Downtown Development Questions and Answers

Why is the City doing so much development downtown?

The rationale for downtown redevelopment is multi-faceted:

1. Mixed-use developments are considered countermeasures to the negative effects of urban renewal in the late 1900s and to help restore downtown activity. Proactively, the City made changes to zoning, along with additional investments, to allow for the development, which we are now starting to see come to fruition. 
2. The investment of the parking garage allows the City room for expansion in the downtown, specifically related to building parking capacity in downtown Westbrook. 
3. There is an ongoing housing shortage crisis. This plan supports the development of affordable and market rate housing downtown, as well as mixed-use commercial and retail uses. This allows the two-fold benefit of supporting downtown businesses and increased housing opportunities.  

What investments has the City made to support downtown growth/development?

    The City has invested in the following re/developments in and around downtown Westbrook:

1. Riverwalk trail and boardwalk in the core of downtown along with improved parking in and around businesses along the river.
2. Streetscape improvements surrounding the new Bridge Street Bridge & pedestrian bridge in partnership with the Maine Department of Transportation.
3. Widening, reconstruction, and signalization improvements for William Clarke Drive & Cumberland Mills.
4. Westbrook Common Revitalization and underground utility infrastructure improvements.
5. Downtown parking garage and underground utility infrastructure improvements around the site that serve our region, not just the City of Westbrook.
6. Acquisitions of land from Sappi to support future Riverwalk expansions and river island access.
7. Grant funding received to improve ADA accessibility and update of decking for the current riverwalk.
8. Grant received to develop downtown pedestrian safety improvements.

One of these investments, the Westbrook Common Revitalization, is pictured here at night. An attractive vista to be seen at any time of day.

Why did the City of Westbrook build a parking garage downtown?

The parking garage was constructed as recommended by the Downtown Revitalization Studies of 1999 & 2007 and the Downtown Parking Study of 2006. The garage was primarily built to support housing, retail, and general growth/development of the downtown. 

Since there is no cost to use the parking garage, how is it funded?

The parking garage is funded through Tax Increment Financing. A new TIF District was established downtown to support paying the debt of the garage and future downtown improvements/operations. Common area maintenance (CAM) charges will offset operational expenses and contribute to cost savings through shared services with our current parking garage operation. Additionally, the proposed parking lots for future development were encompassed in this district, ensuring that taxes generated through TIFs can be directed towards funding these initiatives.

Could the City start charging for parking in the garage in the future?

The parking garage is required to remain free to use during the 30-year lifespan of the Tax Increment Financing District. 

Is it true many of the parking spaces in the new garage are already set aside for Vertical Harvest and/or Maine Health?

No. There are no reserved parking spaces in the new parking garage. Vertical Harvest is anticipated to use about 25 spaces daily. With the previous lot having approximately 100+ spaces, and the new garage containing approximately 400 spaces, we now have approximately 300 additional free parking spaces than the surface lot the garage replaced.

When will the housing and retail connected to the new garage be done?

There is a housing and retail component of this project that is approved by the Planning Board, but it has been delayed by circumstances beyond the City’s control. The lot adjacent to the garage remains intended for a future housing and retail project.

Why is the City considering selling the parking lots on Church Street and the lot between Bank of America and TD Bank?

As part of the Downtown Revitalization Study, it was recommended to encourage growth and development in the downtown area by redeveloping key sites to ensure their consistency with the larger downtown area. The lots once included commercial & residential buildings prior to Urban Renewal. Now with an abundance of parking, portions of them can be used to support the redevelopment goals of the study.

What will be built on these surface parking lots?

As part of the City’s Downtown Redevelopment RFP, the City encouraged proposals to develop the lots to include a mix of residential uses: affordable housing, workforce affordable housing, market-rate housing, and ownership opportunity housing. Along with these proposed uses come first floor commercial options for commercial spaces to enhance downtown living. Initial proposals have been submitted and the City is working with developers to refine proposals to be considered by the City Council and Planning Board as part of a thorough public process. Refinements of the project proposals include preservation of surface parking for the public on Church Street. The preliminary plans submitted in 2023 are a starting point of conversation, not a final plan for development.

Why is the City encouraging developing housing in the downtown?

Given the current housing shortage in the region, the City has been working with developers to create more housing opportunities for all. Any available lots that could support housing development which the City owns have been considered or are already being built on. A recent example of this is the affordable senior housing being built at the former Stroudwater Street Ice Rink. Otherwise, the City does not have any other land currently available to support dense housing development that is accessible to pedestrian and transit infrastructure. More residents in our downtown, combined with ample and convenient parking for those who do not live downtown, will be a benefit to our downtown businesses and contribute to the revitalization of our downtown.

Will there be accessible parking for the church and nearby businesses if downtown lots are developed?

Yes. The City is working with developers to refine their proposals and create new accessible parking and maintain some existing spots for public use, following construction.

How soon would construction begin on the projects if approved?

The construction of these projects would not take place simultaneously. They would also not have the impact was saw in 2022 related to the construction on Mechanic Street that led to the necessary upgrade of public infrastructure beneath Main Street. The planning and development of these projects are anticipated to span several years, with certain phases potentially requiring more time than others. This includes activities such as land acquisition, engineering, and engaging in the public process with the Planning Board and community. Additionally, securing the necessary financing will occur concurrently with these efforts, which takes time to coordinate.

Will the increased density increase traffic downtown?

There is some potential that increased development and density could increase downtown traffic. Many choosing to live in downtown housing will do so because they can access stores, services, and public transit within walking distance. Many of the recent downtown investments have supported more capacity for traffic. Pedestrian traffic will certainly increase, resulting in increased business in downtown Westbrook.

Is there a plan to open a hotel downtown?

There are currently no plans to open a hotel downtown though it has been suggested by economic development professionals that there could be a possibility for one in the future if appropriate land acquisition & assembly could be successful in various locations.

Has the City selected developers to move forward?

The City has met extensively with developers who submitted proposals in response to the RFP. The City has agreed to move forward with the second phase of the RFP process and work with Great Falls Construction for Lot A and New Ventures/Avesta Housing for Lot B & C. As part of Phase 2 of the RFP process, more due diligence will be done by the developers and refinements to the proposals will be made based on feedback from the City and the public. Following completion of the refinements, workshops will be held with the City Council, with formal public presentations made about the final proposals.