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Portland planning board hears second workshop on proposed 30‑story tower at 45 Union Street
Summary
At a Oct. 28 workshop, applicants for a proposed 30‑story mixed‑use tower at 45 Union Street presented revised shadow, wind, waste and snow‑melt plans and additional traffic counts; board emphasized queuing, pedestrian safety and trash governance as key outstanding items.
Applicant and staff presented revisions to a major site‑plan application for 45 Union Street at a Planning Board workshop on Oct. 28, 2025. The project, proposed for a B3 downtown business zone with a downtown height overlay, would add a 30‑story mixed‑use tower containing 88 hotel rooms, 73 residential units, restaurant space, an observation deck and upper‑level amenities, plus new public open space at ground level.
The applicant (represented by a design and engineering team) said it has supplied an updated shadow study that includes a December 21 analysis requested by the board, a full wind impact study, and a detailed waste‑management memo. Caitlin Spoor, the civil engineer and project manager, said the existing off‑site compactor serving adjacent properties is currently running at about 15 percent capacity and that the new development would add roughly 200,000 gross square feet of mixed uses; the applicant said that increased pickup frequency or a larger compactor could accommodate additional demand.
Why it matters: board members focused on how the project will affect pedestrian and vehicle circulation on the block and whether operational details are robust enough to protect public ways and neighboring properties. The package’s traffic movement permit remains incomplete; the applicant reported additional counts were collected the week prior (including days with cruise‑ship pedestrian peaks), and a Section‑7 analysis will be provided before the next workshop.
Board members pressed for specific technical clarifications. A peer reviewer, Tom Merico, confirmed his upcoming review will include pedestrian movement and truck delivery templates and will examine queuing at the driveway that currently serves the Hilton Garden and a nearby parking garage. Several members expressed concern that the driveway and internal garage circulation could produce queuing that spills onto Union Street, and asked the applicant to analyze sight lines, current curb‑side parking, and potential mitigation measures.
On environmental and public‑realm details, the applicant said the project will use electric radiant heat beneath pavers and sidewalk areas to melt snow and direct runoff into the city storm system. The applicant also pledged to continue coordination on historic‑preservation review and to work with staff on photometric (lighting) and stormwater peer‑review responses.
Board members urged more residential bike storage than the current plan includes. The applicant proposed 48 public bike racks distributed across the block — intended as a public benefit — but said there is no internal bike room for residential units. At least one board member asked staff and the applicant to reconsider internal long‑term bike storage to avoid pushing residents toward car ownership.
No action was taken; the board treated the session as a workshop and requested that staff and the applicant return with: (1) a completed peer‑review from the traffic engineer addressing queuing and pedestrian safety, (2) final traffic‑study results and turning templates, (3) refined trash and operational governance tied to the condominium and hotel management structure, and (4) final responses to stormwater peer review. The board said it will take public comment at future formal hearings for this agenda item.
