Portland Square Redevelopment | Portland

[TC_zoid]

This plan appears wise and realistic. The empty lot in Portland Square should have something at least 300 feet in height. Creating zones with varying heights ensures better or enhanced architectural results for a city. One that I can immediately think of is Boston's Seaport District. True, it has been limited in height because of the affected flight path to Logan, and so now it's a variety of 20ish story buildings of interesting forms and shapes. Try to go down this summer and walk around. It's a dynamic and unique feel because of the lower limited height, and yes, the many different design shapes competing for attention. While in the immediate area, it's easier to take the whole in when it's shorter. (The Burj Khalifa is more impressive from a distance.)

This build will be primarily lab space with an indoor running track on the top floor!
https://archboston.com/community/th...tower-massport-parcel-a2-seaport.5732/page-21
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[Portlander]

No news but a nice perspective of Portland Square from late 2022 with "The Casco" just about topped out. Could the TD Bank signage be any smaller? I never realized there was an outdoor patio on the 6th floor of 2PS? LoopNet photo

 

[TC_zoid]

I was bar hopping last night and there is substantial scaffolding being piled up on the southern side of the 7 story building. Facelift coming? Substantial new look?

 

[Portlander]

Could be a complete exterior cleaning seeing the building is well over 30 years old and I don't remember it ever being done.

 

[NR2Portland]

Any updates with this project but more importantly, the recode process that has been talked about in this projects chat. I know it was mentioned October would be a big month for the recode/height increase process. If anyone knows anything it would be great to be filled in!

 

[Max]

Any updates with this project but more importantly, the recode process that has been talked about in this projects chat. I know it was mentioned October would be a big month for the recode/height increase process. If anyone knows anything it would be great to be filled in!

I believe the last proposal for these properties was entirely abandoned. I did notice recently they invested in some new signage for the parking lots, which doesn't seem like a great sign if you're hoping for redevelopment. Recode only needs approval from the City Council to take effect. The Portland Square lots will be zoned for heights of 325 feet, I believe.

 

[Dr. StrangeHat]

I highly doubt anything will be even proposed until the recode is finalized. If they're planning anything of height, they probably know that there will be public outcry like there always seems to be in Portland when tall buildings are proposed. The recode has been mostly under-the-radar to the public, so why bring attention to it and potentially impact its approval?

 

[Cosakita18]

During the first City Council workshop for ReCode, some Councilors asked how 325 feet was settled on, but seemed overall supportive of the changes in height downtown. If all goes well, ReCode will be adopted and go into effect sometime in January.

It's also worth noting that the 325 foot height doesn't include the 40 ft. Architectual cap allowance nor does it factor in the 20 ft affordable housing bonus, so theoretically a building could have a final height of +/- 385 ft.

The only FUNCTIONALLY BUILDABLE lots zoned for 325 ft. are the Portland Square lots. All the rest are existing buildings that would take a significant amount of time and capital to redevelop ( One and Two Monument Square, One City Center, 201 Federal) It will likely be some time before we see a new proposal come forward. Honestly, given that this site is owned by a multi-state holding company, I wouldn't be surprised if the owners are only vaguely aware that their lots are getting significantly upzoned.

 

[NR2Portland]

This is a pretty awful sight. Re-paving a massive downtown parking lot that is hopefully going to be zoned for a building of 325 feet… when I saw the vehicles I was hoping it was some type of site work for a building!

 

[PWMFlyer]

The new building was supposed to be under construction and finished by now. So with no building plans, the lot needed to be resurfaced. Until the recode is set in stone, it's a waiting game.

 

[ME101]

I know little on the overall ReCode, but it seems like it includes rezoning for the entire city, on multiple neighborhoods - a recipe for disaster in Portland. People will not want a multi-family built in their singe family neighborhood, so most people will vote no (I think someone shared the PPH comment sections that were not favorable to say the least). This really should be be isolate to this downtown core. Or maybe a variance given to these specific lots. Does anyone know if that is the case with the ReCode, that it includes a much wider scope than just this downtown area?

 

[lunardinosaur]

Yeah, its the whole city, as it should be. Honestly most of the changes are very minor.

 

[mainejeff]

How many stories is 325 feet again?

 

[cneal]

People will not want a multi-family built in their singe family neighborhood, so most people will vote no (I think someone shared the PPH comment sections that were not favorable to say the least).

The City Council already approved 4-family homes for the entire city last year – it wasn't controversial. A new state law basically requires cities and towns to allow accessory dwelling units everywhere, so there hasn't been any "single-family" zoning anywhere in Maine for a few years now.

Plus, this isn't a proposal that is being adopted by referendum. It's a City Council vote – and a large majority of the Council understands that the city needs a lot more housing.

Even if it were a referendum, NIMBY ballot measures have a pretty lousy track record at the ballot box in Portland. Back in 2015, Munjoy Hill homeowners tried to propose an ordinance that tried to block the Portland Co. redevelopment; it failed by a huge 2-to-1 margin.

 

[ME101]

I'm hoping to spark the Portland Square redevelopment by using the Gorham's Corner round-about project as a catalyst! It's a reach, but this is the closest big project we follow to this intersection, so probably a good place to start tracking this build out.

https://wgme.com/news/local/fore-yo...oundabout-maine-traffic-travel-gorhams-corner

Here are the details on the project. Looks very promising to make the area more walkable - lots of traffic calming and crosswalks.

https://www.portlandmaine.gov/1776/Center-Street-Sewer-Separation-Gorhams-C

 

[PWMFlyer]

I am surprised that the owners of Portland Sq have not come forward with a project with a 325' height. Maybe they are waiting to see what happens with the Old Port Sq project?

 

[Cosakita18]

I am surprised that the owners of Portland Sq have not come forward with a project with a 325' height. Maybe they are waiting to see what happens with the Old Port Sq project?

My assumption is that a lot of developers are waiting to see what will happen with the
City’s inclusionary zoning policy. We’re approaching five years since the initial referendum and it seems like the City council has an appetite to revisit the policy.

 

[cneal]

About – North River Company

www.northriverco.com

Look at the ownership team – 3/4 of them are wealthy nepotists who went to creepy boarding schools. I don't think inclusionary zoning is their problem, although I'm sure it's a convenient scapegoat for them. I think they came of age selling Class A office space to their friends at the country club, and their proposal from 2019 tried to do more of that, but nobody wants what they're selling anymore.

Do we think that these guys are going to learn new skills and take a major risk in the twilights of their careers to do a major housing-focused redevelopment, or do we think they're just going to cash out on the lucrative cash flow from everything they inherited from grandpa?

 

[PWMFlyer]

This would be the best time to bring Memic, CIA and NRC to the table and look at the options for a convention center. Skyway bridge to the Memic property (corner of Spring and Cross), tie in a parking, convention space, hotel/residential tower. The lot next to the Memic building could also be utilized. AKA Hynes Convention Center as an example.