia, Calif.-based grocery store chain has worked out a lease agreement with Whole Foods Market.
Whole Foods acquired the Wild Oats company in 2007, but was ordered by the FTC to divest several Wild Oats stores it purchased to help restore competition. It closed the 87 Marginal Way store, at the intersection with Preble Street, around the same time the Whole Foods on Somerset Street opened.
Portland-area residents have been pining for a Trader Joe's to come to the city for several years. A Facebook page called "Bring Trader Joe's to Portland, Maine!!!" has nearly 3,000 supporters.
The privately owned chain has 24 stores in New England, but none in Maine. There are nearly 340 Trader Joe's locations in the U.S.
Trader Joe's is known for its private-label products, affordable prices and products not found in other grocery stores. Last May, Consumer Reports ranked Trader Joe's as the second-best supermarket chain in the nation.
The Federal Trade Commission is seeking public comment on the proposed agreement between Trader Joe's and Whole Foods. For more information, go to ftc.gov.
Representatives of neither Trader Joe's nor Whole Foods could be reached immediately for comment.
I have always thought this site would be nice for another high rise of 8 to 12 stories, to sort of frame the prebble street and marginal way intersection in a more urban atmosphere. But, if something has to go in that location, I would MUCH rather it be Trader Joes than a Walgreens, which is what WAS pursuing that space.
Portland Planning Board likes proposal for Old Port hotel
By Randy Billings
Mar 10, 2010 7:20 am
Related Links
* Former Jordan's Meats plant in Portland under contract to be sold
PORTLAND ? A plan for a mixed-use development at the former Jordan's Meats property on India Street was fast-tracked Tuesday, when the Planning Board decided only minor changes are needed before the proposal goes to a public hearing in April.
Developers said they want to begin construction this spring with the goal of finishing in 2011 ? a schedule compressed by Sebago Brewing Co.'s desire to include a 180-seat restaurant in the project.
The board also listened to a presentation by a dozen pier owners who want to rezone the city's waterfront to allow more non-marine uses. But members expressed concern over protecting public view corridors and developing a way to ensure non-marine uses can subsidize the working waterfront.
Mark Woglom, president of New Hampshire-based Opechee Construction Corp., said his company, Old Port Hospitality, hopes to build a 122-room Hampton Inn hotel on the Jordan's property.
Woglom said the six-story building would also have up to 12 private, top-floor condominiums and a 7,000 square-foot restaurant with outdoor cafe-style seating for Sebago Brewing Co., whose lease is expiring on Middle Street in the Old Port.
To meet the aggressive construction timeline, Woglom said he wants to work with city planners to begin moving and separating a combined sewer line prior to project approval.
Board members were generally impressed with the proposal and the applicants' willingness to respond to staff comments. However, board Chairman Bill Hall cautioned against moving forward without having a complete plan.
"If this could be pretty well baked by the time it comes out of the oven for a public hearing that would be great," Hall said.
The nearly 97,000-square-foot development would have street-level parking for 90 vehicles on the 1.75-acre site, which would be subdivided for a future development. An additional 18 on-street parking spots would also be added.
Although there are no solid second-phase plans, Woglom said he would like to build a five-story office building with retail shops that would wrap around the lot, facing India, Fore and Middle streets. That plan may leave room for a townhouse-style row of houses, he said.
"That's one vision that is largely going to be demand driven," he said.
Three residents commented on the proposal, two of whom supported the project. The other said he would rather see a more residential use for the site.
Atlantic Street resident Jamie Parker complimented design elements intended to allow pedestrian circulation, but said he wanted developers to take into account efforts to improve the Franklin Arterial corridor.
"The Franklin Street side of the building leaves something to be desired," Parker said. "I hope the development will recognize the very determined effort underway to make Franklin Street a place people want to be."
Developers must schedule a neighborhood meeting prior to a public hearing at the board's first or second meeting in April.
Woglom and his partner, Greg Kirsch, acquired the 1.75-acre property just over a month ago. Their company built the AAA office building on Marginal Way and more recently the Comfort Inn in Scarborough and the Holiday Inn Express in Freeport.
Waterfront
The board also heard from a group of 12 pier owners seeking to change city's waterfront zoning laws to allow for more non-marine uses.
Dick Ingalls, who represents the pier owners, said a few key elements of the group's proposal will change as a result of two public hearings last week.
While the previous proposal would have devoted up to half of the approximately 16,000 linear feet of waterfront berthing to non-commercial boats, Ingalls said the group is now proposing using only 100 feet on each pier.
Ingalls said the group is also proposing that new non-marine buildings could be proposed within 150 feet of, and oriented towards, Commercial Street, as long as they do not come within 25 feet of the water.
The proposed changes would still require at least half of first-floor building space to be devoted to marine uses, while allowing other commercial uses on the upper floors.
Ingalls said that expanding non-marine uses would be an effective way to give pier owners more revenue to reinvest into their piers.
"We're trying to keep the port in Portland," he said.
However, Planning Board member Michael Patterson said there is no clear mechanism to require a specific level of reinvestment. Along with several other board members, he also questioned a proposal to strike language from the current law that protects public view corridors.
Pier owner Charlie Poole said that public access on a working waterfront needs to be limited, because of liability issues. He said the change is needed so viable development projects would not be thwarted because an off-site landowner wants to see the ocean.
"The intent is not to take away view," Poole said. "You'd just hate to see a good (development) opportunity lost because you're going to block some guy's view across the street."
Balance sought to protect working waterfront during Portland Harbor rezoning
By Kate Bucklin
Mar 02, 2010 11:20 pm
PORTLAND ? About 100 people turned out Tuesday night to hear a panel of marine industry and tourism experts discuss the competing needs facing the heart of Portland's waterfront.
The panel discussion is the first of two meetings scheduled for this week, as the Planning Board considers changes to zoning for the Central Waterfront, including relaxing prohibitions on non-marine related uses on wharves.
The current zoning was for the most part adopted in 1993.
The zoning changes are being proposed by a group of wharf owners who say the decline in the fishing industry over the past 20 years has left them with dilapidated buildings and wharves and little opportunity to generate revenue.
Burt Jongerden, the general manager of the Portland Fish Exchange, said federal regulations from the New England Marine Fisheries Council, combined with incentives Massachusetts offers to fishermen, have resulted in a decline in the number of fishing vessels using Portland as a home port and a decline in the amount of fish caught.
Jongerden said that in the late 90s, 30 million pounds of groundfish went through the exchange annually, at its peak. Rules by the Fisheries Council over the years put additional limits on how much fish could be caught and how many days fishermen could be at sea. In 2009, 6.4 million pounds of fish were landed.
"Lots of boats have migrated to New Gloucester," said Jorgerden. Massachuesetts, he said, offers incentives to fishermen including not charging them tax on diesel fuel and allowing them to keep up to 100 "by-catch" lobsters a day. Maine has a trap-only law regulating lobster fishing.
The lobster industry in Portland Harbor, by contrast, is doing well according to Jongerden.
"The lobster industry is pretty vibrant in the city of Portland, there are about 70 to 80 boats in the harbor," he said.
Charlie Poole, the owner of Union Wharf, is one of the property owners seeking zoning changes. He was a member of the panel and said the goal is not to displace marine industry businesses, but to add non-marine businesses that would generate revenue to pay for maintenance of Portland's wharves.
"If the Central Waterfront Zone can earn a sufficient income, we can have a successful waterfront," said Poole.
The wharf owners hired city of Portland Planning Department staff to help draft the proposed zoning changes. Highlights of those changes include allowing up to 50 percent non-marine tenants on first floors of buildings in the zone. Currently, no non-marine use is allowed on first floors.
The proposal would also allow buildings in the zone, along Commercial Street, to extend 150 feet back, instead of the current 100-foot rule. Poole said that change could help properties such as the Cumberland Cold Storage warehouse.
"That building could really use some help," said Poole.
The new zoning would allow waterfront property owners to provide off-site parking, as opposed to the current parking requirements demanding on-site spots.
Current zoning allows for about 50 feet of berthing on a pier for non-marine vessels. The proposed zoning would allow up to 50 percent non-marine commercial vessel berthing.
Although the berthing would not allow for recreational boats, Tom Martin, a Portland lobsterman and owner of "Lucky Catch" tours, said he and fellow lobstermen have reservations about allowing non-marine vessels berthing on the wharves without some sort of provision that berthing priority would go to fishing boats.
Barbara Whitten, the executive director of the Greater Portland Convention and Visitor Bureau, said boarded-up buildings on wharves and caved in roofs are not good for tourism. She said the waterfront should have some public access, while maintaining the working waterfront visitors want to see.
"The Dimillo's pier is a good example," said Whitten. She said a mix of retail, harbor tours, restaurants and a good view of the waterfront are important for drawing tourists.
"But, what we have is unique and we need to keep that authenticity," she said.
While there was limited comment from the Planning Board and the public, a public forum scheduled for tonight, March 3, at 7 p.m. at the Merrill Auditorium Rehearsal Hall on Myrtle Street will focus almost exclusively on public input. Participants will be arranged in small discussions groups to discuss the proposed zoning changes.
The Planning Board will continue its review of the zoning change proposal in the coming months, and pass a recommendation along to the City Council.
(I'm 23 but aging quickly)
