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Patrick
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Fortunately, I think the period of urban exodus is winding down and people everywhere are again starting to appreciate cities, so hopefully this trend in Portland will continue.
FrankLloydMike
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Todd, I love the Cambridge comparison. As a recent Cantabrigian (and Portland enthusiast), I've thought the same thing at least in terms of development. While Cambridge is known for being very liberal, however, Portland is much more daring in its embrace of contemporary architecture, I think.
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Todd
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This area, with Maine Medical Center, could really enhance the skyline if they added some decent midrise condo buildings.... It could create one of the neighborhood urban center that some people on here always sayportland lacks. Maine Medicalis a great anchor for that kind of development
The design of the new office building where Binga's used to be looks great. Seems like a good concept.
On the other side of town, from yesterday:
Also, in the other direction, some trees are starting to grow. I don't recall when taking the picture seeing the car with the awkward parallel parking position in the lower right, that's kind of funny:
On the other side of town, from yesterday:
Also, in the other direction, some trees are starting to grow. I don't recall when taking the picture seeing the car with the awkward parallel parking position in the lower right, that's kind of funny:
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Patrick
Guest
Thanks for the visual update corey. Looks like they have made some progress on the clean up. I wonder what the phase two would be? From what I understand, the developers have no plans at the moment, but a city planner said that the site was too expensive to not develop it all. When the economy gets better, I wonder if they'll envision housing?
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Todd
Guest
What is the proposed height for the Hampton Inn? And what was supposed to go in the other location showcased in the second photograph?
The lot of land is pretty big, and certainly would be an economic loss if the city didnt see that it gets developed.
Patrick...agreed, housing would be a great project, some midrise condo buildings would be great there.
The lot of land is pretty big, and certainly would be an economic loss if the city didnt see that it gets developed.
Patrick...agreed, housing would be a great project, some midrise condo buildings would be great there.
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Patrick
Guest
The proposed height of the hampton is 6 stories.
The other site is waiting for the recession to end before start of construction on the approved Bayhouse project. Originally it was a series of mid rise condos (some as tall as ten stories) as you suggested, but the height was scaled back due to local complaints and the momentum of NIMBYism built up by the developer of the row houses you can notice in the background (the federal street townhomes).
Here is the hampton inn and condominiums
and here is the Bayhouse
http://www.bayhouseportland.com/gallery2.html
and here are the federal street townhomes
http://www.newenglandmoves.com/real-estate/property/portland-me-04101/condo/mls-982144/1053726
you can see that the view from the fed street townhomes would have been blocked (facing the ocean) by a ten story building. However, without a ten story building, the view of the bayhouse to the ocean would be blocked as well, hence the battle of the developers. A temporary fix for this has apparently to paint a mural of the ocean on the blank parking garage that will eventually face the bayhouse. I dunno
The other site is waiting for the recession to end before start of construction on the approved Bayhouse project. Originally it was a series of mid rise condos (some as tall as ten stories) as you suggested, but the height was scaled back due to local complaints and the momentum of NIMBYism built up by the developer of the row houses you can notice in the background (the federal street townhomes).
Here is the hampton inn and condominiums
and here is the Bayhouse
http://www.bayhouseportland.com/gallery2.html
and here are the federal street townhomes
http://www.newenglandmoves.com/real-estate/property/portland-me-04101/condo/mls-982144/1053726
you can see that the view from the fed street townhomes would have been blocked (facing the ocean) by a ten story building. However, without a ten story building, the view of the bayhouse to the ocean would be blocked as well, hence the battle of the developers. A temporary fix for this has apparently to paint a mural of the ocean on the blank parking garage that will eventually face the bayhouse. I dunno
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Patrick
Guest
The proposed height of the hampton is 6 stories.
The other site is waiting for the recession to end before start of construction on the approved Bayhouse project. Originally it was a series of mid rise condos (some as tall as ten stories) as you suggested, but the height was scaled back due to local complaints and the momentum of NIMBYism built up by the developer of the row houses you can notice in the background (the federal street townhomes).
Here is the hampton inn and condominiums
and here is the Bayhouse
http://www.bayhouseportland.com/gallery2.html
and here are the federal street townhomes
http://www.newenglandmoves.com/real-estate/property/portland-me-04101/condo/mls-982144/1053726
you can see that the view from the fed street townhomes would have been blocked (facing the ocean) by a ten story building. However, without a ten story building, the view of the bayhouse to the ocean would be blocked as well, hence the battle of the developers. A temporary fix for this has apparently to paint a mural of the ocean on the blank parking garage that will eventually face the bayhouse. I dunno
Here are some more pictures (I'd call them renderings but they are scaled models) of the Bayhouse, which is a condo project going on the second vacant lot shown above (which, by the way, used to be home to a 500 seat Italian restaurant, called the Village cafe, that was a local favorite).
This neighborhood is on track to shape up very nicely, and will propel Portland into the 21st century as tourist and leisure destination. The area is being referred to as the "New Port" (as opposed to the Old Port) by the City and by this condo development's website. That idea came from one of our very own Archboston members (not me).
Personally, I love the looks of this development. Very classic and classy. However, I wish the city wouldn't be so timid and afraid to allow some more height to be mixed in with it. Originally, as I said, this structure was designed to be as tall as 95 feet (ten floors) in one section, but that plan (called the Village at Oceangate) was nixed. This lower version is the same development, but scaled back.
Here are a few renderings of the taller proposal from a few years ago
And here are some photos of the Federal Street Rowhouses built a few years ago before the recession (price tag $750,000 ea.)
Starting with the view issue:
Here is how the city apparently fixed the blocked view problem that arose when they denied the height increase for village at oceangate, which would have faced an otherwise blank parking garage wall standing between residents and views of the sea:
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Patrick
Guest
From May 2010 -
05/04/10
The Bay House condominium project in Portland's eastern waterfront district has been on hold for three years because of the financial meltdown in the fall 2008 that forced banks to tighten up financing.
But patience continues to be a virtue for Gordon Reger, one of three developers involved with this project, who believes the Bay House could finally line up the financing it needs this year.
"I do see the sentiment in the lending institutions changing and becoming more favorable," he says. "I definitely expect it is going to be this year."
Sandy Johnson, a partner of Town & Shore Associates LLC in Portland, says 10 of the 82 luxury condominiums that will be constructed in a fenced-in lot between Middle and Newbury streets are under contract, all to cash buyers. She says there is also great interest in the remaining 72 units that range in price from $170,000 to $750,000.
A rendering showing where the Bay House project will be locatedThose prospective buyers are just waiting to see a start date for construction before they will commit, she says.
Two years after luxury condominium sales took a major hit during the recession, there have been some recent signs they are selling again.
For instance, the Boston Globe reported earlier this month that sales and median prices in Boston's luxury condos increased by more than 50% in the first quarter of this year, according to the Listing Information Network, a private Boston company that tracks the downtown condo market. The same uptick is being reported in cities like Orlando, San Francisco and New York.
The faith that Reger, who owns Reger Holdings LLC of West Seneca, N.Y., and his business partners, Atlas Investment Group LLC of Boston, David M. White AIA, have in this market has enabled them to stay the course.
Johnson says the approximately $33 million project has already received all the needed approvals from the city of Portland. Barbara Barhydt, Portland's development review services manager, says the project has received its site plan and subdivision plan approvals, but will not receive its building permits until it has actually been completed.
Reger says he continues to "pay the bills" to hold onto the land where the condominium complex will be constructed.
"It will be built, it's just a matter of when," says Johnson.
The luxury condo complex features all single-level units that include features such as gas fireplaces, up to 10-foot ceilings, hardwood floors, granite kitchen countertops, marble tiled bathrooms, an underground parking garage, elevators and central air. The complex offers buyers 13 different floor plans. Johnson says the complex will also feature a gated courtyard between the two buildings, and will allow residents to access Portland's waterfront, Old Port and downtown restaurants, shops and cultural activities on foot. "There isn't another project that offers anything like that."
She says the project's market is mainly retiring baby boomers either from Maine or out of state. While some young professionals may purchase some of the lower-priced units, most of the would-be condo owners will be older adults.
She says the project also complements the city's vision for the eastern waterfront district, which it hopes will feature some hotels, luxury condominiums and commercial uses.
Once the project developers line up the financing they need to go forward, Johnson says it will take 15 months to construct the complex. Reger says the financing for the project could involve one bank or a combination of a large bank and other banks. Traditionally, he says condominium projects are always the most difficult to finance.
According to Johnson, the Bay House will be one of the most sought-after residential properties in Portland when it is completed and it will be the first luxury condominium complex built in the eastern waterfront district, which the developers have dubbed "The New Port" on the Bay House project's website.
As a way to keep the project in the public view and generate interest, the developers have maintained a model unit showroom at 46 Market St. that gives people a glimpse into what these units will look like.
Reger says he and his business partners all have extensive experience developing similar properties throughout New England and the country. For example, the Atlas Investment Group completed a $35 million mixed-use condominium project in Boston called the Gateway Terrace Condominiums that encompasses 248,000 square feet and includes 133 residential loft units and 15,000 square feet of street level commercial space.
"A project like this is not new to us," says Reger.
http://fwix.com/portlandme/share/273e9e0d4a/economy_doesnt_damper_optimism_for_bay_house_project
05/04/10
The Bay House condominium project in Portland's eastern waterfront district has been on hold for three years because of the financial meltdown in the fall 2008 that forced banks to tighten up financing.
But patience continues to be a virtue for Gordon Reger, one of three developers involved with this project, who believes the Bay House could finally line up the financing it needs this year.
"I do see the sentiment in the lending institutions changing and becoming more favorable," he says. "I definitely expect it is going to be this year."
Sandy Johnson, a partner of Town & Shore Associates LLC in Portland, says 10 of the 82 luxury condominiums that will be constructed in a fenced-in lot between Middle and Newbury streets are under contract, all to cash buyers. She says there is also great interest in the remaining 72 units that range in price from $170,000 to $750,000.
A rendering showing where the Bay House project will be locatedThose prospective buyers are just waiting to see a start date for construction before they will commit, she says.
Two years after luxury condominium sales took a major hit during the recession, there have been some recent signs they are selling again.
For instance, the Boston Globe reported earlier this month that sales and median prices in Boston's luxury condos increased by more than 50% in the first quarter of this year, according to the Listing Information Network, a private Boston company that tracks the downtown condo market. The same uptick is being reported in cities like Orlando, San Francisco and New York.
The faith that Reger, who owns Reger Holdings LLC of West Seneca, N.Y., and his business partners, Atlas Investment Group LLC of Boston, David M. White AIA, have in this market has enabled them to stay the course.
Johnson says the approximately $33 million project has already received all the needed approvals from the city of Portland. Barbara Barhydt, Portland's development review services manager, says the project has received its site plan and subdivision plan approvals, but will not receive its building permits until it has actually been completed.
Reger says he continues to "pay the bills" to hold onto the land where the condominium complex will be constructed.
"It will be built, it's just a matter of when," says Johnson.
The luxury condo complex features all single-level units that include features such as gas fireplaces, up to 10-foot ceilings, hardwood floors, granite kitchen countertops, marble tiled bathrooms, an underground parking garage, elevators and central air. The complex offers buyers 13 different floor plans. Johnson says the complex will also feature a gated courtyard between the two buildings, and will allow residents to access Portland's waterfront, Old Port and downtown restaurants, shops and cultural activities on foot. "There isn't another project that offers anything like that."
She says the project's market is mainly retiring baby boomers either from Maine or out of state. While some young professionals may purchase some of the lower-priced units, most of the would-be condo owners will be older adults.
She says the project also complements the city's vision for the eastern waterfront district, which it hopes will feature some hotels, luxury condominiums and commercial uses.
Once the project developers line up the financing they need to go forward, Johnson says it will take 15 months to construct the complex. Reger says the financing for the project could involve one bank or a combination of a large bank and other banks. Traditionally, he says condominium projects are always the most difficult to finance.
According to Johnson, the Bay House will be one of the most sought-after residential properties in Portland when it is completed and it will be the first luxury condominium complex built in the eastern waterfront district, which the developers have dubbed "The New Port" on the Bay House project's website.
As a way to keep the project in the public view and generate interest, the developers have maintained a model unit showroom at 46 Market St. that gives people a glimpse into what these units will look like.
Reger says he and his business partners all have extensive experience developing similar properties throughout New England and the country. For example, the Atlas Investment Group completed a $35 million mixed-use condominium project in Boston called the Gateway Terrace Condominiums that encompasses 248,000 square feet and includes 133 residential loft units and 15,000 square feet of street level commercial space.
"A project like this is not new to us," says Reger.
http://fwix.com/portlandme/share/273e9e0d4a/economy_doesnt_damper_optimism_for_bay_house_project
Portlander
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Patrick, did not realize that my "New Port" naming idea was actually starting to be used!
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Patrick
Guest
Ah, so you do still read these posts!
Yes, in fact I have heard the neighborhood referred to as the New Port for at least two years now. I think it is a perfect name.
Yes, in fact I have heard the neighborhood referred to as the New Port for at least two years now. I think it is a perfect name.
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Patrick
Guest
According to the article below, Jason Snyder, the developer who is planning Stroudwater Place in Westbrook, is considering building a new arena in EITHER westbrook OR Portland. This is news to me. I thought it was only westbrook. Does anyone know where the land he owns in Portland is? It says over 60 acres, which sounds like it would have to be out by the westbrook line somewhere. I don't know.
From Mainebiz.com
A developer wants to build a new 8,000-seat arena for concerts and sports events in either Portland or Westbrook and renovate the Cumberland County Civic Center into a convention center.
Jason Snyder told the Portland Press Herald he wants to do these projects in conjunction with his proposed $300 million Stroudwater Place, a 1.6 million-square-foot retail and commercial development approved by Westbrook officials in 2008. Snyder told the newspaper the 150,000-square-foot arena would be located on a 63-acre site in Portland or a 60-acre site in Westbrook between Maine Turnpike exits 46 and 47. Snyder owns both parcels.
Snyder said he would seek to make the Portland Pirates the flagship tenant, and would make the arena available for other teams like the Maine Red Claws and for concerts. A Portland arena would cost $68.7 million and a Westbrook arena $63.1 million, paid for through bond financing, bank financing and private investment. He told the paper he plans to meet with county officials next week to discuss financing options. Snyder also said he commissioned his own study to retrofit and renovate the civic center and he believes it would cost $30 million to convert it to a convention center.
The newspaper reported that Snyder has pitched his proposal to officials in Portland and Westbrook; the Cumberland County commissioners; Brian Petrovek, the Pirates' CEO and managing owner; and Mark Maroon, vice chairman of the civic center's board of trustees. Portland economic development director Greg Mitchell told the paper the city needed more details on the project, while Petrovek said the Pirates are considering multiple options for a permanent home.
From Mainebiz.com
A developer wants to build a new 8,000-seat arena for concerts and sports events in either Portland or Westbrook and renovate the Cumberland County Civic Center into a convention center.
Jason Snyder told the Portland Press Herald he wants to do these projects in conjunction with his proposed $300 million Stroudwater Place, a 1.6 million-square-foot retail and commercial development approved by Westbrook officials in 2008. Snyder told the newspaper the 150,000-square-foot arena would be located on a 63-acre site in Portland or a 60-acre site in Westbrook between Maine Turnpike exits 46 and 47. Snyder owns both parcels.
Snyder said he would seek to make the Portland Pirates the flagship tenant, and would make the arena available for other teams like the Maine Red Claws and for concerts. A Portland arena would cost $68.7 million and a Westbrook arena $63.1 million, paid for through bond financing, bank financing and private investment. He told the paper he plans to meet with county officials next week to discuss financing options. Snyder also said he commissioned his own study to retrofit and renovate the civic center and he believes it would cost $30 million to convert it to a convention center.
The newspaper reported that Snyder has pitched his proposal to officials in Portland and Westbrook; the Cumberland County commissioners; Brian Petrovek, the Pirates' CEO and managing owner; and Mark Maroon, vice chairman of the civic center's board of trustees. Portland economic development director Greg Mitchell told the paper the city needed more details on the project, while Petrovek said the Pirates are considering multiple options for a permanent home.
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Patrick
Guest
Also according to Mainebiz.com, in two months construction will be underway on Riverside street for a new warehouse to which New England Metal Recycling on Somerset Street in Bayside will move, thus freeing up the last of the City's major parcels for redevelopment in Bayside, and making that area much more attractive. The last step is getting E Perry out of there. I feel bad because he didn't choose where the city would focus its redevelopment efforts, but at the same time I definitely think there is absolutely NO way that place should stay in Bayside.
I believe the land where he is proposing Stroudwater Place is in both Portland and Westbrook and depending on what side of the lot he plans to build it on it would be in one city or the other.
I think E Perry would benefit from being out of the city and would have less operating hassles if it was out in an industrial park as far as space and ease of transportation go.
And I've never heard of 'New Port' until now but it sounds good to me. I will start referring to the area as that. Funny that this new port area is where the old old port originally was (India Street used to be the 'main street' on the peninsula).
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Patrick
Guest
Bayside trail has a nice looking stonewall in place for landscaping. The grass atop the dirt mounds has now grown in as well, making them appear to be actual hills. Public art should be nice once it is in place (but I suspect it will be some terrible piece of art, because most things that look nice are for some reason deemed not politically correct in this city). The Martin Luther King sculpture (if they are still planning on that) should be cool.
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Todd
Guest
Work on the Portland North line could begin this week. Has there been any decision as to where the other rail station will be in Portland? I think along commercial st and maybe Franklin Arterial were possibilities. I'm curious to see where it will go.
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Patrick
Guest
Hi Todd,
Could you please elaborate on your previous post. Where did you hear this and do you have a link?
From my understanding, Portland-North was a study being conducted by MDOT as to providing either BRT or commuter rail into Portland from its northern suburbs. I was unaware that a decision was actually made to go with rail over BRT. Was that recent?
Also, when you say construction could begin on the "line" could you be more specific. My understanding is that the line is pre-existing in all but a short stretch of commercial street, where the tracks would have to be re-installed. Were you referring to this activity, or refurbishing the pre-existing line?
Also, as I understand it, there were plans to put a train station in either Bayside, East Bayside (India) or along Commercial street, but I have no idea which location has been decided on, if any, and I haven't heard of any actual plans to implement any of the visions for future train stations. I would be very interested in hearing more about this if you have more to share.
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Patrick
Guest
Thanks for sharing anyway, always good to look for this stuff.
There has been interest in this parcel on Oak Street by more than one developer in the last couple of years, but I wish it was being considered for more aggressive development. The site is currently zoned for a building of up to 250 feet, which would accommodate a 20 story residential tower (assuming the footprint wasn't too narrow, which it may be).
http://www.ci.portland.me.us/planning/images/downtown.pdf
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Todd
Guest
I am referring to the extension of the Amtrak 's Downeaster line. There was an article about it on mainebiz.biz, as well as one of the iPhone applications that focuses on Portland news.
Perhaps I was confusing the Portland north project and the Amtrak downeaster line.
Perhaps I was confusing the Portland north project and the Amtrak downeaster line.
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Patrick
Guest
Thank you for clarifying, Todd.
The Portland North Project is a commuter rail study focusing on bringing people specifically into Portland. It would use a pre-existing line (I think it's called the mountain division line). The extension of Amtrak's downeaster line is a separate project, but it may very well utilize some of the same tracks. Specifically, there has been talk between the regional director of Amtrak and Portland's city council about building a smaller intown platform station on western commercial street to allow those visitors who wanted to experience downtown portland on foot to do so without having to first take a cab. The lines, I believe, would further be extended up to Brunswick, which would require laying tracks either through bayside (I don't think this will occur, because I believe the right of way was purchased and developed into student housing and a medical office building) or through commercial street (this would be interesting, because it would involve a train going straight through the tourist section like in the old days (those older tracks have since been torn up when the city widened commercial street a while back).
The Portland North Project is a commuter rail study focusing on bringing people specifically into Portland. It would use a pre-existing line (I think it's called the mountain division line). The extension of Amtrak's downeaster line is a separate project, but it may very well utilize some of the same tracks. Specifically, there has been talk between the regional director of Amtrak and Portland's city council about building a smaller intown platform station on western commercial street to allow those visitors who wanted to experience downtown portland on foot to do so without having to first take a cab. The lines, I believe, would further be extended up to Brunswick, which would require laying tracks either through bayside (I don't think this will occur, because I believe the right of way was purchased and developed into student housing and a medical office building) or through commercial street (this would be interesting, because it would involve a train going straight through the tourist section like in the old days (those older tracks have since been torn up when the city widened commercial street a while back).