Portland, ME - New Construction Continued

The neighborhood association is never completely in favor of anything.....they want feet on the street, but dont want the bay house developed. An empty parking lot with a fence around it is much worse than anything the bay house will bring to the neighborhood.
I say cheers to all three.....each one is a mixed use, multi level urban proposal. They may not be perfect, but each one is a hell of alot better than whats there now in my opinion
 
What's the Bayhouse going on now, five years? How can they sustain the financial hit they've taken over this project all this time? God, just let them build it. Now with all the new housing added to that area, do you think it makes more or less likely that the front lots across from the garage will get built?
 
What's the Bayhouse going on now, five years? How can they sustain the financial hit they've taken over this project all this time? God, just let them build it. Now with all the new housing added to that area, do you think it makes more or less likely that the front lots across from the garage will get built?

The thing is, the neighborhood groups only get involved really when the projects are big, and the projects are usually only big when proposed in locations where they have importance to more than just the neighborhood. India Street is equally as important as a regional urban center as it is as a neighborhood (and I say this as a former worker 'in the neighborhood' as well as someone who now enjoys visiting as a destination from 'outside the neighborhood'). It will be interesting to hear their thoughts on the matter at public hearing, and I think many of them will be good points, but as you said there is an inherent contradiction between the feet on street comments and opposition to multi-level projects. The Bay House wants to keep its utilities above grade last I heard. I would rather see the Sussman project redevelop what's there, because that sort of building stock is what attracts people to this neighborhood (while I'm ok seeing a vacant lot fill in with something bigger), but then again it's not my property.

The front lot was marketed as office space (five floors). Less likely to be built now, with the market saturated with empty space. Maybe as housing though? The Bay House is going on 7 years, actually. 2005 was the Village at Ocean Gate (mid-rise).
 
My biggest tiff with the Sussman project is that it's not really development--it's replacement. I'd be much happier with this very strange looking building if it was being proposed on vacant land....but it's not. It's proposing to demolish the structures that people associate with Portland. Portland must be sure not to lose the essence of what makes people want to invest here. The city has character, and while I wouldn't want to live in these structures, I wouldn't have moved to the Hill ten years ago either....now look at it. This is not Orlando.

Also, part of me wonders whether the ISNA's beef with the Bay House is that it's apartments, compared to Sussman's which is proposed as owner occupied units (condos). If anything, the Bay House matches the neighborhood, and Sussman's doesn't. How odd is it, also, that the Village at Ocean Gate transformed into the Bay House because it was too tall and dense and didn't fit the neighborhood, and now the Bay House is too tall? It's not growing. The neighborhood just isn't keeping track, and therefore may be its own worst enemy. We want feet on the street, but not new development (unless it's totally context inappropriate but owner-occupied) seems to be the message. Frustrating.
 
When Sussman first announced his plan to develop the Hampshire St area, it was said that he intended to develop an Arts themed project which would enhance the vitality of the area. The fact that its now just a condo building is kind of a let down. I was expecting something more original and exciting.
 
Thanks for the reply Patrick. I unfortunately do live in the Bronx. Hopefully back to Portland next year.
 
Thanks for the reply Patrick. I unfortunately do live in the Bronx. Hopefully back to Portland next year.

Well keep tabs on the WTC site for us and we'll trade secrets about Portland projects ;)

Isn't the Bronx gentrifying in certain places? I know it gets a bad reputation, but surely some of it is livable?
 
I visited Portland a few weeks ago, and wandered around the East India neighborhood for the first time. We had been to Duckfat before, but that was it--we visited the new coffee shop and produce market along the waterfront, and walked around the side streets. While Munjoy Hill is still probably my favorite neighborhood (I love the Rosemont market, coffee shop and collection of bars and restaurants among the tightly-packed wood-framed houses), East India seems like it has immense potential that is beginning to be realized.

What I don't get is why the neighborhood association says they're for "feet on the street", but offer only lukewarm reception for a mixed-use project with a major retail component while being very supportive of--at least from how it looks in the preliminary rendering--a rather bland, single-use condo project. Am I missing something?

What the area needs more than anything, Hugh Nazor, India Street Neighborhood Association secretary and treasurer, said is a phrase also used by Brown: "feet on the street."

They want greater population density, and they want the many empty lots in the neighborhood filled with residential buildings and commercial space.

The same leaders who are opposed to the Bay House project are more open to the two other projects that could start building this year.

The developers of the Hampton Inn, opened last year at 209 Fore St., have submitted site plans to the city for approval of a large, multi-use building that would fill the block between Middle, Fore, and India streets, next to the existing hotel, developer Greg Kirsh of Opechee Construction said.

The building would include 18 residential units, several retail spaces, and some offices, plus underground parking, Kirsh said. The plans are fully compliant with the plot's existing zoning, he said, and if the permitting process goes smoothly, the company hopes to break ground around Labor Day.

Neighborhood support for the building is lukewarm, but receptive.

Brown said she hasn't seen plans for the building, and Nazor said that neighbors are “breathing a half-sigh of relief that it’s not worse than it is.” The neighborhood has gone along with the plans, he said, but might have chosen another use for the space if there were a well-developed vision for development in the area.
 
I visited Portland a few weeks ago, and wandered around the East India neighborhood for the first time. We had been to Duckfat before, but that was it--we visited the new coffee shop and produce market along the waterfront, and walked around the side streets. While Munjoy Hill is still probably my favorite neighborhood (I love the Rosemont market, coffee shop and collection of bars and restaurants among the tightly-packed wood-framed houses), East India seems like it has immense potential that is beginning to be realized.

What I don't get is why the neighborhood association says they're for "feet on the street", but offer only lukewarm reception for a mixed-use project with a major retail component while being very supportive of--at least from how it looks in the preliminary rendering--a rather bland, single-use condo project. Am I missing something?

No, you're not. Everyone I've talked to says the same thing--to the point I wonder if there was a typo or misinformation there. How can you be fore an unattractive single use condo project that demolishes a block of pre-existing structures while you are against a mixed use structure which is proposed to be built on a vacant lot and which has been approved already (the condo project, on the other hand, needs a zoning change)? There are some amendments the mixed use project is seeking (I'm referring to the Bay House, not the Hampton-adjacent project), but it has been refined over years with the City and neighborhood, and now they still say they think it is out of scale. They should have seen the original project (and I say should have because clearly they weren't paying attention). The Portside phase II is one of the best looking structures this city has seen proposed in years, and is perfectly in line with the sort of place that Portland is known for. I really like it. I saw some renderings of additional angles of it (one is in the Portland renderings thread) at a conference I attended today (and at which I finally met Cneal).

I'm glad you like Munjoy Hill. It is a model for what other neighborhood centers can become. I think Rosemont has potential and I have heard some things, behind the scenes, that it definitely does. And speaking of cneal, I know he once proposed getting rid of the parking lot in Deering Center to build a structure there, which would be ideal for that neighborhood if done right. That would be an instant hot market, but it would have to be done sensitively. There are other niche markets, too, and India Street is one of them, but it should make sure it doesn't ruin what made it attractive in the first place (i.e., it shouldn't demolish existing houses to make a super condo block....that model almost universally disrupts urban continuity in terms of design and character).

Crema is a nice re-use of that structure, eh? Next time, try walking the eastern prom trail to the east end beach, watching the narrow guage rail go by, and ending up in Bayside (hopefully by way of a ped bridge across Franklin Arterial and into the new urban neighborhood proposed by Federated...)
 
http://munjoyhillnews.com/2012/05/1...t-plans-tentatively-to-planning-board-on-612/

I remember reading a week ago or so that the neighborhood would be very pleased by one of the retail spots in there. A grocer? It would have to be Rosemont but how many can they have in such a small area?

The developers won an award at yesterday's MEREDA conference for the Hampton/Portside, and this project already looks even better. Can't wait for it to materialize. Please sire, may I have another?
 
P.S. I saw the renderings for the Western Commercial Street offices, and they all look GREAT. Just wish they were in the Old Port.
 
Maybe the offices on west commercial st will encourage further development towards the old port in the future.....there is some potential between west commercial st and the old port
 
The new planning director is set to start July 9th.....his last position seems to refelect a pro- development state if mind.
Im curious to see what directipn he takes the city in and what new ideas he will cone up with.

Truthfully, Id like to see if he revives some old projects.....like Maine State Pier....?
 
The new planning director is set to start July 9th.....his last position seems to refelect a pro- development state if mind.
Im curious to see what directipn he takes the city in and what new ideas he will cone up with.

Truthfully, Id like to see if he revives some old projects.....like Maine State Pier....?

Well I think he'll be good. Former planner in Braintree so he knows what a city is at least. I believe he was also involved in extending the T to Davis Square in Somerville.

Unfortunately the MSP is ensnared in a political controversy and will not take shape in either of the forms it was previously proposed as.
 
Can anyone tell me if the planned renovations to the CCCC will actually bring larger acts or will it be a nice venue to watch hockey and Sesame street live? I've read about the plan, but can't seem to get a straight answer. I've also heard about the large outdoor concert on the east end this summer. Maybe this could be the future of large summer concerts for Portland. Image how great it would be attracting ten thousand plus people to the city a few times a year to see some major acts.
 
Can anyone tell me if the planned renovations to the CCCC will actually bring larger acts or will it be a nice venue to watch hockey and Sesame street live? I've read about the plan, but can't seem to get a straight answer. I've also heard about the large outdoor concert on the east end this summer. Maybe this could be the future of large summer concerts for Portland. Image how great it would be attracting ten thousand plus people to the city a few times a year to see some major acts.

The thought is that upgrading the amenities and loading space will make it more easy, and therefore more attractive, to bigger acts, but as to the number of seats (a big factor in determining which acts come here), I'm not sure--that seems to change. It is coming before the planning board soon, so more answers will be available then. The renderings are all online now.
 
******The Forecaster ran article in response to the Eastland's plans for Congress Sq....apparently Occupy Maine has an issue with the idea of a ballroom.



Occupy Maine sets sights on Portland's Congress Square Plaza
By Andrew Cullen
E-mail and share
May 29, 2012 9:10 am
Photo: Andrew Cullen / The Forecaster
Grace Braley, speaking at center, got a "temperature check" from members of the Occupy Maine general assembly meeting in Congress Square Plaza on May 23 while discussing her ideas to protect the park from being privatized. The neighboring Eastland Park Hotel has proposed buying the park from the city, with plans to use the space for a new ballroom.


Buy a Print
PORTLAND — Occupy Maine has set its sights on a new park, but this time members don't plan to inhabit it.

The loosely woven group began holding its general assembly meetings in public again last week, now in Congress Square Plaza. Its public visibility had been mostly limited to rallies against burgeoning student debt, President Barack Obama's fundraising visit to Portland, and other issues since the movement's eviction from Lincoln Park in early February.

The fate of the under-utilized park*at the intersection of Congress and High streets is up in the air after an announcement that the Eastland Park Hotel, which abuts the plaza, has approached the city with plans to purchase it and build a ballroom.

Members of the Occupy group spent much of May 23 cleaning the park and performing what one called "guerrilla gardening:" planting pansies, lilies, and daisies in planters that sit on the sidewalk between the road and the recessed, amphitheater-style park.

"This is a park that's seen a lot of neglect. We think it needs a little re-invigoration," said Laurie Dobson, a Kennebunkport resident who is active with the Portland-focused group.

The manual labor finished, a group of about 14 Occupy members sat down on the plaza's stage to discuss new and ongoing community projects. Others stopped briefly to listen and sometimes chime in.

The conversation quickly returned to the park itself, with all present seemingly in agreement that the potential privatization of a public space in the heart of the city should be actively opposed.

"It would not be a great thing for Portland to have the hotel fill this whole space," said Grace Braley, who asked the group for permission to speak for five minutes to air her ideas on protecting the park.

"This is totally what the Occupy group is all about, right here in the center of the city," said a man named Doug, who sat in on the general assembly meeting just long enough to speak briefly before leaving.

Braley and others discussed the possibility collaborating with more mainstream and established community groups, like the Parkside Neighborhood Association and some of the city's homeless advocacy organizations.*

"Keeping a ballroom from going up here, that's doable," Braley said.

"I want to (fight) it even if it's not doable, because it engages people," said Brian Leonard, with an eye toward making in-roads with the city beyond the still-small group of Occupy activists. "When we do stuff like this, I believe it builds community."

The hotel's proposal is an issue of "big money versus public interest" that city residents are taking real interest in, Parkside Neighborhood Association President Emma Holder said in a phone conversation last Friday.

Some argue that the park is an eyesore, mostly used for less-than discreet public drinking and as a daytime hangout for homeless people. The hotel's proposal is an economic opportunity not to be missed, they say.

Holder said the Parkside Neighborhood Association's board has not taken a stance on the issue, and that her interaction with the Occupy group has been limited to receiving emails from their members about the park, which she forwarded to the association's board.

Occupy Maine's interest in collaborating with others was welcome, Holder said, although she still feared that Congress Square Plaza would become a "flavor-of-the-week" issue for the group.

The park's revival could take considerable time and thought.

Despite a personal affinity for the plaza – Holder said she participated in a tango-dancing flash mob in the park in the past, and appreciates it as a place to watch the world go by with a cup of coffee – the solution may not be as black and white as the current public-or-private debate, she said.

"There is so much potential there," Holder said. "And it may be that the Eastland has the funds to sort of make that happen."

Andrew Cullen can be reached at 781-3661 ext. 100 or acullen@theforecaster.net. Follow him on Twitter: @ACullenFore.
 
“Bay House” Rental Project Goes to Planning Board Public Hearing June 12th; Former Site of Village Cafe

May 23, 2012 in Uncategorized | No comments

By Carol McCracken (Post # 1,143)

A principal of the Bay House project, Demetri Dasco, received a solid thumbs up from planning board members when he appeared before it yesterday afternoon for the purpose of bringing the matter to a public hearing before the board next month.

The original plan was approved in 2009 was for condominium units on the former Village Cafe restaurant. However, in the intervening years, money to finance such developments has dried up. So, the investors have decided to build rental units instead. However, Dasco emphasized that one of the two Buildings, Building 2, will become condominiums during the construction of the project.

This change in plans would result in the elimination of one level of on site parking and thus lowering the building height by approximately 6 feet, said Nathan Smith, attorney for the investors. The development would be comprised of 94 rental units rather than 82 condominium units. Parking spaces would be reduced from 145 to 84 for the rental units. There would be changes to the utilities as well.

Despite the best efforts of two India Street Neighborhood Association officers, Allison Brown and Hugh Nazor, the two were unsuccessful in derailing the project. Brown testified that she does not support the scale of the project. Nazor agreed that the project is too large and is not compatible with the neighborhood.

Developer Dasco thanked the city for sticking with them during this elongated process. “We had to modify our plan to have it go forward. We would immediately convert one building to condominiums from luxury rentals.” Planning board members said they were not concerned about scale compatability in the neighborhood and supported its placement on the June 12th planning board agenda.
 

Back
Top