Portland, ME - New Construction Continued

[PortlandArch]

“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.

[FrankLloydMike]

Regarding the Occupy Maine opposition to the Eastland expansion:

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.

There is no shortage of better, properly designed public space in Portland, including the small square directly across Congress Street from the Eastland. This is such a great example of how difficult it is for once-occupied but long-empty lots to be redeveloped. People like these protesters assume that every quasi-public space, regardless of its quality or proximity to other public space, is precious and necessary, without realizing the importance of strong urban forms and built space to define a city. I have little doubt that fourteen protesters--at least some of whom are not even residents--will hold this up, but this kind of thinking, especially from an allegedly progressive group, is very discouraging.

[Patrick]

Originally Posted by FrankLloydMike

Regarding the Occupy Maine opposition to the Eastland expansion:



There is no shortage of better, properly designed public space in Portland, including the small square directly across Congress Street from the Eastland. This is such a great example of how difficult it is for once-occupied but long-empty lots to be redeveloped. People like these protesters assume that every quasi-public space, regardless of its quality or proximity to other public space, is precious and necessary, without realizing the importance of strong urban forms and built space to define a city. I have little doubt that fourteen protesters--at least some of whom are not even residents--will hold this up, but this kind of thinking, especially from an allegedly progressive group, is very discouraging.

BINGO

[Corey]

Good points, FrankLloydMike! I'm not involved with the Occupy movement in any way but as a liberal-minded person I can appreciate and can relate to their general concerns of equality and a general discomfort with the oppressive nature of capitalism. I too think the group's concerns about the Congress Square Plaza are a bit odd. In my mind I expect Occupy protestors to be very pro-urban living and quite distanced from NIMBYs. Privatization of something doesn't necessarily ruin it, just as making something public doesn't give something inherent value. Of course there are people all walks of life and different political ideologies that will fiercely defend a park/plaza/empty lot at any cost despite the possible benefits of something else.

[Patrick]

"On Chris’s horizon is building the tallest building in Maine – “Maine should have an iconic, highperforming tall building that rivals those in other New England cities.” But what he would really love to accomplish would be to build an aquarium in Portland."
http://www.pressherald.com/special/f..._Thompson.html

[toddc]

Couldnt agree more....hopefully it will become a reality.

[grittys457]

Okay mr planning board pat, this is in your current material for phase II of Jordans....

"The middle street retail units are expected to be occupied by a multi-department "urban grocer" with a health food/prepared foods and take-out component"

Who it be?

[toddc]

There is a India Street Neighborhood site walk tonight, and the Portland Daily Sun has an interview with Hugh Reznor of the neighborhood association. It doesnt say what they want the height limits to be, but it seems like more of the same from these peoPle....

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Home / News / Local News / India Street residents organize as developers converge
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India Street residents organize as developers converge
Written by David Carkhuff
The India Street neighborhood is ready for its close-up.
Described as a no-man's land that residents say has been neglected by planners and hampered by construction of the Franklin Street arterial, these days the India Street neighborhood is enjoying a building boom and surge in public interest.
Deemed by many a planning afterthought on the outskirts of the Old Port and waterfront, the India Street neighborhood is bounded roughly by Washington Street, taking in both sides of Congress Street to the Franklin Street arterial, runs along Commercial Street and Thames Street until it gets past the new Residence Inn by Marriott, and is bordered by Mountfort Street.
At 3:30 p.m. Tuesday, the Portland Planning Board will conduct a site walk of the India Street neighborhood as part of an evaluation of building heights under current zoning.
"We're trying to push the city for a neighborhood-centered cohesive plan, and the height overlay is the first step," explained Hugh Nazor, secretary treasurer of the India Street Neighborhood Association.
After the site walk, the public can join a workshop at the southwesterly corner of the India and Middle streets intersection. After the site tour and workshop, planners will meet at Portland City Hall to discuss and act on several India Street area developments. These projects include:
• Construction of 18 luxury residential condominiums next to the new Hampton Inn hotel on Fore and Middle streets.
• Revisions to an approved subdivision and site plan for the Bay House, a proposed 94-unit residential development on Middle Street now known as Village at Oceangate.
•*A zoning amendment application by Hampshire Street Properties, for 26 residential condominiums through redevelopment of several parcels in the Hampshire Street area owned by wealthy financier Donald Sussman. Best known as a hedge fund manager, Sussman also is majority owner of Maine Today Media and husband to U.S. Rep. Chellie Pingree, D-Maine.
Nazor said the Sussman project has sparked excitement in the neighborhood, fueling hopes of a comeback from years of lost residential space. He estimated there are only 141 dwelling units in the entire India Street neighborhood.
"A lot of them have been disappearing over the years with buildings getting run down," he said.
Now, with pending developments, the number of dwelling units is on the verge of doubling, for a total of just under 300 residential units.
"It's such a walkable and convenient neighborhood," Nazor said.
"It's probably the coolest neighborhood in Portland," said real estate developer Kevin Bunker, who is representing Sussman's redevelopment of Hampshire Street parcels. The goal is to build 26 residential condominiums in a block, which, with the exception of one property, is in single ownership and bounded by Franklin, Federal and Newbury streets. The condos would rise four stories with a mezzanine.
There's even talk of connecting Federal and Newbury Street to the arterial, something that Bunker said is a hoped-for improvement but "on its own timetable."
Following the zone-change request and impending planning board review, Bunker said he hopes to have all approvals for the Hampshire Street condos by the end of summer. He hopes to offer units for sale late next spring.
"Watch for the design, it's going to be something that's going to knock your socks off," Bunker said. "Portland doesn't have anything like it, it's going to be the coolest building in Portland."
"We're overjoyed that this project is going forward," said Nazor, noting that the association has become involved, with varying degrees of support or opposition, with all of the pending developments.
The association formed in January 2011 — "It was the last piece of Portland on the peninsula to be unrepresented," Nazor said. The group has been pushing the city ever since for a planning update, he said.
"There is no guiding vision, we are seeking one, we are seeking the height overlay along India Street as a first step," Nazor said.
Meanwhile, a word that commonly arises with the flurry of condo development is "gentrification." The condos proposed next to the Hampton Inn, for example, would cater to upper-income earners, with prices ranging from $445,000 to $850,000 for units ranging from 1,559 square feet to 2,359 feet, according to real estate promotional materials.
"You can call it gentrification, but the problem is that has more pejorative overtones," Nazor said.
"There are quite a few professional people who do live in the neighborhood now, and there is a considerable demand for more to come," he said.
A planning memo about the Hampton Inn property condo and office space development acknowledges that professional service firms and technology firms are the most likely occupants of the office space based on "initial expressions of interest and consultations with commercial real estate brokers."
"The 18 residential condominium units will all be market priced, and based on land values and development costs in this part of Portland, it is expected that occupants will have higher than average income and/or net worth," reads a transportation demand management plan by Greg Kirsch and Stephen Long.
First floor "pedestrian oriented" retail uses on Middle and Fore streets include 12,583 square feet on Middle Street and 9,880 square feet on Fore Street. A potential user for the Middle Street retail space is an "urban grocer" with a focus on healthy, natural and organic foods and other products, the TDM plan memo states.
"The Project would be an excellent work location for residents of Peaks Island and the other islands, with the ferry terminal less than 1,000 feet (on sidewalks) from the Fore Street side of the Project and about 1,200 feet to the Middle Street side (along streets)," reads the transportation demand management plan.
Nazor said the neighborhood can benefit from a mix of new residents.
Buildings were allowed to decay in the neighborhood after construction of Franklin Street arterial in the 1960s. Today, tastes in home ownership are changing.
"People are looking for spaces where they can be in the city," Nazor said.
The percentage of occupants who live on peninsula and walk to work could rise, the TDM plan memo states, as other housing developments, including the Bay House Project on Newbury Street, are built.
On Sept. 22, 2009, the planning board approved the Bay House plan for 82 residential units and commercial space on Middle Street and 159 parking spaces. The applicant, Demitri Dasco of Village at Oceangate, has asked for an amendment to increase the units to 94 units and a 10-year payment plan for $20,000 a year on infrastructure upgrades to Hancock Street extension.
The association isn't actively supportive of Village at Oceangate — "We are resigned to its passage, and in some ways having something there is better than nothing," Nazor said. The association is following the Hampton Inn proposal, an effort by Opechee Construction of Belmont, N.H., developer of the neighboring Hampton Inn hotel at the former site of a defunct Jordan's Meats plant.
Nazor said association members have talked with Opechee developers "and they have cooperated as much as they feel they can," he said.
Concerns over height and design were shared, and "they've done what they could," he said.
The Sussman project centered on Hampshire Street has received a warmer reception.
"They came and talked a number of times to the association for months before approaching the city," Nazor said. "That's the kind of neighborhood input and involvment that neighborhood groups dream about."

[PortlandArch]

45 feet.

[Corey]

I quite like how the addition to the Regency Hotel turned out.

[Patrick]

I believe they’re upwards of $500 per night there. Portland Harbor Hotel has one week in July (camper’s week, when all the NYC families come visit their kids at camp) where they charge something like $489 per night. It sells out close to a year in advance. Probably a huge week for Gynko Blue across the street too.

[Corey]

Article in the Bangor Daily News (which does a good job at covering Portland-area stuff) yesterday about the proposed construction of a dental facility at the University of New England: http://bangordailynews.com/2012/06/2...y-in-portland/

[PortlandArch]

Originally Posted by Corey

Article in the Bangor Daily News (which does a good job at covering Portland-area stuff) yesterday about the proposed construction of a dental facility at the University of New England: http://bangordailynews.com/2012/06/2...y-in-portland/

Haven't seen that. Thanks. The entrance needs to be moved from side to front on Stevens. No reason this can't be done.

[Corey]

[PortlandArch]

Thanks for the pictures corey, as always.

Be sure to show up on Tuesday night as the Portland Planning Commission will be hearing arguments for why the building height limits should be lowered along India Street. If you disagree or agree it is important to let the Commission know as they listen to who's in attendance.

[grittys457]

From the article about the waterfront today...

"The Maine Wharf faces serious issues due to lack of maintenance. Cianchette has issued eviction notices to three businesses on the wharf because the support pilings underneath are deteriorating and pose a safety risk.

Malone said Cianchette is now working on a plan for an office and retail project on the wharf and will begin the permitting process later this summer. Currently, there are no tenants for the project, and Cianchette won't build unless he gets tenants, Malone said."

Seen anything on this Pat or how big of a project he's looking at?

[Patrick]

Originally Posted by grittys457

From the article about the waterfront today...

"The Maine Wharf faces serious issues due to lack of maintenance. Cianchette has issued eviction notices to three businesses on the wharf because the support pilings underneath are deteriorating and pose a safety risk.

Malone said Cianchette is now working on a plan for an office and retail project on the wharf and will begin the permitting process later this summer. Currently, there are no tenants for the project, and Cianchette won't build unless he gets tenants, Malone said."

Seen anything on this Pat or how big of a project he's looking at?

I have not heard anything, nor have I read the article.

However, if it's who I'm thinking of, there has been a pier owner (who also owns the Portland Harbor Hotel, I think) discussing plans to build something similar for a few years. I think there are some preliminary sketches somewhere on this site. I can't be certain, but I would assume a building of three stories, roughly the shape of the pier itself (long and skinny). The zoning requires a certain percentage of marine-based occupancy, too, so the ground floor would probably retain an industrial feel. All this having been said, however, I haven't seen anything "official." Also, everything I see is available on the Portland Planning Board's backup material website, too, if you are ever interested in browsing for renderings or anything. Should be interesting to see what materializes.

[Portlander]

He actually owns The Regency among other ventures.

[PortlandArch]

Thanks Portlander!

Last night the Portland Planning Board approved a new Dental School for Stevens Ave on the UNE campus. It also almost unanimously voiced a lack of interest in lowering building heights along India Street. Two to three members of the public showed up in support of taller buildings, making cogent arguments why they should exist, including that of Christian Milneil who referenced their ability to contribute to vibrant mixed-use neighborhoods. Great discussion, thanks Christian!
http://www.portlanddailysun.me/index...ht-restriction

Also, new Dental School approved at UNE
http://www.mainenewssimply.com/conte...-dental-school

Also, Civic Center news on luxury seats:
http://www.pressherald.com/news/Civi...uite-plan.html

Also, Eastland expansion:
http://www.pressherald.com/news/East...residents.html

[Seanflynn78]

Has anyone heard any news on Thompson's Point? I did read Jennings has left the Red Claws to concentrate on the Thompson Point arena development.

Patrick, I agree with your comments regarding the dental school building, they need to change the entrance so its back is not facing the street.