Portland, ME - New Construction Continued

[FrankLloydMike]

My girlfriend and I went up to Portland this past weekend--my first time in the city in nearly two years and the first time since knowing of this site. I just wanted to reiterate how much I enjoy Portland on so many different levels. We stayed on the edge of the peninsula, near the ballpark, and hopping a ride on the Metro into town for dinner and beers was incredibly easy and convenient.

Along the mile or so into town, there were clear nodes and neighborhoods, all urban and vibrant, but all different. The same was true past Monument Square with the shops and restaurants on Munjoy Hill with their own vibe, distinct from the brick neighborhoods west of downtown. What I love is how the downtown feels a bit like a small Boston or Cambridge (Congress reminds me a lot of Mass Ave in Cambridge in terms of development patterns), the Old Port feels like a slightly less quaint Portsmouth, and then both are surrounded by neighborhoods populated with more locally focused shops, cafes and bars that still seem to attract plenty of foot traffic. It'll be neat to see Bayside develop in probably a more modern fashion, which I think will be a great addition to the city.

We did a tour of the Allagash brewery, which is itself an interesting building, and it was the first time I had ventured too far off the peninsula. It became clear, then, why Manchester has such a higher population--whereas the peninsula feels much more urban, dense and compact than much of downtown Manchester, the outlying neighborhoods become low-density and suburban much more quickly than Manchester's, which remain pretty dense for several miles.

Still, in terms of creating an attractive, multidimensional downtown (something Manchester has improved upon greatly in the last decade or so); offering efficient and convenient public transit (and bike lanes); and especially in attracting young people and professionals to live in city center neighborhoods, Manchester could learn a lot from Portland. There are plenty of differences--different history, development patterns, industry (Manchester will never be a major tourist destination)--but Portland sets a good precedent for a city of roughly Manchester's size to become an increasingly attractive place to live, work and visit.

 

[Patrick]

My girlfriend and I went up to Portland this past weekend--my first time in the city in nearly two years and the first time since knowing of this site. I just wanted to reiterate how much I enjoy Portland on so many different levels. We stayed on the edge of the peninsula, near the ballpark, and hopping a ride on the Metro into town for dinner and beers was incredibly easy and convenient.

Along the mile or so into town, there were clear nodes and neighborhoods, all urban and vibrant, but all different. The same was true past Monument Square with the shops and restaurants on Munjoy Hill with their own vibe, distinct from the brick neighborhoods west of downtown. What I love is how the downtown feels a bit like a small Boston or Cambridge (Congress reminds me a lot of Mass Ave in Cambridge in terms of development patterns), the Old Port feels like a slightly less quaint Portsmouth, and then both are surrounded by neighborhoods populated with more locally focused shops, cafes and bars that still seem to attract plenty of foot traffic. It'll be neat to see Bayside develop in probably a more modern fashion, which I think will be a great addition to the city.

We did a tour of the Allagash brewery, which is itself an interesting building, and it was the first time I had ventured too far off the peninsula. It became clear, then, why Manchester has such a higher population--whereas the peninsula feels much more urban, dense and compact than much of downtown Manchester, the outlying neighborhoods become low-density and suburban much more quickly than Manchester's, which remain pretty dense for several miles.

Still, in terms of creating an attractive, multidimensional downtown (something Manchester has improved upon greatly in the last decade or so); offering efficient and convenient public transit (and bike lanes); and especially in attracting young people and professionals to live in city center neighborhoods, Manchester could learn a lot from Portland. There are plenty of differences--different history, development patterns, industry (Manchester will never be a major tourist destination)--but Portland sets a good precedent for a city of roughly Manchester's size to become an increasingly attractive place to live, work and visit.

Thanks for your insight. I think it is important to remember that not too long ago, Portland "would never become a tourist destination." The City was industrial, slummy, and vacant...now it is the opposite. I think Manchester could do the same thing, and I get the feeling you do too, even if it has its obstacles. That's what's so exciting about planning cities. I'm glad you enjoyed your stay and, yes, Portland is very suburban off the peninsula, but Deering Center and Montrose have the tiniest flare of urban neighborhoods going on in them, both miles out of downtown.

 

[Corey]

Interesting observations, FrankLloydMike. I was recently thinking about the different neighborhoods in Portland and wondering if visitors pick-up on the different areas. I agree with the comparison to Mass Ave in Cambridge. I've imagined that the Portland peninsula would be a pretty hip neighborhood if it was transplanted inside of Boston. Anyhow, I'm glad you enjoyed your visit!

New development related - Ocean Gateway mega-birth progress:

 

[Patrick]

Interesting observations, FrankLloydMike. I was recently thinking about the different neighborhoods in Portland and wondering if visitors pick-up on the different areas. I agree with the comparison to Mass Ave in Cambridge. I've imagined that the Portland peninsula would be a pretty hip neighborhood if it was transplanted inside of Boston. Anyhow, I'm glad you enjoyed your visit!

New development related - Ocean Gateway mega-birth progress:

Thanks Corey. I know this is kind of going against the prevailing wisdom these days, but I've always kind of thought it would be good if they just got rid of that housing project on the south of Munjoy and replaced it with more traditional housing. My understanding is that it was at one time part of the traditional fabric of the Hill, but then it was developed, probably in the 1980s, into this grassy suburban area, which is now essentially a housing project. It is very insular and poorly designed, and that area has potential to be more.

Speaking of Portland neighborhoods, ever since I read a post by--Cneal I think it was--saying that the parking lot next to Longfellow should be transformed into a new development, I've kind of thought Deering Center, where I grew up for the most part, could be a pretty hip neighborhood. It already is, to an extent, but it could really be a great little micro urban village like it probably used to be. The density of that area, by the way, is 8,000 per square mile (for comparison, the city average is about 3,500 or so per sm, and the west end is about 23,000 per sm, although only half a square mile in the census block), no doubt because of the street car line. It is obvious where the streetcars stopped running because the land use patterns immediately change.

 

[FrankLloydMike]

Thanks for your insight. I think it is important to remember that not too long ago, Portland "would never become a tourist destination." The City was industrial, slummy, and vacant...now it is the opposite. I think Manchester could do the same thing, and I get the feeling you do too, even if it has its obstacles. That's what's so exciting about planning cities. I'm glad you enjoyed your stay and, yes, Portland is very suburban off the peninsula, but Deering Center and Montrose have the tiniest flare of urban neighborhoods going on in them, both miles out of downtown.

That's a good point about Portland cleaning up and becoming a tourist destination. The same is true of Portsmouth, which I'm told was a much grittier place 30 years ago. Still, Manchester lacks the natural attractions (the sea, beaches, mythology of coastal Maine) that Portland and even Portsmouth have, so I don't see it becoming a big tourist destination. That's not to say that it can't be a great place to live and work, and become a bit more of a draw for visitors. I see Manchester remaining much more of a day trip, whether for museum-goers or sport spectators, but I think the city could do much more to position itself as a jumping-off point for much of northern New England (given it's geographic location, I'd love to see the city dropped the lousy "Birthplace of Your American Dream" slogan for something more like "Gateway to Northern New England" or "the Heart of New England"). It could also do much more to capitalize on the natural draws it does have--get some kayaking and canoeing going above and below the Amoskeag Falls, promote boating at Massabesic and hiking nearby at Uncanoonuc and the hills to the west. Still, I think Portland and Portsmouth have been able to use their tourism base both as a motivating reason to revitalize the city and as a draw for businesses and residents. I think Manchester will probably need to find something a bit different to build on.

I didn't make it out to Deering, but we drove down Forest Ave and stopped at the Great Lost Bear, and it looks like there's some semblance of an urban center around Forest and Woodford. Is this Woodford Corner? I think I recall some discussion awhile back about upgrading Forest Ave, as well as staggering more frequent bus service along that corridor. It seems like those things could really stitch that area together and connect it with the peninsula pretty easily.

Interesting observations, FrankLloydMike. I was recently thinking about the different neighborhoods in Portland and wondering if visitors pick-up on the different areas. I agree with the comparison to Mass Ave in Cambridge. I've imagined that the Portland peninsula would be a pretty hip neighborhood if it was transplanted inside of Boston. Anyhow, I'm glad you enjoyed your visit!

Riding up Congress reminded me a lot of riding the #1 bus up Mass Ave--various nodes or squares with a bunch of businesses clustered and greater density, separated by more residential stretches peppered with businesses. It seems like a great street. Just to make the comparison again, I think Manchester's grid system is less conducive to this sort of street and creation of squares and nodes. There are clusters of greater density and nice streets throughout the city, but there aren't really any major streets with the long continuity and patterns of Congress, and development is spread out a bit more. I think the closest street to Congress in Manchester is actually Main Street on the West Side, which is not part of the grid, and which meanders the entire length of the urban part of the West Side. Unfortunately, urban renewal cleared the two major nodes and the best architecture along the path, but I think you can still feel the patterns as you go along it if you pay attention. That gives me hope that it can be restored and rebuilt in some fashion in the future.

One more thing, just to compare Portland to Boston, is how much more aware you of the sea, the water, the port and all that in Portland than you are in Boston. I think it owes a bit to Portland's hillier geography, but it's also due to the efforts and attitudes of the city.

 

[Corey]

Thanks Corey. I know this is kind of going against the prevailing wisdom these days, but I've always kind of thought it would be good if they just got rid of that housing project on the south of Munjoy and replaced it with more traditional housing. My understanding is that it was at one time part of the traditional fabric of the Hill, but then it was developed, probably in the 1980s, into this grassy suburban area, which is now essentially a housing project. It is very insular and poorly designed, and that area has potential to be more.

I agree. I believe that housing project is all part of "Munjoy South." I don't know if it's considered public/subsidized housing, but I believe there are income restrictions if I recall from my days spent apartment-hunting on craigslist. Besides being very ugly buildings, taking up a lot of prime land and disturbing the street pattern, they also cut off that part of the hill from the increasingly developed Eastern Waterfront. I imagine this was once a very undesirable place to live, since the Grand Trunk rail yard and related operations (those huge grain elevators) were between these lots and the water. But now-a-days if a decent neighborhood, similar to the rest of Munjoy Hill, was built here it would be quite desirable.

...that the parking lot next to Longfellow should be transformed into a new development, I've kind of thought Deering Center, where I grew up for the most part, could be a pretty hip neighborhood. It already is, to an extent, but it could really be a great little micro urban village like it probably used to be.

The parking lot next to Longfellow books in Monument square? That would make an excellent spot for something other than a parking lot especially since there is a parking garage right next to it. It's a small lot but I'd love to see more small scale buildings that fit in with their neighbors.

I like what I see when I visit the Deering area. If I was looking for a house and/or somewhere to raise a family, I would strongly consider somewhere out there. I can't find a link to it at the moment, but I think there was a book published recently about the history Deering, which I have heard was once it's own town/city.

 

[Patrick]

I agree. I believe that housing project is all part of "Munjoy South." I don't know if it's considered public/subsidized housing, but I believe there are income restrictions if I recall from my days spent apartment-hunting on craigslist. Besides being very ugly buildings, taking up a lot of prime land and disturbing the street pattern, they also cut off that part of the hill from the increasingly developed Eastern Waterfront. I imagine this was once a very undesirable place to live, since the Grand Trunk rail yard and related operations (those huge grain elevators) were between these lots and the water. But now-a-days if a decent neighborhood, similar to the rest of Munjoy Hill, was built here it would be quite desirable.

The parking lot next to Longfellow books in Monument square? That would make an excellent spot for something other than a parking lot especially since there is a parking garage right next to it. It's a small lot but I'd love to see more small scale buildings that fit in with their neighbors.

I like what I see when I visit the Deering area. If I was looking for a house and/or somewhere to raise a family, I would strongly consider somewhere out there. I can't find a link to it at the moment, but I think there was a book published recently about the history Deering, which I have heard was once it's own town/city.

Yeah, I am pretty sure Munjoy South is all housing project, with either income restrictions or essentially only rented to people with vouchers. I can't say for sure, but I know someone who lived there. The street pattern disruption is key to overcome for that place to ever really integrate well with its surroundings. It does have walkways throughout, but they are pretty much just used by tenants. I think that place was actually market rate when built. The buildings aren't really ugly in my opinion, just out of context. Very suburban site layout, as well. Inside, the buildings are actually pretty decent, with hardwood flooring and two levels per unit. Speaking of the Grain Elevator, that is the tallest building, including Franklin Towers, that the city has ever had.

I was referring not to Longfellow Books, but to Longfellow Elementary, which has a large teacher parking area on its side, which abuts right up against an urban center for Deering Center. There is a mixed use area there with a restaurant, convenience store, retail, housing and other shops. It would be a prime area to build an extension of that area on. Deering was at one point its own town, and it went right up to the beginnings of the peninsula. I think the Deering family owned a farm located where USM's Portland campus is today.

 

[Patrick]

That's a good point about Portland cleaning up and becoming a tourist destination. The same is true of Portsmouth, which I'm told was a much grittier place 30 years ago. Still, Manchester lacks the natural attractions (the sea, beaches, mythology of coastal Maine) that Portland and even Portsmouth have, so I don't see it becoming a big tourist destination. That's not to say that it can't be a great place to live and work, and become a bit more of a draw for visitors. I see Manchester remaining much more of a day trip, whether for museum-goers or sport spectators, but I think the city could do much more to position itself as a jumping-off point for much of northern New England (given it's geographic location, I'd love to see the city dropped the lousy "Birthplace of Your American Dream" slogan for something more like "Gateway to Northern New England" or "the Heart of New England"). It could also do much more to capitalize on the natural draws it does have--get some kayaking and canoeing going above and below the Amoskeag Falls, promote boating at Massabesic and hiking nearby at Uncanoonuc and the hills to the west. Still, I think Portland and Portsmouth have been able to use their tourism base both as a motivating reason to revitalize the city and as a draw for businesses and residents. I think Manchester will probably need to find something a bit different to build on.

I didn't make it out to Deering, but we drove down Forest Ave and stopped at the Great Lost Bear, and it looks like there's some semblance of an urban center around Forest and Woodford. Is this Woodford Corner? I think I recall some discussion awhile back about upgrading Forest Ave, as well as staggering more frequent bus service along that corridor. It seems like those things could really stitch that area together and connect it with the peninsula pretty easily.



Riding up Congress reminded me a lot of riding the #1 bus up Mass Ave--various nodes or squares with a bunch of businesses clustered and greater density, separated by more residential stretches peppered with businesses. It seems like a great street. Just to make the comparison again, I think Manchester's grid system is less conducive to this sort of street and creation of squares and nodes. There are clusters of greater density and nice streets throughout the city, but there aren't really any major streets with the long continuity and patterns of Congress, and development is spread out a bit more. I think the closest street to Congress in Manchester is actually Main Street on the West Side, which is not part of the grid, and which meanders the entire length of the urban part of the West Side. Unfortunately, urban renewal cleared the two major nodes and the best architecture along the path, but I think you can still feel the patterns as you go along it if you pay attention. That gives me hope that it can be restored and rebuilt in some fashion in the future.

One more thing, just to compare Portland to Boston, is how much more aware you of the sea, the water, the port and all that in Portland than you are in Boston. I think it owes a bit to Portland's hillier geography, but it's also due to the efforts and attitudes of the city.

I still think anywhere can become a tourist attraction---even though Portland has the ocean, how many people come here for that? They come here for the Old Port, from which you can't even see the ocean. And the Port is very inaccessible to pedestrians. There is no waterfront walkway that is public, and there is an abundance of parking on the waterfront...people come here for the shops and mostly restaurants....they go to beach towns and islands for the ocean...places up the coast are much more ocean-tourism oriented. That being said, Portland does benefit from this tourist flow on their way to other places, and it doesn't hurt saying we are a coastal city....but I think people visit cities for the city, not so much where it is. Maybe more work is necessary for Manchester to do it, but I think it can be done.

That area is Woodford Corner. That is also the area where a mayoral candidate, with whom I spoke today, has plans to promote the beginnings of a streetcar line, down toward downtown, with the college on its route, and into the city center.

 

[Corey]

I think someone had mentioned that this old warehouse building on Kennebec Street was going to be replaced with some sort of newer warehouse building. The removal of the old building has commenced:

Also I took this photo of the Hampton Inn last weekend, looks interesting with the low flying clouds and therain :

 

[Patrick]

I think someone had mentioned that this old warehouse building on Kennebec Street was going to be replaced with some sort of newer warehouse building. The removal of the old building has commenced:

Also I took this photo of the Hampton Inn last weekend, looks interesting with the low flying clouds and therain :

Whoa, nice photo! What are the effects you used to make it look like that? I think the use of "warehouse" should be prohibited in Bayside. This is a PRIME area of entrance to the downtown, and as such is fitting only for a gateway structure. The zoning had plenty of time to ensure that happened, but somehow this gets through? This can't be an expansion of a pre-existing use because it is totally new.

 

[Portlander]

Great photo of the Hampton Inn Corey, now get to work on the Jetport expansion : )

 

[Corey]

Thanks guys! I'll get out to the Jetport someday for photos. I want to take some photos looking downtown from the parking garage.

Pierce Atwood snapshots from today:

And here is the original of the photo that I posted above. I only adjusted the contrast and upped the colors a bit. The sky was rather photogenic due to some low flying clouds:

 

[grittys457]

Dammit Corey, I gave you all the time in the world to take a picture of me today but you didn't pull the trigger!

I was getting in my car then slowly driving off early this morning on Exchange street. There were some asian tourists going by on the sidewalk.

someday....someday I'll get in one of those pics.

 

[Portlander]

Corey,

There is an open house for the public on Saturday, October 1st from 9-12 AM at the Jetport for the unveiling of the new terminal expansion. It will be a photo taking extravaganza for you with opportunities to shoot some interior views along with your usual excellent outside shots. See you there! Patrick, are you planning on attending?

 

[Portlander]

I am all for the re-use and renovations to older, distressed structures. However, Pierce Atwood's new headquarters, though improved considerably is still butt ugly. It has now surpassed 511 Congress Street as the least attractive significant building in downtown Portland in my opinion. Never gave it much consideration previously due to it being mostly vacant!

 

[Corey]

Dammit Corey, I gave you all the time in the world to take a picture of me today but you didn't pull the trigger!

I was getting in my car then slowly driving off early this morning on Exchange street. There were some asian tourists going by on the sidewalk.

someday....someday I'll get in one of those pics.

Hah, almost! I was waiting for the tourists to walk in front of The Thristy Pig. I like taking photos of restaurant exteriors for Google Place Pages/Yelp/Urban Spoon. Here's what got instead:

There is an open house for the public on Saturday, October 1st from 9-12 AM at the Jetport for the unveiling of the new terminal expansion. It will be a photo taking extravaganza for you with opportunities to shoot some interior views along with your usual excellent outside shots. See you there! Patrick, are you planning on attending?

Nice, I will definitely try to make it out for that.

 

[MonopolyBag]

Scooter pic is sick.

 

[Patrick]

Corey,

There is an open house for the public on Saturday, October 1st from 9-12 AM at the Jetport for the unveiling of the new terminal expansion. It will be a photo taking extravaganza for you with opportunities to shoot some interior views along with your usual excellent outside shots. See you there! Patrick, are you planning on attending?

I would definitely like to attend.

 

[Matt68]

Simply awesome picture of Hampton Inn Corey - Thanks

Matt

 

[Corey]

The new mega-berth at Ocean Gateway in action: