Portland officials refine vision for ‘Midtown’ development

Portland Council Settles on Vision for Midtown Redevelopment, Prioritizing Housing and Open Space

Portland, Maine — After months of public input and internal debate, city officials have agreed on a foundational vision for redeveloping the long-vacant 3.5-acre Midtown properties in the Bayside neighborhood. The plan, finalized at a Monday workshop, emphasizes mixed-income housing at high density, a standalone park, and affordable retail and services tailored to local residents.

The council’s decision comes after a series of public listening sessions and an online survey that highlighted community priorities. According to the survey results, nearly four out of five respondents ranked housing among their top three concerns, with about two-thirds naming it the foremost priority. This aligns with broader concerns over Portland’s housing crisis, which many councilors cited as a driving force for denser development.

The vision calls for maximizing housing density, potentially resulting in buildings comparable to the 18-story Casco building on Federal Street, currently the tallest in the state. Proponents, like Councilor Anna Bullett, argue that taller structures could free up ground-level space for public amenities. “By adding height to buildings, it would free up space to have courtyards or community spaces open to the public,” she said. However, not all officials are on board with such ambitious heights. Mayor Mark Dion expressed a preference for a more modest scale, suggesting buildings between 8 and 15 stories to better fit the neighborhood’s character. “Something more toned down so it fits into the neighborhood,” he noted.

Councilor Regina Phillips echoed this sentiment, pointing out that Bayside already has 1,000 housing units in the development pipeline, with potential for another 1,000 along Somerset Street. Meanwhile, Councilor Sarah Michniewicz, who represents Bayside, raised concerns that an overemphasis on density might overlook the need for multi-bedroom units to support families. She also remains a strong advocate for preserving land for a park, balancing housing goals with recreational space.

The discussion also explored innovative development models. Councilor Kate Sykes pushed for long-term affordability in some housing units and affordable retail options, especially following the closure of the downtown Reny’s store. She emphasized city-led decision-making, stating, “This is our vision, not some marketing company’s vision.” Councilor Wes Pelletier suggested a land lease structure, where the city would retain ownership of the land and lease it to developers, potentially offering more control and generating annual revenue. Nate Stevens, a broker for The Boulos Co., which is handling the parcels, acknowledged that land leases might limit proposals but agreed to include it as an option in the upcoming request for proposals (RFP).

The Midtown site has a complicated history. It was once slated for a major development with over 800 units and retail space, but the project collapsed in 2018, leading to a legal battle that ended with the city reacquiring the lots last year in a $15 million settlement. The land requires environmental remediation and planning for sea-level rise due to its low-lying location, and it is seen as a critical link for improving pedestrian and cyclist connectivity along the Bayside Trail.

Looking ahead, The Boulos Co. will use the council’s feedback to finalize the RFP, which will be released this summer. The RFP will include a scoring rubric that rewards proposals meeting priorities like housing diversity, greenspace, and creative mixed-use ideas. Stevens described the goal as creating “a living, breathing neighborhood,” not just “a wall of housing.” The timeline from issuing the RFP to final selection is estimated at six to eight months, with staff recommendations to be presented to the housing and economic development committee upon receipt of proposals.

Mayor Dion reminded councilors that the current decisions are not final, cautioning, “Maybe we don’t like anything they come back with. That’s data too.” The process remains open to feedback, reflecting a collaborative effort to shape a development that balances growth, affordability, and community needs in one of Portland’s key neighborhoods.