How Thompson’s Point Turned a Railroad Graveyard Into Portland’s Next Big Development

Portland’s Thompson’s Point is writing the next chapter in its transformation from a former railroad yard to a residential community. Cathartes, EMBARC, H+O Structural Engineering and their partners are advancing a 255-unit residential project through the planning process—and the details reveal some strategic thinking worth noting.

Why Six Stories Works on the Fore River

EMBARC’s six-story residential building isn’t just fitting into the landscape—it’s designed to work with it. The south-facing courtyards deliver both river views and solar gain, while the coastal-inspired cladding and shed-like forms draw from Maine’s architectural heritage.

The project employs an efficient 5-on-1 podium structure: five stories of Type IIIA wood framing over a one-story composite steel podium. This approach maximizes cost efficiency by delivering the bulk of the residential units using wood-framed construction and composite steel for the ground-level parking and amenity spaces.

Double-Duty Infrastructure That Makes Sense

Here’s where the project gets interesting from a land use perspective. The 463-car attached parking structure serves the new residents while providing shared parking for Thompson’s Point’s existing entertainment and dining venues.

The structure’s strategic positioning does more than just house cars—it’s positioned to buffer the building from the nearby rail line, ensuring a peaceful living experience while keeping residents connected to Portland’s transit network.

The 2012 Master Plan Advantage

Timing matters in development, and this project benefits from operating under Thompson’s Point’s 2012 master plan. According to the development team, those pre-2015 approvals mean the project falls outside Portland’s current inclusionary zoning requirements—enabling a financially viable development and delivering much needed housing to Portland.

Building on Railroad History

The site tells a story many developers know: transforming former industrial land brings specific challenges. This railroad yard heritage means dealing with varied soil conditions and potential environmental considerations requires specialized expertise.

Thompson’s Point occupies a unique position in Portland’s geography—visible from Interstate 295, accessible by multiple transportation modes, and connected to both downtown Portland and the broader region. This connectivity makes the site valuable, but the Fore River waterfront location demands expertise in design, construction and resiliency.

Amenities Targeting Today’s Renters

The development’s amenity package reflects current rental market realities. Indoor spaces include a fitness center, yoga room, café, and game lounge. Outdoor areas feature terraces with a pool, fire pits, and dining spaces extends living into Maine’s natural setting.

These aren’t just attractive features—they’re part of competing in a rental market where residents increasingly expect lifestyle-focused amenities as part of their housing choice.

Location Strategy: Maximum Connectivity

Thompson’s Point sits at a convergence point developers dream about—visible from Interstate 295, accessible by multiple transportation modes, connected to both downtown Portland and regional destinations.

This residential project leverages connectivity while adding to the mixed-use district by complements existing Thompson’s Point amenities: concert venues, restaurants, and event spaces. Residents gain walkable access to entertainment options while providing year-round support for the businesses making the district viable.

Phased Development in Action

This residential project represents one phase of Thompson’s Point’s ongoing evolution. The development team continues balancing historic preservation with new construction, creating a district honoring Portland’s railroad heritage while meeting contemporary housing demands.

It’s the kind of phased approach allowing complex sites to develop over time, with each phase building on the success and infrastructure of previous phases.

Up Next: Coastal Construction Reality

Groundbreaking is the next milestone as design advances toward construction documents.

Have a large-scale multifamily or mixed-use project in design? Try H+O’s risk-free peer review of the structure costs behind your building’s design. You owe $0 unless we help you save $100,000 or more. We’ve helped developers and architects across New England identify $500K+ in cost-saving opportunities while de-risking delivery.

Contact H+O today to discuss your next project.