Portland, ME - New Construction Continued

Nice find cneal, hope One Canal Plaza is one of the buildings he wants to add floors to. Might be tough getting approval for any height additions due to the Old Port location?
 
I was hoping it would be One Canal Plaza, too, which would give the city another high rise (close anyway). But, given the intent of livening up the plaza, perhaps an adjacent high rise is not the best bet? But it seems to not be an issue for One City Center and adjacent Middle Street Ped Alley (monument way). However, One City Center is designed differently, and if its back side (along Federal Street) abutted Monument Way, the story may (I don't know) be different. As far as the Old Port height limits are concerned, city planners and the council wisely drew the height restrictions around this property before stepping down to the Old Port restrictions, so the height limit here is 125 feet, or roughly 10 stories (12 residential). Each level, for the most part, of this building, is 12 feet tall, with one which is 16, so my estimate is that it is around 112 not counting the utilities at top, which means it is pretty close to being maxed out. That being said, however, I think there are exceptions made for building caps along Congress Street, and I am not sure if something similar is allowed in this height zone. Also, there are procedures for asking for more height. But, I think probably the economic value of the shorter buildings will be increased if their attractiveness is enhanced by better (taller) views. This building sold for $16 million in 2000, then $53 million in 2006, and in 2009 it was purchased at $22 million.
 
Has he made any mention of how many stories he would like to add?
 
Niiiiice. I was hoping him saying he wanted to improved that plaza wasn't just talk and that's exactly what I pictured. Huge waste of space as it is right now. Why they never put benches or something there is beyond me. It's also a bitch of a wind tunnel.
 
grittys457 said:
Niiiiice. I was hoping him saying he wanted to improved that plaza wasn't just talk and that's exactly what I pictured. Huge waste of space as it is right now. Why they never put benches or something there is beyond me. It's also a bitch of a wind tunnel.
Click to expand...

There is an interesting article on the design of urban plazas, written by Lynch (I forget the first name, Kevin maybe), and it basically examines the plazas in NYC and sees which ones were used and which were not, and from this draws conclusions for better design. Pretty much all of the suggestions from this article (which is pretty well known by experts) have been NOT used in Canal Plaza, which was built before they were issued. When this was built, it was standard practice to make these places look picturesque, but uninviting to pedestrians. In the Congress Square plaza, I was somewhat amused to see triangular pieces placed on top of one of the planters, which looked like the same idea as when people try to keep pigeons away, but only to prevent people from sitting on it.....but one of the best approaches to park design is to have the functionality of things like planters double as seats, so people can grab a coffee and meet up with friends and sit and relax and people watch there. Congress plaza has been cited as a failure mainly because it is too successful at attracting bums....but that isn't a problem of the plaza, its one of the surrounding area. Anyway, I was hoping Solely wasn't just saying he had plans to improve the place, and now I am glad he is actually doing something about it. He has even looked into fixing that large parking lot behind One Canal Plaza, near Fore Street, as well. http://www.shinbergconsulting.com/current_projects/


P.S. - 202 Kennebec Street, where the ugly warehouse by the post office is as you go through bayside, is being demolished and a new warehouse built in its place. I always thought this was a prime location for a new landmark building, not another warehouse.
 
Is 202 Kennebec the Asia West building? I agree that would be a prime location for a landmark, building and not a ware house.....I was under the impression that they were trying to move industrial type buildings out of this neighborhood, for what was supposed to be urban style mixed use projects. A warehouse is missed oppurtunity.
 
Its not the building I thought it was....but seeing the picture of it, its in pretty dismal shape. I think a warehouse is the worst use of this land, I would hope some there is something that can put a plan like this on hold. First Walgreens, now a new warehouse?
 
Todd -- couldn't agree with you more. I'll have to look at the zoning, but I am almost positive that there are minimum height restrictions in this neighborhood of 3 stories to keep warehouses and other sprawling land uses OUT of this district. I can't picture a 3 story warehouse, but then again I guess I can because that's basically what the Old Port used to be full of before they became shops. This is a landmark/gateway location, and I don't think anything should be put there unless it is something nice. Probably one of the best opportunities in the neighborhood. I would rather the current building stand instead of be replaced or scrapped for a vacant lot. Vacant parcels are the bane of urban places. Better an ugly warehouse that defines the street than no street definition at all. And you are right Todd, the plan is to replace the industrial uses with urban style development, but to date that has been a failure. The Bayside trail has been scaled back, the developments all fell through along it, Walgreens opened up, the student housing flopped in a year, and Intermed faces downtown instead of away from it (which makes it a difficult sell as a gateway location, unless they meant gateway to suburbia). Also, the large grassy areas along the sidewalk on marginal way are unattractive and suburban, although they may just be holding areas for later street expansion for light rail (which a planner told me the street is built to accommodate). Interestingly, the idea of setbacks first originated so streets could later be widened....Bayside seems to have used this idea along Marginal in a way that tries to look urban by placing the sidewalk next to the building rather than both next to the street. This warehouse development must be stopped in its tracks.
 
I have stopped really following development news in the paper because it is so slow paced, but I managed to miss the Soley plan because of it (until I read it here) and I also managed to miss that the land in Bayside recently purchased by the Federated Companies of Miami, Fl was desired by UNE to build a dental school, housing, and a parking garage on a smaller portion of the site.

http://www.pressherald.com/opinion/...ax-rolls_2011-06-04.html?pageType=mobile&id=4

This plan, it seems, would have been far superior. Why? Because the student housing across the street could have then actually have been used by, what do you know, students! And not just students, professional students! The type of people that have money and demand culture of places, i.e., positive people not merely party animals (as I understand was previously the case at the Bayside Student Village). Also, the gym nearby would have been perfect for a student population, even busy dental students. Moreover, a dental school likely would have been a national institution, drawing people here from across the country or at least region, instead of local students (which I think adds to the diversity of a place markedly). Also, consider that in lieu of taxes to the city, the school would have provided community dental care at reduced fees....anyone see an opportunity in THIS neighborhood? The people that live around there most likely can't afford good dental plans, and this would have therefore been a direct asset to the community in more than just a land development sense. Also, as these folks (the dental students) would walked through cumberland ave and surroundings en route to the Old Port (as they know doubt would on a regular basis), that section of town would almost have to have cleaned up, with more eyes on the street and more of a stable population to support local businesses. Students are good for downtowns. Moreover, the rest of the bayside site could have been saved for more commercial use, and any company like federated could still build the same amount of space, in taller buildings, resulting in the same taxes to the city as if it builds relatively low rise (5 stories) across the sites. Also, if anyone has seen the new pharmacy school of UNE, that place knows how to build buildings in a tasteful manner. Federated's portfolio is questionable for the most part, although I haven't seen any concrete proposals for Portland.
 
I emailed Federated Companies about their plans for the site and expressed concerns for the designs and how that might fit in with the vision of the neighborhood. Haven't heard anything yet, but I'll certainly share the response when I hear back.
I strongly advocated for a mixed use urban design, with some height, and used some past but failed proposals as examples.

Hopefully, UNE will find space in the Bayside area, I would say you are right Patrick about how that would contribute to the nieghborhood and vitality. Maybe one of those warehouses?? LOL!!
 
http://www.portlandmaine.gov/planning/pbmemocanalplazacondzone.pdf

Looks like they're just filling in around the tops so yeah it's adding height but not really. This will be such a huge improvement if they get this done.

I saw the Pavillion next door is leased......again. Maybe if they get canal plaza on the up and up, that will come along too.

On a smaller note, I see they're building some new entrance into the Fore street garage next to five guys.
 
Adding an extra floor to both structures will be an improvement if integrated properly. Curious to see if they plan on using the same materials to blend with the current exterior or if it will be some sort of glass/brick addition? It always annoyed me that One Canal Plaza was only 9 floors on the Middle Street side and 10 levels on the sides and rear portion. Looks like the mechanical portion of the roof will still poke up about 5 feet in the center of the roof over the actual floor level?

grittys, I was told that the modest addition to the corner of the Fore Street Garage is going to be an enclosed ATM for one of the Maine based banks, I am guessing Bank of Maine which would make sense with their new arrival at 2 Canal Plaza. I think it might even be the same contractor that did the new entrance for them at 2CP.
 
I think it looks like the addition is going to be one story but will actually be about two stories tall. The contract zone applied for requests increasing the maximum height here to 150 feet which is the city's second tallest zone, and this may set a precedent for other structures in the area (including those which may be built on the large surrounding parking areas to the west). It is nice to see some reinvestment not just in the smaller shops but also in large corporate buildings like this in the downtown too. Would be nice if that dinning space was open to everyone, not just an executive club, but I can imagine the exclusivity making the building more marketable to the big firms up there.
 
http://www.portlandmaine.gov/planning/hpmemo188middlestreet.pdf

Urban Outfitters taking over the old Pavilion spot. I think that is huge news for numerous reasons.

1. Finally filling the most prime location in the old port that nobody wanted to rent out.

2. A retail place with a national name that will attract the tourists and kids that are already in that area walking around. Sure tourists buy lobster ceramic phones but rarely do you see them with clothing bags like you do in other cities.

3. The ability to pull some people that would only go to the mall to that area. Kids will make their parents bring them down there and hopefully try out a lunch spot or other places they would never touch.

4. With the hopeful renovations and additions at Canal Plaza, really liven up a bland block that led from the edge of monument square to the old port.
 
*** Some news about the Cumberland County Civic Center....more talk about potential renovations....Originally posted in The Forecaster...


Committee considers $33M for Cumberland County Civic Center renovations
By Emily Parkhurst
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Jul 12, 2011 11:20 am
PORTLAND — The Cumberland County Civic Center may get a face-life if voters approve a bond issue likely to appear on the November ballot.

The Civic Center Building Committee has been working with Portland architecture firm SMRT Architects on a plan to renovate the 35-year-old Civic Center, home of the Portland Pirates.

At a building committee meeting Tuesday morning, the renovation was estimated to cost $33 million.

Discussions centered around required upgrades, such as Americans with Disabilities Act-mandated wheelchair-accessible seating; replacement of all the facility's seats; and improvements that would help attract performers, such as more vendor space, more women's restrooms and higher-priced exclusive seating.

"They've been addressing ways to make the Civic Center more attractive to acts, and to the Pirates," Cumberland County Manager Peter Crichton said.

One of the things the committee is addressing is the Pirates' request for premium seating, which the team could sell to businesses that use the seats to treat clients and business partners, Crichton said.

Current plans include a $2.4 million Captains Club at the southwest corner of the building, with private access and upgraded seats.

The building committee initially considered a proposal to add up to 120 loge seats, which would include a refrigerator every three seats, counter space and more of a club atmosphere, but that would have required a net loss of up to 80 standard seats.

The Captains Club would result in fewer lost standard seats and could potentially remove up to 500 hockey fans from the concourse during games.

The premium seats could be a way to generate revenue to help offset some of the renovations, Crichton said.

Renovation plans also include updates to the visiting team lockers and changing room facilities.

When asked if he was concerned about the Pirates' devotion to staying in Portland, after rumors circulated last year the team might leave the area, Crichton said the renovations are important regardless of the team that uses the facility.

"No matter who we have as a team, there's going to be this kind of situation going on," Crichton said. "The Pirates are looking at their bottom line and wanting to make enough to support their team, but we recognize this is a public facility."

During Tuesday's meeting, Pirates owner Brian Petrovek estimated each loge seat would have generated $2,500. But other building committee members were concerned about the Civic Center's ability to sell those seats for other events.

The building committee also discussed earlier proposals to expand the loading dock area on Center Street, so events could get in and out of the building faster.

"This loading dock in its current condition does not seem to impact our ability to attract events," Civic Center board Chairman Neal Pratt said.

Including the loading dock would cost an estimated $1.75 million.

Architect Paul Stevens said the loading dock could be included later, if bids come in lower than expected, or completed at another time without having a negative impact on day-to-day operations of the Civic Center.

"In terms of dealing with the city of Portland, that's the most complicated piece," Stevens said. "That dialog hasn't happened yet."

The committee and architects will be holding a series of public hearings around the county to get feedback about what the public would like to see in the renovations.

Meetings will be held July 18 at 6 p.m. at the broadcast studio adjacent to Jordan Small School in Raymond; July 21 at 6 p.m. at the Freeport Town Hall; and July 26 at 6 p.m. at Scarborough Town Hall.

The building committee will meet again after the public hearings and make its recommendation to the County Commissioners, who will decide the final wording of the bond referendum that will go to voters in November.

Emily Parkhurst can be reached at 781-3661 ext. 125 or eparkhurst@theforecaster.net. Follow her on Twitter: @emilyparkhurst.
 
If we added up all the money on studies spent on building and renovating, we could have already built one.

I'm okay at this point with just renovating it since a new one is a pipedream but they have to show us a freaking picture at some point of what it could look like. People need to have an idea and something to get excited about.
 
33M price tag with no increased capacity, a total joke in my opinion and I hope the county votes it down in November. We have been teased with so many plans and studies during the past decade and this is the best they can come up with? And we will still be looking at metal braces on the exterior that were put there to provide added support for the roof!
 
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