Portland, ME - New Construction Continued

[PortlandArch]

Tonight’s planning board meeting will feature a number of projects, including:
The Bay House: a major mixed use project in Portland’s India Street neighborhood, which is seeking to amend its site plan and contract zone agreement, with slight exterior changes and a request to place utilities above-grade and across the street, as well as a request to pay the required public contribution toward Hancock Street ($200k) out over ten years as opposed to immediately.

Danforth on High, a high density project on a former USM parking lot on a prominent corner in the West End for which proposals were solicited through an RFP process in 2007. Random Orbitz, LLC came forth to propose a structure which is similar to this one, but the market for condo financing fell through, and the project is now proposed as an elderly housing complex (defined loosely to include “active” people who are not really elderly at all, as in 55 or older) and it will be an apartment now instead of condos. Most of the applicants for the previous project were at or near typical retirement age, so this is the same market as before. The corner is now more prominent, with the top level extended to accommodate an elevator. There are 30 units proposed and less than half a parking space per unit.

There are other, smaller projects as well.

[grittys457]

http://www.davidmwhitearchitect.com/...lyhousing.html

You can scroll through the pics of the Bayhouse. Don't think these exact ones have been posted yet

[Patrick]

The plans for the Red Claws arena and surroundings are up on the backup material page. The garage is probably the best looking structure of them all. Curiously, no rendering is shown for the arena itself.

[Patrick]

Also, if anyone is interested, the public workshop will enable public comment, and even if you're not interested feel free to attend and listen to what the applicant has to say. I have mixed feelings about this because I think it is underwhelming from an urban design standpoint, but my role is not really to review urban design, nor do I want to derail a positive change in use of this area. But it'll be interesting to hear what others think as well.

[Corey]

Originally Posted by Patrick

The plans for the Red Claws arena and surroundings are up on the backup material page. The garage is probably the best looking structure of them all. Curiously, no rendering is shown for the arena itself.

I'm a bit disappointed that there doesn't appear to be any retail or office space on the lower floors of the parking garage. I'm sure there's a legitimate reason why developers usually insist on building single-purpose parking garages, but the armchair architect in me imagines that there are some benefits to surrounding a parking garage with other uses. Yes, the Maine Med garage on Congress Street and the Ocean Gateway Garage have not filled their first floor retail spots, but the office spaces in the garage behind the Eastland Hotel and the one across from the Custom House have tenants. Anyhow, as far as garages go, it is kind of interesting. Don't they have some garages like this up Lewiston way? Additional parking capacity in this area is good for the Amtrak and Concord Coach as well, but it would be nice to have some human-centered activities integrated into the structure, since it's kind of the gateway to the whole project.

[Patrick]

Originally Posted by Corey

Don't they have some garages like this up Lewiston way?[/font][/color]

Same architect for the Lewiston garages. I think as far as garages go (single purpose) these are some of the best I've seen. I agree about the use being better if surrounded in some sort of a retail or other component. This project, for a hundred million, is a dud. I support it, still, because it will add to the overall vitality of the city, even if not to its vibrancy.

[Corey]

Elm Terrace:


Pearl Place:


A couple off-topic supermoon photos:

[John_French]

Great photos of both the Supermoon and the projects. Thanks.

[Corey]

General Portland news about parking rates at city garages in the Press Herald today and Portland Daily Sun yesterday. A few quotes from the PPH article:

PORTLAND — A proposal to raise the hourly parking rate for two city-owned garages by 40 percent and increase the daily rate from $12 to $21 is upsetting some downtown merchants, particularly those on Congress Street and in the city's arts district.

...

The proposal, part of City Manager Mark Rees' $162.5 million budget for the fiscal year that starts July 1, was endorsed by the City Council's Finance Committee with no public comment. It would raise $160,000 in new revenue and bring parking rates in the city-owned garages closer to market rates, Rees said Tuesday.

...

Privately owned garages in the city charge an average of $2.70 per hour, according to a city study. Only the garage at the Holiday Inn by the Bay charges less than city-owned garages, $1 an hour, and that's because it's far from the city's commercial districts, Rees said.

...

A fee increase would run counter to the city's economic development plans for the arts district, said Jan Beitzer, executive director of Portland's Downtown District.

I think you all know how I feel about parking. Increasing the hourly rate at city parking garages sounds okay to me, especially since they are still lower than most private garages. Parking is a supply and demand thing and clearly people should be willing to pay an extra $0.50 cents an hour for city garages if they pay more already for the private ones. Also factor in that these city garages, on Elm Street and Spring Street are prime downtown spots and could justifiably charge more than the Ocean Gateway Garage, for example. I don't really think that this small increase will have any noticeable effect on downtown business. If we truly operated our parking spaces downtown on a free-market system, the prices woud at least match the private garage rates.

[Patrick]

Originally Posted by Corey

General Portland news about parking rates at city garages in the Press Herald today and Portland Daily Sun yesterday. A few quotes from the PPH article:



I think you all know how I feel about parking. Increasing the hourly rate at city parking garages sounds okay to me, especially since they are still lower than most private garages. Parking is a supply and demand thing and clearly people should be willing to pay an extra $0.50 cents an hour for city garages if they pay more already for the private ones. Also factor in that these city garages, on Elm Street and Spring Street are prime downtown spots and could justifiably charge more than the Ocean Gateway Garage, for example. I don't really think that this small increase will have any noticeable effect on downtown business. If we truly operated our parking spaces downtown on a free-market system, the prices woud at least match the private garage rates.

I think you're onto something with the free market system. There's a great book by Donald Shoup--the High Cost of Free Parking--which I think speaks to this exactly. Shoup's concern seems to be more with on street parking, however, because those are the most convenient spaces and people should pay for convenience. The argument is that pricing should occur such that at any given time, depending on demand, cost fluctuates to keep at least one open spot on each block. Some estimate that at any given time in major U.S. cities, 30% of the people on the streets are cruising around looking for parking. It certainly feels like this is the case in Portland's Old Port, too.

Parking, like any good, should not be overpriced in these city garages. By over priced, I mean the city shouldn't just raise prices without respect to supply-demand curves. If the prices can be increased and the usage rates remain the same, then there are inefficiencies that are being capitalized on and an economic gain which is being had. Yet if usage rates decrease, the City has made a mistake. If usage rates remain the same, the merchants cannot complain, because the same people will be around. Also, more people live downtown these days (and more people with money) than used to be the case, so plenty of customers won't be driving at all.

Parking is a touchy issue--is it a public good? Yes, in this case. Is it a public entitlement? Many think so, but I disagree (as I'm sure most on here would as well). And, given its public good status, should it be regulated like a private good? Probably, but that gets back to treading lightly around people's sense of entitlement to it. Last night's planning board meeting was sort of in line with this issue.

There were neighbors across the street from a proposed college of dental medicine (UNE) complaining about parking spillover onto surrounding side streets. However, each residence in the area has a driveway capable of holding at least two cars. The real issue, then, seems to be a concern that the residents won't be able to park in the street in front of their house. Is this something they are entitled to do? If so, by what right of exclusion (in other words, one of the fundamental ideas in private property rights is the right to exclude others....where does that right stem from here, when applied to the public right of way?)? It would take at least three cars--two in the drive and one or more on the public street in a dedicated spot (which don't exist)--to make the argument of parking spillover approach a reasonable argument.

The concept of a residential sticker program is problematic, too, because by precluding the university from using spots in surrounding streets, it forces it to build more onsite parking, at greater cost, thereby preventing future density, increasing impervious area and associated runoff, and deterring a brilliant idea--a Maine Dental School. Yet people continue to think, somehow, there is an entitlement to "free" parking--which gets back to the original point made by Shoup--there is a high cost to "free" parking.

[Patrick]

Maine Real Estate Development Association will be having a breakfast seminar on June 12 entitled 'Growing By Street Car' in the Portland area, for anyone interested.

[cneal]

Via Munjoy Hill News, here's a preliminary rendering of the Hampshire Street project - 25 condos on half a block with underground parking:



Says that they're aiming to begin construction this summer, with completion in spring 2013. That was quick.

[Patrick]

I haven't seen that but I can say the design is less appealing than what I'd prefer. For those who don't know this is Donald Sussman's property aggregation and artist colony (right?).

The neighborhood looks nothing like this. I can understand the larger scale closer to the EWZ, but this area is of a different character. Where are the entrances? And why so elevated? Just like Pearl Place II.

[Corey]

The rendering for that Hampshire Street project is a surprise to me. I was expecting that the existing abandoned properties were just going to be rehabilitated. I'm not opposed a new structure here, though. The rendering above looks like a very early draft, given its lack of detail so I am hopeful that the design will evolve into something better. It looks pretty bad as it, reminds me of a cruise ship with those slanted windows. The lack of doors concerns me also, haha.


And here is the rendering in today's Press Herald article about the Eastland expansion into Congress Square Plaza:



I guess this doesn't look bad. To nitpick, I would love to see a "traditional" urban structure on this corner to match the rest of this part of Congress Street (perhaps four or five stories, retail/restaurant space on first floor, residential above, etc). I like how narrow High Street looks in this rendering, but I think that is out of scope of this project.

[Patrick]

Originally Posted by Corey

The rendering for that Hampshire Street project is a surprise to me. I was expecting that the existing abandoned properties were just going to be rehabilitated. I'm not opposed a new structure here, though. The rendering above looks like a very early draft, given its lack of detail so I am hopeful that the design will evolve into something better. It looks pretty bad as it, reminds me of a cruise ship with those slanted windows. The lack of doors concerns me also, haha.


And here is the rendering in today's Press Herald article about the Eastland expansion into Congress Square Plaza:



I guess this doesn't look bad. To nitpick, I would love to see a "traditional" urban structure on this corner to match the rest of this part of Congress Street (perhaps four or five stories, retail/restaurant space on first floor, residential above, etc). I like how narrow High Street looks in this rendering, but I think that is out of scope of this project.

I too was expecting rehab of structures, or at least a potential for it. I know they say they are too far dilapidated, but Sussman is a billionaire, literally. Michael Brennan was speaking at this meeting last night about a rezoning petition and wanting to start by September...this is the sort of rushed proposal the ISNA has been concerned about since he started gobbling up property a few years ago. And yes, it does look like a cruise ship (and therefore tacky). This neighborhood is traditional, not tacky.

I also will note how in addition to potential re-use, there was a strong potential for an arts collaborative. Now, it is merely a condo building which consists of demolishing an entire block and orienting toward Franklin when the redesign of that street is nowhere near certain? Sounds misguided to me.

On to the Eastland: I would like to see a high rise here. I know there may not be demand for it, but if there was I would support it. This is one of the few sites downtown zoned for high rise that actually has the open space to support it. And what a perfect anchor location for a strong anchor land use which would pump plenty of people into surrounding restaurants and shops etc.? This is not a space that is good for public space, and almost counter intuitively sometimes more public space in the form of parks at least is bad for a city. cities have to decide what they are and what they want to be. Do they want to be urban or rural? If the latter, then more parks are ok. If the former, better to strengthen surrounding land uses and emphasize the streets as public space. Not to mention, there is a huge open space two-three blocks away (Deering Oaks) which is NOT in the urban core at the confluence of major roadways. if people need open space, why not walk there? The homeless could hang out all day there and no one would mind. But they don't. Why? Because the homeless and other "vagrants" are, like everyone else, attracted to downtown because of surrounding land uses. The point is, people aren't interested in Congress Square plaza because it's open space, they're interested in it because of its location. The special attribute, then, is location, and it is that which should be enhanced here, not the open space. There are plenty of ways to build here while still catering to a leisurely and inviting public realm in the right of way (sidewalks). That's how the best cities in the world do it. The worst cities in the world are full of underutilized open spaces for open space's sake.

This concept (or reinforcing the streetscape) was recently brought up by someone on the commission, who also suggested maybe a contribution toward fixing high street would be a good way to offset the loss of public space. The city can require better design here because it owns the land. The public benefit of this space should be self evident (more economic activity, a reinforced streetwall, replacement of a space most people avoid) but many people are complaining about a lack of public benefit here. The space used to be private property, became public in an attempt to align the Eastland with the new PMA, but that failed, and now the Eastland wants to do it right. Let them.

[Patrick]

Renderings in this document: http://www.portlandmaine.gov/planning/PB%20MemoUNE.pdf

Board reviews plans for UNE dentistry college

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Written by Craig Lyons

While the plans to build a new dentistry college at the University of New England will move forward in the approval process, developers heard a number of concerns from both residents and members of the Planning Board Monday night.
The city's Planning Board held a workshop on UNE's proposal Tuesday and reviewed the plans for the first time. During the lengthy meeting, residents and board members shared concerns about parking and the impact that the proposed addition would have on the neighborhood.
UNE has proposed building a new facility to accommodate its college of dental medicine, according to a memo to the board. To house the new programming, the college wants to build a patient care center on its Stevens Avenue campus, as well as a parking lot adjacent to the facility and a more remote lot on a former Pike Industries parcel the college acquired.
To build the patient care center, the college would raze three houses along College Street.
"It's essentially the creation of a new college," said Alan Thibeault, UNE's assistant vice president of planning.
The two-story building will house laboratory space, clinical learning environments and a health center. He said the health center would give second- and third-year dentistry students a chance to work on patients under the supervision of a dentist, and offer affordable dental care.
Thibeault said the project includes plans to supply enough parking for students, staff and patients at the college. He said a small 33-spot lot will be built adjacent to the building and the rest of the parking will be located at the former Pike Industries property with a shuttle service to bring people back and forth.
Thibeault said the college has dealt with the previous parking deficit at its Portland campus by renting 120 spaces, creating seven on campus and starting the METRO pass program.
"We wanted to at least give you an idea of what the solution was," he said.
Thibeault said the college has worked for several years to establish the dentistry school and recently received a state bond for the project.
"We're looking to get this going as quick as we can," he said.
Residents from around UNE's campus raised concerns about continued development at the college infringing on the neighborhood and continued parking issues.
Resident Scott Dalton said development in a residential neighborhood should match the area's character. He said the college's pharmacy building is a nice building but it doesn't fit the neighborhood.
"This building will probably be the same," he said.
Dalton said he doesn't think that the college properly addressed the parking issues created by the pharmacy college and that further development is being planned without much forward thinking.
Resident John Linscott said, in a letter that was read during the meeting, that he's not opposed to education but is opposed to the plan since he's concerned it will affect the comfort of people in the neighborhood. He said the neighborhood is being morphed into an ever-widening college campus.
Board member Joe Lewis said he formerly resided in the area of the college and he too has noticed that the character has changed in the neighborhood.
"It is really a substantially different residential experience today," he said.
While the board recognized the concerns of the residents, they focused much of their attention on the proposed design for the building and what it would look like from Stevens Avenue. The board was concerned that the two-story building would simply be a brick and glass mass along the street and take away from the neighborhood's character.
"I'll be looking to see something other than just this mass," Lewis said.
Board member David Silk said he has a hard time looking at residential buildings along Stevens Avenue, and then seeing something that looks like the back of a building.

[Patrick]

Renderings in this document: http://www.portlandmaine.gov/planning/PB%20MemoUNE.pdf

Board reviews plans for UNE dentistry college

http://portlanddailysun.me/index.php...tistry-college

[Patrick]

If anyone has the time, tune in to MPBN today at 12:15 for a discussion of the 'back to the cities' movement.

[Patrick]

The audio, for anyone interested, will be (if it's not already) available here. Promises to be a great conference on Thursday with some game changing ideas expressed to the local decision makers and market operators.
http://www.mpbn.net/OnDemand/AudioOn...neCalling.aspx

[bxwoodlawn]

Hello! I was checking out some of the new projects going on in Portland and I came upon this forum. First I want to say thanks for all the updates and the inside info on some of these projects, the pictures are a great visual update. I use to live in Portland and moved to a much larger city a few years back. I wanted to ask everybody what they think the odds are for the larger projects becoming a reality (the forefront, maritime landing, and the others mentioned above). I'm planning on a move late next year and if Portland keeps heading in the right direction i may return. Thanks again guys.