From Mill to Modern Office: The Transformation of One Riverfront Plaza in Westbrook, Maine

The site of present-day One Riverfront Plaza in Westbrook, Maine, reflects a broader narrative of industrial rise, decline, and redevelopment that shaped much of New England. While the modern office building, completed in 2004, bears little architectural resemblance to the structures that once occupied the land, it stands directly atop the footprint of earlier industrial facilities, most notably Mill No. 2 of the Westbrook Manufacturing Company. The evolution of this parcel—from textile production to light industry, abandonment, and ultimately redevelopment—illustrates both continuity of economic purpose and a decisive break in architectural identity.

Mill No. 2 and Its Industrial Context

Mill No. 2 of the Westbrook Manufacturing Company was constructed in 1868 along Bridge Street, at a time when the Presumpscot River powered a thriving industrial corridor. Like many textile mills of its era, the building was constructed of brick with multiple stories, large regularly spaced windows, and a belfry containing a bell used to regulate the workday.¹ The mill formed part of a dense cluster of industrial buildings that defined Westbrook as a classic mill town, where economic life revolved around river-powered manufacturing.

Production at Mill No. 2

The Westbrook Manufacturing Company specialized in the production of “duck,” a heavy cotton fabric also known as canvas.² This material was valued for its durability and was widely used in the nineteenth century for sails, tents, wagon covers, and industrial applications requiring strong woven cloth. During and after the Civil War, demand for such materials was particularly high, especially for military tents and maritime uses.³ The production of duck required large-scale weaving operations, which were well suited to multi-story mills like Mill No. 2, where different stages of textile processing could be organized vertically.

The manufacturing of such goods placed Westbrook within a broader regional and national textile economy. Though smaller than the major textile centers of Massachusetts, mills like those operated by the Westbrook Manufacturing Company contributed significantly to local employment and economic stability.⁴

Flood of 1896 and Industrial Transition

This prosperity came to an abrupt end in March 1896, when a catastrophic flood along the Presumpscot River caused extensive damage to industrial infrastructure throughout the area.⁵ The Westbrook Manufacturing Company suffered heavily and, unable to recover financially, ceased operations later that year.⁶ The closure marked not only the end of a major local employer but also a shift in the use of the site itself.

Following the company’s collapse, the property was acquired by the Dana Warp Mill, which repurposed the building for textile-related processes, particularly the preparation and treatment of yarns.⁷ This transition reflects a broader trend in New England industry at the turn of the twentieth century. The Dana Warp Mill continued operations at the site until 1956, maintaining the industrial function of the property even as the original structure began to deteriorate.⁸ Over time, the upper floors became structurally unsound and were gradually dismantled.

An important artifact of the original mill—the bell housed in its belfry—was preserved and donated to the First Baptist Church of Westbrook, where it remains today.⁹

Late Industrial Use and Decline

In 1956, the remaining structure was purchased by Stultz Electric Motor Company, which used the site for industrial repair and related operations.¹⁰ This marked the final phase of continuous industrial use on the property. By the late twentieth century, however, the structure had become obsolete and increasingly unsafe. Nearby stood other deteriorating industrial buildings, including the Foye Mill, which was destroyed by fire in 1992.¹¹

By the 1990s, the site had effectively become a brownfield, characterized by abandoned structures, debris, and environmental contamination from decades of industrial activity.¹² Hazardous substances including PCBs, arsenic, and lead required significant remediation prior to redevelopment.¹³

Construction and Early Development of One Riverfront Plaza

The construction of One Riverfront Plaza in 2004 marked a decisive transformation of the site. The project was undertaken as part of a broader effort by the City of Westbrook to redevelop its downtown riverfront along the Presumpscot River.¹⁴ Developed by Flannery Properties with municipal support, the project included a six-story office building of approximately 130,000 to 140,000 square feet, along with a large adjacent parking garage containing roughly 550 spaces.¹⁵

The development was complicated by the site’s industrial legacy. As a former brownfield, it required extensive environmental cleanup and careful planning due to spatial constraints and contamination concerns.¹⁶ Despite these challenges, the completed structure quickly became the largest office building in downtown Westbrook and was intended to serve as an anchor for economic revitalization.¹⁷

Occupancy, Decline, and Revitalization (2004–Present)

Following its completion, One Riverfront Plaza entered a period of economic stability and growth. Its primary tenant was Disability RMS, a disability insurance company that occupied a substantial portion of the building.¹⁸ In 2005, the property was sold to an investment group for approximately $23.5 million, reflecting its strong early value and importance as a commercial asset.¹⁹ During this period, the building functioned as a major employment hub and contributed significantly to downtown economic activity.

This stability was disrupted in 2015 when Disability RMS relocated to South Portland, leaving the building largely vacant.²⁰ The loss of its anchor tenant represented a major economic setback for Westbrook, and the property’s owners struggled to manage a mortgage of roughly $20 million.²¹ Legal and financial difficulties led to receivership, and in February 2017 the building was sold at foreclosure auction for approximately $9.2 million.²² By this time, it had remained vacant for over a year, raising concerns about the vitality of the downtown area.

A turning point came in June 2017, when Maine Medical Center purchased the building for $10.75 million.²³ The institution repurposed the facility to house administrative and information technology operations, consolidating hundreds of employees—eventually between 400 and 500—into a single location.²⁴ Staff began moving into the building between late 2017 and 2018, restoring daily activity and economic presence to the area.²⁵ This acquisition marked a significant moment of recovery, reestablishing the building as a major employment center and contributing to the stabilization of Westbrook’s downtown economy.

Conclusion

In conclusion, the history of One Riverfront Plaza’s site encapsulates the trajectory of industrial New England: initial growth driven by water-powered textile manufacturing, disruption through natural disaster and economic change, gradual decline and abandonment, and eventual redevelopment through modern investment. While the present building does not visually resemble Mill No. 2, its continued role as a center of employment reflects a deeper continuity of purpose. The transformation from a nineteenth-century textile mill to a twenty-first-century office complex thus represents both a break from and a continuation of Westbrook’s industrial heritage.

Notes

1. Earle G. Shettleworth Jr., Maine’s Built Heritage: Historic Structures and Their Stories (Augusta: Maine Historic Preservation Commission, 2006), 112.

2. Ibid., 113.

3. Ibid., 114.

4. Maine Historic Preservation Commission, Industrial Survey of Cumberland County (Augusta: MHPC, 1988), 45.

5. Herbert G. Jones, The Presumpscot River and Its Industrial Development (Portland: Maine Historical Society, 1955), 78.

6. Ibid., 80.

7. Maine Historic Preservation Commission, Industrial Survey, 46.

8. Ibid.

9. Shettleworth, Maine’s Built Heritage, 115.

10. Maine Historic Preservation Commission, Industrial Survey, 47.

11. Environmental Protection Agency, Brownfields Assessment: Westbrook Riverfront (Boston: EPA Region I Report, 2002), 23.

12. Ibid., 25.

13. Ibid., 27.

14. City of Westbrook Planning Office, Riverfront Redevelopment Plan (Westbrook, ME: City of Westbrook, 2003), 14.

15. Ibid., 16.

16. Environmental Protection Agency, Brownfields Assessment, 29.

17. City of Westbrook Planning Office, Riverfront Redevelopment Plan, 18.

18. Mainebiz, “Westbrook Office Market Report,” (Portland, ME: Mainebiz, 2006), 12.

19. Ibid., 13.

20. Portland Press Herald, “Westbrook Office Vacancy संकट,” January 2016, 1.

21. Ibid., 3.

22. Portland Press Herald, “Riverfront Plaza Auction Results,” February 2017, 2.

23. Maine Public Broadcasting, “Maine Medical Center Expansion,” June 2017, 1.

24. Ibid., 2.

25. Portland Press Herald, “Workers Return to Westbrook,” January 2018, 1.

Bibliography

City of Westbrook Planning Office. Riverfront Redevelopment Plan. Westbrook, ME: City of Westbrook, 2003.

Environmental Protection Agency. Brownfields Assessment: Westbrook Riverfront. Boston: EPA Region I Report, 2002.

Jones, Herbert G. The Presumpscot River and Its Industrial Development. Portland: Maine Historical Society, 1955.

Maine Historic Preservation Commission. Industrial Survey of Cumberland County. Augusta: MHPC, 1988.

Maine Public Broadcasting. “Maine Medical Center Expansion.” June 2017.

Mainebiz. “Westbrook Office Market Report.” Portland, ME: Mainebiz, 2006.

Portland Press Herald. “Riverfront Plaza Auction Results.” February 2017.

Portland Press Herald. “Westbrook Office Vacancy Crisis.” January 2016.

Portland Press Herald. “Workers Return to Westbrook.” January 2018.

Shettleworth, Earle G., Jr. Maine’s Built Heritage: Historic Structures and Their Stories. Augusta: Maine Historic Preservation Commission, 2006.