Housing & Economic Development Committee — Portland, ME
Date: 2025-11-18
Time: 17:30

Housing & Economic MEMBERS
Development Committee Meeting Councilor Pious Ali, Chair
Tuesday, November 18, 2025 at 5:30 PM Councilor Regina Phillips
 Councilor Kate Sykes
 Councilor Sarah Michniewicz



To submit written public comment on an agenda item, email edd@portlandmaine.gov. Submissions must be
received by 12:00 pm the day before the Housing & Economic Development meeting to guarantee their
inclusion in the agenda packet. All submissions must include the commenter's name and legal address. To help
ensure your comment is submitted for the correct item, please include the name of the agenda item (see below).

REMOTE ACCESS INFORMATION

The Housing & Economic Development Committee will conduct this meeting remotely via Zoom pursuant to
the Remote Meeting Policy adopted by the Portland City Council. Allow your computer to install the free Zoom
app to get the best meeting experience. If you are not able to attend live either in person or via Zoom, a
recording will be available in the Agenda Center following the meeting.

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telephone, please hit *9. You will be unmuted by the host when it is time for public comment.

Please click the Zoom link below to join:

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Webinar ID: 833 2959 8115
International numbers available: https://portlandmaine-gov.zoom.us/u/k7bGb3Tl6

1. Review and accept Minutes of previous meeting held on October 21, 2025.

 a. See attached draft meeting Minutes for review and approval.
 (Public Comment) Review and vote on a recommendation to the City Council
2.
 regarding proposed entertainment license - Councilors Grant and Michniewicz

 a. See attached Memorandum from Councilor Michniewicz.
 b. See attached proposed Ordinance amendments.
 Discussion regarding proposed Large Venue Ordinance - Chair Councilor Ali and
3.
 Councilor Pelletier

 a. See attached proposed Ordinance.
 Presentation: Office of Economic Opportunity, part of the Housing and Economic
4.
 Development Department, overview of programs and services - Melissa Hue

 a. See attached presentation.
 (Public Comment) Review and vote to forward the FYE2025 TIF Annual Report to
5.
 the City Council as a communication item - Greg Watson

 a. See attached Memorandum and FYE2025 TIF Annual Report.
 (Public Comment) Review and vote to forward the Housing and Economic
6. Development Committee's 2025 Annual Accomplishment Report to the City Council
 as a communication item - Greg Watson

 a. See attached 2025 HEDC Annual Accomplishments Report.
7. Communication: Quarter 3 Rent Control Report.

 a. See attached Quarter 3 Report.
 Executive Session: Pursuant to 1 M.R.S.A. 405(6)(C), the Committee will go into
8. executive session to provide staff direction and guidance regarding lease negotiations
 for 166 Riverside Industrial Parkway.



Next Meeting Date: T/B/D


 2

Housing & Economic MEMBERS
Development Committee Meeting Councilor Pious Ali, Chair
Tuesday, November 18, 2025 at 5:30 PM Councilor Regina Phillips
 Councilor Kate Sykes
 Councilor Sarah Michniewicz



To submit written public comment on an agenda item, email edd@portlandmaine.gov. Submissions must be
received by 12:00 pm the day before the Housing & Economic Development meeting to guarantee their
inclusion in the agenda packet. All submissions must include the commenter's name and legal address. To help
ensure your comment is submitted for the correct item, please include the name of the agenda item (see below).

REMOTE ACCESS INFORMATION

The Housing & Economic Development Committee will conduct this meeting remotely via Zoom pursuant to
the Remote Meeting Policy adopted by the Portland City Council. Allow your computer to install the free Zoom
app to get the best meeting experience. If you are not able to attend live either in person or via Zoom, a
recording will be available in the Agenda Center following the meeting.

For public comment via Zoom, you will need to use the "raise your hand" feature. To raise your hand via the
telephone, please hit *9. You will be unmuted by the host when it is time for public comment.

Please click the Zoom link below to join:

https://portlandmaine-gov.zoom.us/j/83329598115?pwd=QnfQQHnN8dDEDPPXS55htOhMV8zKPz.1
Passcode:897371

Phone one-tap:
+13126266799,,83329598115# US (Chicago)
+16469313860,,83329598115# US

Join via audio:
+1 312 626 6799 US (Chicago)
+1 646 931 3860 US
+1 929 205 6099 US (New York)
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+1 669 444 9171 US
+1 669 900 6833 US (San Jose)
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+1 719 359 4580 US
+1 253 205 0468 US
+1 253 215 8782 US (Tacoma)
+1 346 248 7799 US (Houston)
+1 360 209 5623 US
+1 386 347 5053 US

 1

 Page 1
+1 507 473 4847 US
Webinar ID: 833 2959 8115
International numbers available: https://portlandmaine-gov.zoom.us/u/k7bGb3Tl6

1. Review and accept Minutes of previous meeting held on October 21, 2025.

 a. See attached draft meeting Minutes for review and approval.
 (Public Comment) Review and vote on a recommendation to the City Council
2.
 regarding proposed entertainment license - Councilors Grant and Michniewicz

 a. See attached Memorandum from Councilor Michniewicz.
 b. See attached proposed Ordinance amendments.
 Discussion regarding proposed Large Venue Ordinance - Chair Councilor Ali and
3.
 Councilor Pelletier

 a. See attached proposed Ordinance.
 Presentation: Office of Economic Opportunity, part of the Housing and Economic
4.
 Development Department, overview of programs and services - Melissa Hue

 a. See attached presentation.
 (Public Comment) Review and vote to forward the FYE2025 TIF Annual Report to
5.
 the City Council as a communication item - Greg Watson

 a. See attached Memorandum and FYE2025 TIF Annual Report.
 (Public Comment) Review and vote to forward the Housing and Economic
6. Development Committee's 2025 Annual Accomplishment Report to the City Council
 as a communication item - Greg Watson

 a. See attached 2025 HEDC Annual Accomplishments Report.
7. Communication: Quarter 3 Rent Control Report.

 a. See attached Quarter 3 Report.
 Executive Session: Pursuant to 1 M.R.S.A. 405(6)(C), the Committee will go into
8. executive session to provide staff direction and guidance regarding lease negotiations
 for 166 Riverside Industrial Parkway.



Next Meeting Date: T/B/D


 2

 Page 2
 Minutes

 Remote Housing and Economic Development Committee

 October 21, 2025



 NOTE: This meeting was held via Zoom and can be viewed at this link:

 http://www.portlandmaine.gov/1695/Economic-Development-Committee These

  Minutes provide a record of those in attendance, general discussion taking place, and

  motions made.

 A remote meeting of the Housing and Economic Development Committee (HEDC) of

  the Portland City Council was held on Tuesday, October 21, 2025, at 5:30 p.m. via Zoom.

  Present from the HEDC were Chair Councilor Pious Ali, and members Councilors Regina

  Phillips, Sarah Michniewicz, and Kate Sykes. Also present from the City Council was

  Councilor Wesley Pelletier. City staff present were Housing and Community Development

  Division Director Mary Davis, Corporation Counsel Michael Goldman, Assistant City

  Manager Dena Libner, Principal Administrative Officer Lori Paulette, and Housing and

  Economic Development Department Director Greg Watson.

 Item #1: Review and accept Minutes of previous meetings held on September 23,

2025, October 7, 2025 and October 15, 2025.

 On a motion made by Councilor Sykes and seconded by Councilor Phillips, the

Committee voted unanimously to approve the minutes of the September 23rd, October 7th and

October 15th meetings.




 1


 Page 3
 Item #2: Discussion regarding proposed entertainment license.

 Councilor Michniewicz noted that she and Councilor Grant are proposing this ordinance

to create a license for venues with 2,000 seats and over. The proposed ordinance would apply to

Live Nation/Portland Music Holding, Thompson’s Point, and Cross Arena. This is proposed to

provide a tiered approach through an ordinance process and would provide funding for Metro,

for increased multi-modal transportation due to influx of people from events, and an

entertainment fund to support the City’s entertainment and local arts sector.

 There was discussion among the Committee and clarifying questions were raised,

including whether this proposal would apply to events at Payson Park. It was determined that it

would not apply to a festival as it is not a standing entertainment venue. There was also a

suggestion to have a discussion with the County of Cumberland about any contributions to Metro

due to increased traffic trips from entertainment venues. There was additional clarification that

this proposal would not include Merrill Auditorium or any other venue owned and operated by

the City. There were questions regarding when Cross Arena hosts half-house seating and

whether the ordinance takes that into consideration; this would need to be fleshed out regardless

of how many are actually seated. Also, there was discussion as to whether percentages for

imposed fees stop at 3,000 seats at 2%. For venues that have more seats, should percentages

increase in proportion to the number of additional seats. How would the City evaluate venues

that may want to build a 2,000 seat venue but decide on 1,999 seats to avoid compliance.

Corporation Counsel would need to be consulted and provide further review and input.

 There was discussion of passing fees onto consumers and if that could be avoided, which

would need further thought and consideration; however, it was noted that the norm in the

industry is to pass fees onto the consumer.



 2


 Page 4
 There seemed to be some consensus to look into higher percentages included within a

tiered approach based on seating.

 Chair Councilor Ali thanked all and looked forward to having this further refined for

Committee review, to ultimately vote on a recommendation to the City Council.

 Item #3: Discussion regarding Performance Hall Moratorium.

 Chair Councilor Ali noted that he requested Committee members to bring forward any

requested recommendations and to date he has not received anything.

 The Committee discussed possible ways of determining the potential economic impact of

the Live Nation performance venue for both for-profit and non-profit partners in music

promotion, including both positive impacts on area businesses and also how it may disrupt the

eco system for the smaller venues.

 Mr. Watson said that there is a fiscal economic impact report for the venue that was

prepared for the applicant by a third party.

 There was discussion for an economic impact report being done with attention given to

the economic impact on independent venues, with Ms. Libner noting that budgeting additional

funds would need to be considered as a consultant would likely need to be hired for such a

report. Discussion continued on issues such as parking, proximity to other venues, engaging

with other communities that host large venues, hosting a panel discussion of what it is like to

build a large entertainment block in your economic center, perhaps two different economic

analyses – how much benefit to the City from Live Nation, versus what do people want to see

and are interested in, as well as information from the labor unions on employment impacts.

 Mr. Goldman noted for the Committee to look at the Moratorium Order for the scope this

Committee is tasked at looking at, i.e., reviewing City Code chapters 4, 6, 14, and 15 and



 3


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develop amendments for consideration by the Planning Board and City Council to address the

concerns in the Moratorium. To get an extension for more than 6 months, the Committee would

need to show reasonable progress has been made.

 The Committee discussed that it may need to have extra meetings for this issue,

particularly with the holidays coming up.

 Chair Councilor Ali agreed and requested that Committee members provide their

feedback to staff to prepare for upcoming Committee meetings on this subject.

 Item #4: Discussion regarding Rent Control Ordinance Policy.

 Chair Councilor Ali introduced the item and opened it up for discussion. Councilor Sykes

introduced her memo written in response to a staff memo. It is her opinion that any changes

should wait until the City is able to report out on recent changes to enforcement efforts.

 Councilor Pelletier expressed his frustration with how the ordinance is being enforced

and discussed the work and responsibility of the Rent Control Board. He suggested that a

standard operating procedure on enforcement investigations would be helpful.

 Ms. Libner explained that staff proposed amendments were presented to address

enforcement issues and explained that the implementation of the ordinance is an operational

decision and the Committee does not have the authority to direct staff to create a standard

operating procedure. Councilors should direct those requests to the City Manager. Mr. Goldman

also outlined that the City Manager has control over Department operational issues.

 Councilor Michniewicz inquired about the role of the new enforcement position and what

is the expectation of the impact of this role. Ms. Libner responded that the new position will add

capacity to the office and should enable staff to more quickly process license applications and

therefore move investigations through the process more expeditiously.



 4


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 Additional Committee discussion occurred around the process, a request to add the staff

memo to the public process, and included the suggestion that the Rent Board be asked to speak in

a public Committee workshop.

 Chair Councilor Ali suggested that the Committee make a suggestion for the 2026

Committee Workplan to include this topic as one of their top 3 or 4 items.

 Item #5: Executive Session: Pursuant to 1 M.R.S.A. 405(6)(C) and 5 M.R.S.A.

13119-A, the Committee will go into executive session to provide staff direction regarding

possible negotiation for sale of City-owned property at Portland Technology Park.

 Chair Councilor Ali opened the item for public discussion. Seeing none, on a motion

made by Councilor Phillips and seconded by Councilor Sykes, the Committee voted

unanimously to enter executive session at 7:06 pm.

 Meeting adjourned at 7:30 pm on a motion made by Councilor Michniewicz seconded by

Councilor Sykes and approved unanimously.

 Respectfully, Mary Davis and Lori Paulette




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 Page 7
 Mayor and Council Offices
 Mark Dion
 Mayor
 Date: November 18, 2025




To: Pious Ali, Chair and Members of the Housing & Economic Development Committee

From: Sarah Michniewicz, Councilor Dist. 1

Date: November 18, 2025

Subject: Proposed Amendment to Chapter 4 – Establishment of an Entertainment Sector
 Trust Fund and Fee for Large-Capacity Venue Licenses

Background

In March and April 2025, the Portland Planning Board considered a site plan application for the
Portland Music Hall, a 3,300-seat indoor concert venue at 244 Cumberland Ave. In response to
community and Council concerns about traffic, parking, and other impacts, the City Council
approved a moratorium on entertainment venues over 2000 seats on August 11, 2025. While the
Planning Board ultimately postponed its decision, the draft conditions of approval included a
Community Benefits Agreement, proposed by the applicant, Portland Music Holdings, requiring
a financial contribution of $1 per ticket sold, to be divided between Greater Portland METRO
and the local entertainment sector.

The concept that large-capacity venues should reinvest a small portion of their ticket proceeds to
support the creative ecosystem they draw from was supported by members of the public, the arts
community, and City staff.

The amendment to Chapter 4 (Public Entertainment and Amusements) proposed by myself and
Councilor Grant, coming before the Housing and Economic Development Committee tonight,
would formalize this principle in City Code, ensuring consistent treatment of all large-capacity
venues (over 2,000 seats) going forward.

The amendment would establish an Entertainment Sector Benefits Agreement to support
Portland’s creative economy through cash or in-kind assistance such as rehearsal space, venue
upgrades, and other measures to be defined by future ordinance, and a process to receive and
allocate those contributions.




 389 Congress Street, Portland, Maine 04101 | o: 207-756-8241 | council@portlandmaine.gov
 Page 8
Purpose and Intent

The purpose of the proposed amendment is to:

 1. Ensure that large-capacity entertainment operators contribute proportionally to the health
 and sustainability of the entertainment ecosystem in which they operate.

 2. Mitigate economic impacts associated with the consolidation of entertainment markets by
 large corporate promoters, which may weaken small and mid-sized independent venues.

 3. Provide a predictable, transparent framework for contributions tied directly to Chapter 4
 licensing.

This model recognizes that Portland’s independent venues, local musicians, and small producers
form the foundation of the city’s creative identity and economic vitality.

Fee Structure Rationale

This proposal creates a regulatory fee associated with a voluntary license class.

 • Direct Nexus: The fee is directly tied to the regulation of entertainment venues under
 Chapter 4. It mitigates identifiable impacts resulting from large-scale entertainment
 operations, specifically, displacement pressure on smaller venues and reduced access to
 cultural infrastructure.

 • Dedicated Use: Funds collected are not placed in the General Fund. They are restricted to
 the Entertainment Sector, to be used for activities that benefit the same regulated industry
 and the public interest in a stable, diverse entertainment sector.

 • Comparable Frameworks: Similar regulatory fees exist for development impact
 mitigation, stormwater management, and parking. In each case, those who generate
 measurable external impacts contribute to offsetting them.

Basis for the Contribution Amount

The contribution rate proposed, 1–2% of ticket sales, is grounded in:

 1. Precedent: The Portland Music Hall proposal established $1 per ticket as a reasonable
 benchmark for community benefit contributions.

 2. Economic Risk Mitigation: Even one or two small venue closures could cost Portland far
 more in lost employment, tourism spending, and downtown vitality than the modest
 contributions proposed. Independent studies estimate that every $1 spent on local live

 389 Congress Street, Portland, Maine 04101 | o: 207-756-8241 | council@portlandmaine.gov
 Page 9
 performance generates $3–$5 in secondary economic activity.


 3. Fairness and Proportionality: For venues selling tens of thousands of tickets annually, this
 contribution represents a minimal share of overall revenue, well below standard industry
 service fees, yet provides a meaningful reinvestment in the ecosystem that sustains the
 industry.

Administration

The Entertainment Sector Benefit Agreement would be administered by an entity designated by
ordinance—potentially the Portland Development Corporation (PDC) or a similar body—with
clear guidelines for fund allocation, transparency, and annual reporting to Council.

Summary

This amendment ensures that Portland’s expanding entertainment economy grows responsibly
and sustainably, with shared benefits across the creative community. By codifying a consistent
contribution structure, the City would:

 • Protect small and mid-sized venues from market displacement,

 • Strengthen Portland’s identity as a creative capital, and

 • Establish a fair, transparent framework that mirrors successful national and international
 models.

Thank you for considering this proposal.
Sarah Michniewicz
Councilor, District 1




 389 Congress Street, Portland, Maine 04101 | o: 207-756-8241 | council@portlandmaine.gov
 Page 10
City of Portland Amusements
Code of Ordinances Chapter 4
Sec. 4-1 Rev. 6-7-12


 Chapter 4 AMUSEMENTS*



*Cross reference(s)Zoning regulation of adult business establishments, §
14373 et seq.

State law reference(s)Pinball machines, 8 M.R.S.A. § 441 et seq.



Art. I. In General, §§ 41415
Art. II. Amusement Devices, §§ 416440
 Div. 1. Generally, §§ 416425
 Div. 2. License, §§ 426440
Art. III. Entertainment, §§ 441470
 Div. 1. Generally, §§ 441450
 Div. 2. License, §§ 4514-56
 Div. 3. Standards for Entertainment Pursuant to a License,
 §§ 4574-70
Art. IV. Gaming, §§ 471482
 Div. 1. Generally, §§ 471480
 Div. 2. License, §§ 481482
Art. V. Nudity in Licensed Businesses, §§ 483496
 Div. 1. Generally, §§ 483, 484
 Div. 2. License, §§ 485497



* * *

 ARTICLE III. ENTERTAINMENT*



 *State law reference(s)Dances, 8 M.R.S.A. § 161 et seq.; special permit
for music, dancing or entertainment, 28 M.R.S.A. § 702.


 DIVISION 1. GENERALLY

Sec. 441. Purpose.

 The purpose of this article is to control the issuance of
special permits for entertainment.




 4-1
 Page 11
City of Portland Amusements
Code of Ordinances Chapter 4
Sec. 4-4 Rev. 3-7-2016

(Code 1968, § 907.1; Ord. No. 23180, 122280; Ord. No. 3495, 7595; Ord. No.
165-06/07, 4-4-07; Ord. No. 285-19/20, 7-15-2019)

Sec. 442. Definitions.

 Terms used in this article shall have their common meaning
except that the definitions set forth in chapter 15 and/or in
this section shall apply unless the context clearly indicates
that a different meaning is intended.

 Entertainment shall mean and include any event to which the
public is invited or allowed to watch, listen to, or participate
in; or is conducted for the purposes of holding the attention
of, gaining the attention of, or diverting or amusing patrons or
guests, including, but not limited to any of the following:

 1. Dancing by patrons to live or recorded music;

 2. The presentation of music played on sound equipment
 operated by  an agent  or contractor of the
 establishment, commonly known as ‘disc jockey’ or
 ‘DJ’;

 3. The playing of background music, except where the
 background music cannot be heard beyond the limits of
 the premises on which the music is being played;

 4. The presentation of live music whether amplified or
 unamplified;

 5. The presentation of music concerts, or other similar
 forms of musical entertainment from any source; or

 6. Any other live performance, including, but not limited
 to, presentations by single or multiple performers,
 such as hypnotists, comedians, dance arts, concerts,
 dances, live bands, karaoke or other live music.


 Entertainment Sector Benefit Agreement means an agreement
between the City and a Large Capacity Venue licensee pursuant to
which the licensee provides financial contributions to the
City’s Entertainment Sector Trust Fund and/or in-kind
contributions to support Portland’s entertainment sector.

 Indoor Entertainment shall mean entertainment that is
conducted within a fully enclosed building or structure,



 4-2
 Page 12
City of Portland Amusements
Code of Ordinances Chapter 4
Sec. 4-4 Rev. 3-7-2016

including ensuring that all windows and doors remain closed
during the time that entertainment is occurring.

 Large Capacity Venue means an entertainment venue with a
capacity of 2000 or more people based on the certificate of
occupancy for the premises, other than a venue owned by the
CiIty.

 Outdoor Entertainment shall mean entertainment that is
conducted outside of a fully enclosed building or structure, or
is conducted within a building or structure in any manner such
that the sound generated by that entertainment is intentionally
projected outside of that building or structure.
(Code 1968, § 907.3; Ord. No. 23180, 122280; Ord. No. 3495, 7595; Ord. No.
165-06/07, 4-4-07; Ord. No. 285-19/20, 7-15-2019)

* * *

 DIVISION 2. LICENSE*



 *Cross reference(s)Licenses and permits generally, Ch. 15.


Sec. 451. Required.

 (a) No person shall conduct, or permit to be conducted on
a premises, or other location owned or controlled by that
person, any entertainment without first obtaining a license as
provided in this Article.

 (b) Single Event Entertainment License – Private Property.
A Single Event Entertainment License – Private Property shall
allow the licensee to conduct a single indoor or outdoor
entertainment event lasting no more than eight hours in one 24-
hour period at the premises for which the license is issued. No
more than five Single Event Entertainment Licenses may be issued
for events at any one premises in any twelve-month period.

 (c) Single Event Entertainment License – Public Property.
A Single Event Entertainment License – Public Property shall
allow the licensee to conduct a single indoor or outdoor
entertainment event lasting no more than eight hours in one 24-
hour period on City-owned property. Multiple events by the same
party and on the same City-owned property may be combined into
one license.




 4-3
 Page 13
City of Portland Amusements
Code of Ordinances Chapter 4
Sec. 4-5 Rev. 7-15-2019

 (d) Indoor Entertainment License. An Indoor Entertainment
License shall allow the licensee to conduct indoor entertainment
only at the premises for which the license is issued.

 (e) Outdoor Entertainment License. An Outdoor
Entertainment License shall allow the licensee to conduct
outdoor entertainment only at the premises for which the license
is issued.

 (f) Combined Entertainment License. A Combined
Entertainment License shall allow the licensee to conduct indoor
and/or outdoor entertainment at the premises for which the
license is issued.

 (g) Large Capacity Entertainment License. Large Capacity
Entertainment License means an entertainment license issued
pursuant to subsections 4-51(d), (e), or (f) for entertainment
at a Large Capacity Venue.

 (hg) Expanded Entertainment Addendum. An Expanded
Entertainment Addendum shall be in addition to any entertainment
license and shall allow the licensee to conduct after-hours
entertainment and/or to exceed the applicable sound limits.
Expanded Entertainment Addendum shall be at the sole discretion
of the City Manager.
(Code 1968, § 907.2; Ord. No. 23180, 122280; Ord. No. 3495, 7595; Substitute
Ord. No. 310-A-01, § 1, 8-20-01; Ord. No. 165-06/07, 4-4-07; Ord. No.250-
07/08, 5-19-08; Ord. No. 163-11/12, 5-7-12; Ord. No. 165-15/16, 3-7-2016;
Ord. No. 18-17/18, 8212017; Ord. No. 285-19/20, 7-15-2019)

--------
*Editor’s Note: Sections 4-51.5 thru 4-51.7 Moratorium on issuance of late-
night entertainment licenses expired on October 17, 2006, pursuant to Ord.
No. 216-05/06, passed on 6-5-06.
--------

Sec. 452. Application.

 (a) Application for a license under this division shall,
in addition to the requirements of Chapter 15, be submitted on
forms provided by the City. Applications shall specifically
include:

 1. The name and contact information of the owner or
 person in control of the building and/or premises;

 2. The name and contact information of the person
 responsible for the entertainment, who shall be




 4-4
 Page 14
City of Portland Amusements
Code of Ordinances Chapter 4
Sec. 4-6 Rev. 6-7-12

 available to respond to inquiries of the City at all
 times while entertainment is taking place;

 3. The location of the premises; and

 4. A plan of the premises, giving in detail the
 dimensions and diagram of space to be used for
 dancing, seating, toilet rooms, and means of egress.

Applicants must provide all required information and pay all
required fees before a license application will be considered.


 * * *

 (f) Entertainment Sector Benefit Agreement. The purpose of
 Entertainment Sector  Benefit  Agreements and  the
 Entertainment Sector Trust fund established by this
 subsection (f) is to promote the city’s creative
 economy and spaces for the arts, preserve the
 character and vitality of the arts and entertainment
 community and enhance accessibility for local artists,
 entertainers and residents.

 1. As a  condition of  receiving a  Large  Capacity
 Entertainment License, applicants, other than the
 City, must enter into an Entertainment Sector Benefit
 Agreement with the City, which agreement is subject to
 review and approval by the City Council.

 2. Any holder of a valid Large Capacity Entertainment
 License as of the effective date of this subsection
 (f), other than the City, must enter into an
 Entertainment Sector Benefit Agreement with the City
 prior to the second license termination date after
 said effective date. Such agreement is subject to
 review and approval by the City Council.

 3. The total value of financial and in-kind benefits that
 an applicant will be required to provide under an
 Entertainment Sector Benefit Agreement shall be the
 equivalent of a percentage of the ticket price of each
 ticket sold for each entertainment event held at the
 licensed premises, adjusted for premises capacity, as
 set forth in the following table:




 4-5
 Page 15
City of Portland Amusements
Code of Ordinances Chapter 4
Sec. 4-6 Rev. 6-7-12




 Premises Capacity Percentage of base
 ticket price
 2000-2499 1.0%
 2500-2999 1.5%
 3000 or more 2.0%

 The decision whether to accept an in-kind contribution
 in lieu of a financial contribution from an applicant
 under an Entertainment Sector Benefit Agreement will
 be in the City Council’s discretion, in accordance
 with the City ordinance governing the Entertainment
 Sector Trust Fund.

 For purposes of this paragraph, the term “base ticket
 price” means the cost of entry for an event excluding
 applicable taxes and third-party service and delivery
 fees. For example, if an entertainment license holder
 holds an event in its premises that have a capacity of
 2200 people and sells 1500 tickets with a base ticket
 price of $50 each and 700 tickets with a base ticket
 price of $75 each, the amount due to the City would be
 as follows:

 [(1500x$50)+(700x$75)]x0.01 = $1,275.00.

 4. Prior to execution of the first Entertainment Sector
Benefit Agreement created under this subsection (f), the City
Council will adopt an ordinance establishing an Entertainment
Sector Trust Fund to hold any funds paid to the City pursuant to
any Entertainment Sector Benefit Agreements and creating
procedural rules for the disbursement of such funds to the
entertainment sector. Such financial and in-kind contributions
shall be used to provide benefits to entertainers and
entertainment businesses in Portland, including, but not limited
to, the use or improvement of spaces used for entertainment
events, rehearsals, or community events; materials, equipment,
or services that are reasonably necessary for artists or
entertainment businesses; funding for education and training of
artists and entertainment business staff; and similar expenses.




 4-6
 Page 16
MARK DION (MAYOR)
PIOUS ALI (A/L) CITY OF PORTLAND SARAH MICHNIEWICZ (1)
 WES PELLETIER (2)
APRIL D. FOURNIER(A/L) IN THE CITY COUNCIL REGINA L. PHILLIPS (3)
BEN GRANT(A/L) ANNA BULLETT (4)
 KATE SYKES (5)


 AMENDMENT TO PORTLAND CITY CODE
 CHAPTER 14, ARTICLE 6, SECTION 6.8.14(A)
 RE: ENTERTAINMENT BUSINESSES IN THE B-3 AND WCZ ZONES
 WHEREAS, on August 11, 2025, the City of Portland adopted a 180-day moratorium on
 theaters or performance halls with a capacity exceeding 2,000 people; and

 WHEREAS, within the B-3 and WCZ Zones, Chapter 14 Article 6, Section 6.8.14(A) of
 the City Code currently requires 100 feet of separation between entertainment
 businesses ‌(i.e., businesses that require entertainment licenses pursuant to Chapter
 4-51 of the City Code); and

 WHEREAS, Chapter 4 of the City Code does not contain a separation requirement as a
 prerequisite to entertainment licensing, despite such a requirement appearing in the
 land use code, which could potentially cause confusion; and

 WHEREAS, currently, any business in the B-3 or WCZ zones that allows or provides
 dancing, live music, karaoke, background music loud enough to be heard outside the
 premises, or the like is defined as an “entertainment business” subject to the 100-foot
 separation rule in Section 6.8.14 of Chapter 14 of the City Code; and

 WHEREAS, the 100-foot separation rule is hurting small and medium-sized
 entertainment businesses in the B-3 and WCZ zones and preventing them from
 providing sought-after entertainment; and

 WHEREAS, for larger venues in the B-3 and WCZ zones, the 100-foot separation rule is
 too small to meaningfully diffuse the impact of these larger entertainment venues on
 public safety and on public facilities such as streets and sidewalks; and

 WHEREAS, the Council finds that a larger separation distance in the B-3 and WCZ
 zones, applicable to fewer venues, would appropriately balance the City’s goals of
 economic development and impacts to public facilities and public safety; and

 WHEREAS, the Council finds that the impacts on public facilities and public safety in the
 B-3 and WCZ zones from entertainment venues with fewer than 1,000 attendees are
 too small to merit a separation rule, whereas impacts to public facilities and public




 Page 17
safety from larger entertainment venues in these zones requires a separation buffer
larger than 100 feet; and

WHEREAS, based on the testimony, public comment, and other information submitted
to the City Council, the City Council finds that the below amendments to Chapter 14,
Article 6, Section 6.8.14 and to Chapter 4 of the City’s Code of Ordinances are justified
to prevent an overburdening of public facilities and for the preservation of the public
health, safety, and welfare;

NOW, THEREFORE, pursuant to its authority in 30-A M.R.S. § 3001, and
notwithstanding the provisions of 1 M.R.S. § 302, the Portland City Council hereby
ordains that this Ordinance shall be retroactive to December 1, 2024, and that this
Ordinance therefore applies to any proceeding, application, petition, or request for
approval that was not pending before any officer, board, or agency of the City on or
before that date;

BE IT ORDERED that Chapter 14, Section 6.8.14 of the City Code is hereby amended
as shown in the attached Exhibit A, which is incorporated by this reference as if set forth
in full; and

BE IT FURTHER ORDERED that Section 4-57.5 of Chapter 4 of the City Code is
hereby amended as shown in the attached Exhibit B, which is incorporated by this
reference as if set forth in full; and

BE IT FURTHER ORDERED that to the extent any provision of this Ordinance is
deemed invalid by a court of competent jurisdiction, the balance of the Ordinance that
shall remain shall be considered valid.




 Page 18
 EXHIBIT A
6.8.14 Entertainment businesses in the B-3 and WCZ zones
A.​ The following definitions shall apply to this Section 6.8.14.
 1.​ “Entertainment business” means a business or other entity or operation
 that has or is required to have an entertainment license under Chapter 4,
 Section 4-51 of the City of Portland Code of Ordinance.
 2.​ “Large entertainment business” means an entertainment business with a
 seating capacity of 1,000 or more.
 3.​ “Main entrance” means one or more public entrances to an entertainment
 business, each of which is intended for pedestrian access by the public
 (including by patrons, customers, and/or visitors) to the portion of the
 building or facility that is open to and expected to be used by the
 business’s patrons for licensed entertainment.
B.​ This ordinance shall not apply to any entertainment business that does not allow
 amplified entertainment.
C.​ In the B-3 and WCZ zones, no main entrance of any large entertainment
 business maybe located within 750 feet of a main entrance of any other large
 entertainment business. For the purposes of this Section 6.8.14, the distance
 between large entertainment businesses’ main entrances shall be measured as
 the shortest straight-line distance between the two main entrances at issue,
 measured in a geometrically straight line, without regard to intervening
 structures, uses, or other topographical features.

D.​ Any large entertainment business located in the B-3 or WCZ zones that was
 legally operating within 750 feet of another large entertainment business on or
 before December 1, 2024, shall be considered a lawfully nonconforming use
 subject to the standards of Article 4 of this Code, except that any such business
 shall not be deemed to have discontinued its entertainment use under Article 4
 unless such business ceases its entertainment use for two years or more. Any
 such large entertainment business shall continue to be considered a large
 entertainment business for the purpose of administering this dispersal
 requirement for a new, expanding, or relocating entertainment business in the
 B-3 and WCZ zones.




 Page 19
E.​ Where two or more entertainment businesses operate on one site, and where
 each business entity requires or has a separate business license, or displays in a
 manner visible from public property separate business trademarks, logos, service
 marks, or other mutually identifying names or symbols, each business entity shall
 be counted as a separate entertainment business for the purposes of this
 section.

F.​ Following a hearing held pursuant to Chapter 15, Section 15-10 of the City of
 Portland Code of Ordinances, the Building Authority may impose conditions on
 the food service license of any entertainment business in the B-3 and WCZ
 zones that operates between 1:00 a.m. and 4:00 a.m. to maintain or improve
 public safety. Such conditions may be imposed following a written
 recommendation from the Portland Police Department that such conditions are
 necessary. The Building Authority’s decision may be appealed to the City
 Manager pursuant to Chapter 15, Section 15-9 of the City of Portland Code of
 Ordinances. Nothing in this section shall be construed to limit the Building
 Authority’s authority in Chapter 15 to deny, suspend, or revoke any license
 pursuant to the standards and process in that chapter.




 Page 20
 EXHIBIT B

Sec. 4-57.5. Restricted Locations
​ No entertainment license may be issued to any business or other entity unless
such business or entity either complies with the terms of Section 6.8.14 of Chapter 14 of
the City Code or qualifies as a lawfully nonconforming use under the provisions of that
same Code section.

​ Notwithstanding any other provision of this article, no new licenses shall be
issued in the B-3c zone to drinking establishments and chemical-free night clubs, as
defined in section 14-47. For purposes of this section, renewal of an existing license by
the party holding the license on the date of enactment shall not be considered a new
license. Any transfer of ownership shall be considered a new license.




 Page 21
 City of Portland

Office of Economic
 Opportunity

11/18/2025 HEDC Presentation




 Page 22
  Natural Helpers
Leadership Program
Investing in Community Leaders for
 Transformative Change
 City of Portland Maine, Office of Economic Opportunity




 Page 23
 Community Impact
 As a part of the Natural Helpers Program, each Natural Helper commits to Impact 5 and Teach 10 people throughout the
Fellowship. Natural Helpers tend to exceed this, impacting 30 people on average, and sharing information with many more.
 In 2025:


 Over 1,700 touch points were
 made in the community
 Example Stories:


 600+ people attended NH
 speaking engagements João and the Shelter




 880+ people were reached
 via media communication

 Francys’s Multicultural
 Festival
 500+ people attended events
 hosted by Natural Helpers


 Page 24
Page 25
Natural Helpers Webinar Series




 Melissa Hue Aram Guptill
 Director Project Specialist




 Page 26
 City of Portland

  Shelter Health
 Access Program
A community approach to mental and physical health and
 wellness as a pathway to belonging, opportunity and
 integration




 Page 27
 A Citywide Collaboration
This program is powered by collaboration across city departments and partners working toward a shared goal.
The City of Portland’s Parks & Recreation Department provides space and transportation, the Social Services
Department coordinates with residents and shelter operations, and the Department of Housing and Economic
Development brings together partners, programming, and local work opportunities.




 Space + Transportation Shuttles



 Resident Coordination + Support



 Work + Volunteer Opportunities




 Page 28
Pilot 1 Community Partnerships




 Hearts of Pine Maine Afro Yoga Project Men Connect New In Her Presence
 Mainers Program
 Portland’s Culturally rooted Maine-based Portland non-profit
Professional Soccer local organization program promoting focused on
 Team organizing offering trauma healthy masculinity empowering
weekly soccer pick informed yoga and and cultural immigrant women
 up games zumba classes integration for men through education
 Page 29
 Proven Impact
The impact of this pilot, as reflected in participant feedback, engagement levels, and observed shifts in confidence and
 community connection, highlights the power of investing in holistic wellbeing as a pathway to long-term integration




 34 Shelter Residents
 participated in the first Pilot
 Example Stories:


 87% reported an increased 12+ Women Enrolled in
 ability to manage stress Programming




 87% reported developing a
 more positive self view

 Hearts of Pine Work
 Opportunity
 93% reported feeling more
 connected to others


 Page 30
 Program Findings
With space to move, reflect, and release, participants gained the clarity and confidence to set goals, imagine new paths
 forward, and believe in their ability to achieve them. Most important to them, was accessing work opportunities.




 The word cloud shows that “confidence” is
 by far the most frequently cited emotion
 participants feel they’ve learned to express.




 Goal Support Personal Goal Setting Future Planning Personal Control
 An overwhelming 61.3% have developed 82.4% say the program 74.2% feel more in control
 90.6% would like help short-term goals, while helped them think about of their decisions and
 taking steps toward a 38.7% have set long-term their future, 14.7% say emotions, with 19.4%
 personal goal, with goals since the program. ‘somewhat’, and only 2.9% reporting ‘a little more’,
 Nearly half of respondents (48.4%)
 9.4% unsure. responded ‘not really’. and just 6.5% reporting ‘no
 prioritized work as their top
 change.’
 resource need, followed by
 education and training.
 Page 31
 City of Portland
 Immigration Legal
Began in 2020 Aid Clinic
Free, Virtual Appointments available
twice per month
Volunteer lawyers can assist with
questions regarding:
 Family Based Immigration
 Diversity Visa Lottery
 Temporary Protected Status
 Work Permits
 Becoming a US Citizen
 Permanent Residency

 Expanded # of volunteer lawyers
 to nearly double appointment
 2024: 7 lawyers, 65 appointments
 availability in 2025 2025: 11 lawyers, 110 appointments
 Page 32
 The ESOL Collaborative comes together regularly to
 foster a multidimensional and intersectional approach
 to English language access, identifying gaps in access,
 reducing service duplication and coordinating efforts
 to improve individual and collective learning results.
 Additionally, the ESOL Collaborative strengthens inter-
 organizational communication and resource sharing
 to better serve Portland’s multilingual communities.




Page 33
 Portland Professional
 Connections


Programming targeted for:

 Trained Professionals

 Foreign trained or highly trained individuals looking to grow their
 networks and align their work with their training and skilsets



 Entry Level Professionals Thanks to the support of:

 Job seekers new to the job market, newly arrived in the US or looking to
 re-enter the workforce after a period away


 Page 34
 Climate Resiliency
 Needs Assessment
 This project aims to assess the climate-related needs,
 risks, and barriers facing immigrant and low-income
 communities across Portland, Maine. Results will guide
 programming, resource development, and policy
 recommendations to ensure these communities are
 better included in climate planning, preparedness,
 and adaptation efforts.
The assessment aims to capture experiences and needs related to:



 1 Climate Migration 3 Home Weatherization + Adaptation

 Understanding how climate pressures are Exploring needs around home insulation,
 driving movement into, out of, or within the energy efficiency, and climate-proofing
 city housing


 2 Emergency Preparedness 4 Kmowledge and Accessibility

 Gauging community readiness for extreme Ensuring all communities can access
 weather and other climate-related climate resources, education, and have a
 emergencies voice in planning and policy


 Page 35
City of Portland | Housing and Economic Development Department
Gregory P. Watson, AICP
 Director
​ ​



 MEMORANDUM

TO:​ ​ ​ Chair and Members of the Housing and Economic Development
 Committee
​
FROM:​ ​ Greg Watson, Director
​ ​ ​
DATE:​ ​ November 7, 2025

SUBJECT:​ ​ FYE 2025 Annual TIF District Activity Report for Review and Vote to
 Forward it to the City Council as a Communication Item

 ​ ​ ​ ​
I.​ ONE SENTENCE SUMMARY

As required in accordance with the Portland City Council’s Tax Increment Financing (TIF)
Policy, an Annual TIF District Activity Report is to be provided to the City Council.

II. ​ DESCRIPTION

The City of Portland TIF Policy requires that an Annual TIF District Activity Report be provided
to the City Council, and the attached report is being presented to the Committee for review and
vote to forward to the City Council as a communication item.

III. BACKGROUND

City TIF Policy requires the preparation and presentation of an annual TIF district activity
report. The FYE 2025 TIF Annual Report represents the 13th year of reporting.


Below represents City Council actions taken during FY2025 – targeted at Affordable Housing
TIF Districts. Please see table below for 2025 Area Median Income (AMI) income limits.




 389 Congress Street, Portland, ME 04101 – www.portlandmaine.gov – (207) 874-8683

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 Page 36
Number in 1 2 3 4 5 6 7
Household
50% AMI $45,450 $51,950 $58,450 $64,900 $70,100 $75,300 $80,500
60% AMI $54,500 $62,350 $70,150 $77,900 $84,150 $90,400 $96,600
80% AMI $72,700 $83,100 $93,500 $103,85 $112,20 $120,50 $128,80
 0 0 0 0
100% $90,900 $103,85 $116,85 $129,80 $140,20 $150,60 $161,00
AMI 0 0 0 0 0 0
120% $109,05 $124,60 $140,20 $155,75 $168,25 $180,70 $193,15
AMI 0 0 0 0 0 0 0


 The City Council took up the following items during FY2025:
 A.​ Approved an Affordable Housing TIF (AHTIF) District with Woodfords
 Phase I, LP at 186 Woodford Street to construct a 51-unit elderly
 residential rental housing project, of which all units will be occupied by
 households with income not exceeding 60% of area median income. This
 is a 30-year AHTIF District capturing 75% of the increased assessed
 value annually. This was approved by the City Council on July 15, 2024,
 followed by Maine State Housing Authority (MSHA) approval on
 September 24, 2025.

 B.​ Approved an AHTIF District with Woodfords Phase II, LP at 202
 Woodford Street for the construction of an addition to and renovation of a
 building into a 41-unit residential rental housing project for seniors, of
 which all the units will be occupied by households with income not
 exceeding 60% of area median income. This is a 30-year AHTIF District
 capturing 75% of the increased assessed value annually. This was
 approved by the City Council on July 15, 2024, followed MSHA
 approval on August 29, 2024.

 C.​ Approved amending the Downtown Transit Oriented Development and
 Omnibus Tax Increment Financing District to make 70 East Oxford Street
 its own, freestanding AHTIF District. The City Council approved this
 Amendment at its August 19, 2024, meeting, followed by MDECD
 approval on September 19, 2024.


 389 Congress Street, Portland, ME 04101 – www.portlandmaine.gov – (207) 874-8683

 2 of 46

 Page 37
 D.​ Approved an AHTIF District with COMB Block Phase I, LP at 70 East
 Oxford Street for the construction of a 55-unit residential rental housing
 project for individuals and families, 50 units of which will be occupied by
 households with income not exceeding 60% of area median income, and
 the remaining 5 units will be market rate units. This is a 30-year AHTIF
 District capturing 75% of the increased assessed value annually. This
 was approved by the City Council on August 19, 2024, followed by
 MSHA approval on September 19, 2024.

 E.​ Approved an AHTIF District with Atlantic Affordable Apartments LP at
 42 Atlantic Street for the construction of a 30-unit residential rental
 housing project for individuals and families, for which all units will be
 occupied by households with income not exceeding 60% of area median
 income. This is a 30-year AHTIF District capturing 75% of the increased
 assessed value annually. This was approved by the City Council on
 August 19, 2024, followed by MSHA approval on August 29, 2024.

 F.​ Approved an amendment to the 337 Cumberland Avenue AHTIF District
 and the associated Credit Enhancement Agreement with YFO Resource
 Hub LP at the September 16, 2024, meeting. This amendment includes
 the original 60-unit residential rental housing project but with 29 of the
 units to be occupied by households with income not exceeding 50% of
 area median income and 19 of the units to be occupied by households
 with income not exceeding 60% of area median income, with the
 remaining 12 units still to be market rate units. This is a 30-year AHTIF
 District capturing 75% of the increased assessed value annually. This
 was approved by the City Council on September 16, 2024, followed by
 MSHA approval on October 15, 2024.

  G.​ Approved an amendment to the AHTIF District at 2 Riverton Park and
 associated Credit Enhancement Agreement for the Riverton Park AHTIF with
 Riverton Park, LP. This amendment was approved by the City Council on May
 5, 2025, followed by MSHA approval on May 29, 2025.

  H.​ Approved the City’s Affordable Housing Development and TIF District
 Application for future AHTIF Districts at its May 5, 2025, meeting.

  I.​ Approved Assignment of Credit Enhancement Agreement for the
 Powerpay/Portland Public Market Municipal Development and TIF District held
 by East End Corporation to Maine Public Broadcasting Corporation at its May
 19, 2025, meeting.

389 Congress Street, Portland, ME 04101 – www.portlandmaine.gov – (207) 874-8683

 3 of 46

 Page 38
As of 6/30/2025, there are:

 A.​ Two (2) active Commercial TIF District CEAs;

 B.​ One (1) active commercial TIF CEA for a market rate and affordable housing
 development, known as the McAuley TIF District;

 C.​ Twenty-six (26) active Affordable Housing TIF District CEAs;

 D.​ One (1) Transit Oriented TIF District and CEA at Thompson’s Point

 E.​ Three area-wide TIF Districts (Waterfront, Downtown Transit Oriented
 Development, and Bayside) which include a CEA in the Waterfront TIF with
 Waterfront Maine.

The Report also has a table showing the past five-year trend, as well as an Appendix which lists
all the current TIFs and financial activity associated with each district.

 IV. INTENDED RESULT AND/OR COUNCIL GOAL ADDRESSED

 The FY2025 TIF Annual Report is being submitted to the Committee for review and a vote
 recommending to forward this to the City Council as a communication item.

 V. FINANCIAL IMPACT

 There is no financial impact with this communication item.

 VI. STAFF ANALYSIS AND RECOMMENDATION

 Staff recommends that the Committee review and vote to forward this Annual Report to the City
 Council as a communication item.

 Attachment: FYE 2025 TIF Annual Report




 389 Congress Street, Portland, ME 04101 – www.portlandmaine.gov – (207) 874-8683

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 Page 39
 Tax Increment Financing

 Fiscal Year 2025 Annual Report
 From July 1, 2024 through June 30, 2025


Prepared by the Housing and Economic Development Department

 Report prepared 11/2025




 1


 5 of 46

 Page 40
 Table of Contents

1. Introduction 3

2. Definitions 3

3. Revised Tax Increment Financing (TIF) Policy Adopted by City Council on
 February 22, 2021 4

4. TIF Overview and Value 7

5. TIF District Approval Process 7

6. City Council Actions During FY2025 8

7. Statutory Limitations for TIF Districts 10

8. Tax Sheltering Benefits 10

9. TIF Districts in Portland 11

10. TIF District Financial Overview for Fiscal Year 2025 13

11. Example of a Performing TIF 15

Attachments:

 A. TIF Policy Amended and Adopted February 22, 2021
 B. Summary of All Approved TIF Districts
 C. Map Highlighting Current TIF Districts
 D. Spreadsheet Showing Individual TIF Districts and Area Wide Amounts




 2


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 Page 41
1. Introduction

 City TIF Policy requires an Annual Report, to the City Council Committee and full City
 Council, regarding TIF District activity. This Report provides an overview of the TIF District
 Program, Portland’s utilization of TIF Districts to date, and TIF District financial value
 impacts.

2. Definitions

 Commonly used terms, included in this Report, include:

 “Captured Assessed Value” means increased assessed value retained in a TIF District each
 year during its term.

 “Credit Enhancement Agreement (CEA)” means the agreement between the City and the site
 specific TIF District Developer whereby it includes the terms under which the City will
 provide a portion of the Retained Tax Increment Revenue back to the Developer.

 “Current Assessed Value” means the then current assessed value of the property located in the
 TIF District to be determined by the City Assessor as of April 1 of each year during the term of
 the District.

 “District” means that portion of property depicted on a map to apply to the TIF.

 “Increased Assessed Value (IAV)” means the valuation amount by which the Current Assessed
 Value exceeds the Original Assessed Value (OAV). If the Current Assessed Value is less than
 or equal to the OAV, there is no Increased Assessed Value in that year.

 “Infrastructure” is defined, but not limited to: traffic upgrades, public parking facilities,
 roadway improvements, lighting, sidewalks, water and sewer utilities, storm water
 management improvements, and placing above ground overhead electric and telecom-
 munications lines underground.

 “Non-Captured Value (NCV)” means the value over and above the OAV (defined below) that
 is not captured by TIF percentage capture rates, with associated taxes from NCV returned to
 the General Fund.

 “Original Assessed Value (OAV)” means the assessed value of the property in the TIF District
 as of March 31 of the year that it was created. For instance, if a TIF District was approved as
 of the date of this report, or November 2025, the OAV would be the taxable assessed value of
 the property on March 31, 2025. All taxes from the OAV go into the City’s General Fund.

 “Property Taxes” means any and all property taxes levied, charged or assessed against the
 property by the City or on its behalf and actually paid to the City, but excluding any county,
 state, or special District taxes that are separately levied, charged, or assessed against the
 property.

 3


 7 of 46

 Page 42
 “Retained Tax Increment Revenues” means that portion of the Property Taxes paid with
 respect to the Captured Assessed Value.

 “Tax Year” means April 1 to March 31.

3. Revised TIF Policy Adopted by City Council on November 20, 2017 and on February 22,
 2021

 Revised TIF Policy of November 20, 2017

 Pursuant to City Council Order 61 passed September 19, 2016, the City Council referred to
 the Economic Development Committee (EDC) consideration of amendments to the current
 TIF policy, including, but not limited to provisions for:

 A. Local Hire;
 B. Ethnic and Gender Diversity;
 C. Economically Disadvantaged Participation;
 D. Veteran Preference;
 E. Adherence to State or Federal Prevailing Wages; and,
 F. Participation in a Job Training or Apprenticeship Program.

 The Order further requested the EDC report their findings and recommendation on amending
 the current TIF Policy to the City Council.

 The EDC began its review for possible amendments to the TIF policy in April 2017.
 On November 20, 2017, the City Council reviewed the EDC’s recommendation and adopted
 revised City TIF Policy in support of both private development projects and public
 investment in municipal economic development programs and infrastructure investment.
 Revised City Policy includes:

 A. Addition of State prevailing wage requirements in the construction phase of a
 TIF CEA and annual report about this to the City Council, further detailed below;

 B. Equal employment opportunities and nondiscrimination;

 C. Increasing the capture rate and the term for affordable housing projects; and,

 D. Housekeeping amendments.

 The EDC also recommended that the City look into establishing and sponsoring a Workforce
 Job Training program to be funded by area-wide TIF Districts, as well as having the City
 Manager and/or his/her designee undertake an analysis of the costs associated with the City
 undertaking an Employment Disparity Study.

 Workforce Training Funding: On October 15, 2018, the City Council approved
 amendments to the three area-wide TIF Districts – Bayside, Downtown TOD TIF, and

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 Page 43
Waterfront TIF – to include workforce training as a use of TIF funds. Workforce training
funding has been included in the municipal budgets beginning with FY2020. .

In FY2023, FY2024, and FY2025, the City entered into a Memorandum of Understanding
with the Portland School Department, through Portland Adult Education (PAE), to fund
workforce training programs up to $200,000. For FY2025, PAE’s programs utilizing TIF
funds included Bank Teller Program, in partnership with many financial institutions, to train
internationally trained individuals with backgrounds in finance and accounting to become
bank tellers and fulfill other similar roles; Supported CNA Program offering digital lab
access, career advisors, and facilitation of CASAS Test and CNA Exam, together with
foundational math and healthcare essentials; English and Job Prep for New Arrivals which
includes intensive employment advising to support students in their job search; Clean Energy
Pre-Apprenticeship Training Program for internationally-trained professionals who have prior
experience or education in engineering, science, math, or construction to retool and enter
electrical and HVAC positions in the clean energy sector; Transportation Careers – which
includes CDL B Permit prep, digital skills, and career exploration; and, ESOL Instruction for
low-level English Speakers with Certified ESOL instructor. These programs have resulted in
students being hired as tellers, drivers, CNAs, and HVAC technicians, and increased their
skills, English language, and knowledge of the culture at the workplace.

Employment Disparity Study: The City Manager’s office conducted a limited analysis for
the costs of such a study and determined it was not cost effective.

State Prevailing Wage Requirement in Construction Phase of a TIF-Assisted Project:

Per TIF Policy:

 “Any firms employed in the construction phase of a TIF-assisted project must
 compensate all employees the current wage rates and fringe benefits as required under
 applicable state prevailing wage law under 26 M.R.S.A. §1306, or Portland City
 Ordinance Ch. 33, §33-1 to 33-12, whichever is greater.

 City staff shall provide to the relevant City Council Committee an annual
 update on:

 a) the impact of this prevailing wage requirements on CEAs;
 b) feasibility of construction firms to pay prevailing wages and
 benefits; and
 c) compliance with this section.”

Since this TIF Policy was amended November 2017, the City Council has authorized AHTIF
Districts only. Staff monitors wage rates on a monthly basis during the construction phase
for these AHTIF Districts, and has received feedback from those developers indicating that
the wage rate requirement resulted in an increase in construction and administrative
expenses. While the Housing and Economic Development Committee has discussed these
issues in the past, no changes have been made to the Policy as of FYE2025.

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 Page 44
During FY2025 the following projects were monitored for compliance with this provision in
the TIF Policy:

 - 45 Dougherty Affordable Housing TIF
 - 37 Front Street Affordable Housing TIF (Phase II)
 - 25 Casco Affordable Housing TIF
 - Riverton Park Affordable Housing TIF
 - 73 Winter Street Affordable Housing TIF
 - 91 Winter Street Affordable Housing TIF

City Green Building Code

Per the TIF Policy, all projects with a CEA must be in compliance with the City’s Green
Building Ordinance.

When a project submits an application for a building permit, the developer is asked to submit
a preliminary energy model, along with a statement of certification from a licensed engineer
that the project meets the standard and a written explanation of how the building will obtain
the applicable standards using design plans to demonstrate compliance. In addition, prior to
the issuance of a Certificate of Occupancy, the developer must submit a statement of final
certification from a licensed engineer indicating that the project meets the standards, along
with any amendment to the preliminary energy model.

A procedure was implemented using the Energov system to ensure that all projects are in
compliance with the Ordinance before the issuance of a Building Permit and a Certificate of
Occupancy.

During FY2025, the following projects were monitored for compliance with this provision in
the TIF Policy:

 - 37 Front Street Affordable Housing TIF (Phase II)
 - 73 Winter Street Affordable Housing TIF
 - 91 Winter Street Affordable Housing TIF
 - 45 Dougherty Affordable Housing TIF
 - Riverton Park Affordable Housing TIF
 - 25 Casco Affordable Housing TIF

Revised TIF Policy of February 22, 2021

This revised TIF Policy (see Attachment A) included a definition of affordable housing to
match the definition in other City programs, such as Inclusionary Zoning. It also required
that affordability restrictions remain in place for the full term of the AHTIF district.




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4. TIF Overview and Value


 TIF is the most flexible economic development program available to municipalities. TIFs
 support municipal investment, as well as can be associated with private sector or affordable
 housing investment. TIFs are flexible municipal financing tools to fund the following types of
 activities to support public and private sector investment:

 ● public infrastructure projects;
 ● economic development programs, including municipal marketing and staff; and,
 ● support of individual private commercial and affordable housing project financing
 needs.

 The three property tax components associated with TIF Districts include:

 A. New Property Taxes. TIF revenue is generated from new increased municipal assessed
 value and associated new property taxes. TIFs can be established for up to thirty (30)
 years and new or “captured assessed value” in the TIF District can range from 1% to
 100% of the amount of new property taxes.

 B. Original Assessed Property Value (OAV). The taxes from property base or “Original
 Assessed Value” reverts to the municipal general fund and is not captured in a TIF
 District.

 C. Flow of TIF CEA Funds: The flow of taxes to return to the developer through a CEA
 is as follows.

 i. The City sends its yearly tax bills for payments due in September and March of
 each fiscal year;

 ii. Developer pays the taxes;

 iii. In September and May of each year, for each CEA, a check is made to be sure
 the Developer’s taxes are current. If current, the Housing and Economic
 Development Department proceeds to process that fiscal year TIF payment to
 return a portion of the taxes to the developer according to the CEA. If not
 current, the Housing and Economic Development Department will not move
 forward with the payment until current.

5. TIF District Approval Process

 There is a three-step process to approve establishment of a TIF District. The three steps
 include:

 A. Housing and Economic Development Committee recommendation for approval to the
 City Council for commercial and affordable housing TIFs;

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 B. City Council approval; and,

 C. State of Maine Department of Economic and Community Development Department
 approval for commercial TIF districts or Maine State Housing Authority approval for
 affordable housing TIF Districts.

 6. City Council Actions During FY2025:

 City Council actions during FY2025 targeted Affordable Housing TIF Districts. Please see
 table below for 2025 Area Median Income (AMI) limits:

Number in 1 2 3 4 5 6 7
Household
50% AMI $45,450 $51,950 $58,450 $64,900 $70,100 $75,300 $80,500
60% AMI $54,500 $62,350 $70,150 $77,900 $84,150 $90,400 $96,600
80% AMI $72,700 $83,100 $93,500 $103,850 $112,200 $120,500 $128,800
100% AMI $90,900 $103,850 $116,850 $129,800 $140,200 $150,600 $161,000
120% AMI $109,050 $124,600 $140,200 $155,750 $168,250 $180,700 $193,150

 The City Council took up the following items during FY2025:

 A. Approved an Affordable Housing TIF (AHTIF) District with Woodfords
 Phase I, LP at 186 Woodford Street to construct a 51-unit elderly residential
 rental housing project, of which all units will be occupied by households with
 income not exceeding 60% of area median income. This is a 30-year AHTIF
 District capturing 75% of the increased assessed value annually. This was
 approved by the City Council on July 15, 2024, followed by Maine State
 Housing Authority (MSHA) approval on September 24, 2025.

 B. Approved an AHTIF District with Woodfords Phase II, LP at 202 Woodford
 Street for the construction of an addition to and renovation of a building into a
 41-unit residential rental housing project for seniors, of which all the units
 will be occupied by households with income not exceeding 60% of area
 median income. This is a 30-year AHTIF District capturing 75% of the
 increased assessed value annually. This was approved by the City Council on
 July 15, 2024, followed MSHA approval on August 29, 2024.

 C. Approved amending the Downtown Transit Oriented Development and
 Omnibus Tax Increment Financing District to make 70 East Oxford Street its
 own, freestanding AHTIF District. The City Council approved this
 Amendment at its August 19, 2024, meeting, followed by MDECD approval
 on September 19, 2024.

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 D. Approved an AHTIF District with COMB Block Phase I, LP at 70 East
 Oxford Street for the construction of a 55-unit residential rental housing
 project for individuals and families, 50 units of which will be occupied by
 households with income not exceeding 60% of area median income, and the
 remaining 5 units will be market rate units. This is a 30-year AHTIF District
 capturing 75% of the increased assessed value annually. This was approved
 by the City Council on August 19, 2024, followed by MSHA approval on
 September 19, 2024.

 E. Approved an AHTIF District with Atlantic Affordable Apartments LP at 42
 Atlantic Street for the construction of a 30-unit residential rental housing
 project for individuals and families, for which all units will be occupied by
 households with income not exceeding 60% of area median income. This is a
 30-year AHTIF District capturing 75% of the increased assessed value
 annually. This was approved by the City Council on August 19, 2024,
 followed by MSHA approval on August 29, 2024.

 F. Approved an amendment to the 337 Cumberland Avenue AHTIF District and
 the associated Credit Enhancement Agreement with YFO Resource Hub LP at
 the September 16, 2024, meeting. This amendment includes the original 60-
 unit residential rental housing project but with 29 of the units to be occupied
 by households with income not exceeding 50% of area median income and 19
 of the units to be occupied by households with income not exceeding 60% of
 area median income, with the remaining 12 units still to be market rate units.
 This is a 30-year AHTIF District capturing 75% of the increased assessed
 value annually. This was approved by the City Council on September 16,
 2024, followed by MSHA approval on October 15, 2024.

 G. Approved an amendment to the AHTIF District at 2 Riverton Park and
 associated Credit Enhancement Agreement for the Riverton Park AHTIF with
 Riverton Park, LP. This amendment was approved by the City Council on
 May 5, 2025, followed by MSHA approval on May 29, 2025.


H. Approved the City’s Affordable Housing Development and TIF District Application
 for future AHTIF Districts at its May 5, 2025, meeting.

I. Approved Assignment of Credit Enhancement Agreement for the Powerpay/Portland
 Public Market Municipal Development and TIF District held by East End
 Corporation to Maine Public Broadcasting Corporation at its May 19, 2025, meeting.


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7. Statutory Limits for TIF Districts

 There are two State statutory limitations which include:

 A. Acreage: No single development District, including Affordable Housing Districts, can
 be larger than 2% of a municipality’s total acreage, or in the case of Portland, 2% of
 Portland’s 13,785.6 acres is 275.7 acres. Also, all active development Districts have to
 be less than 5% of a municipality’s total acreage, or in the case of Portland, 5% is 689
 acres. Based upon active development Districts as of FYE2025, including Affordable
 Housing TIF Districts, Portland has the ability to include 245 additional acres in
 development TIF Districts.

 B. Value:

 i. Commercial/Area Wide TIF Districts: The OAV of all these TIF Districts in a
 municipality cannot be more than 5% of its total aggregate value (FY2024
 aggregate value: $14,834,061,087), or in the case of Portland, 5% is
 $741,703,054. Based upon active TIF Districts as of FYE2025, Portland has the
 ability to include an additional $583.8 Million of property value in TIF Districts.

 ii. Affordable Housing TIF Districts: The OAV of all Affordable Housing TIF
 Districts cannot be more than 5% of the total aggregate value (FY2024 aggregate
 value: $14,834,061,087), or in the case of Portland, 5% is $741,703,054. Based
 upon active Affordable Housing Districts as of FYE2025, Portland has the ability
 to include an additional $736.7 Million of property value in Affordable Housing
 TIF Districts.

 It is noted that the amount of acreage and OAV to include in TIF Districts fluctuates as TIF
 districts are created, amended, expired, and/or terminated.

 There are exemptions from State limitations for Transit Oriented Development (TOD) and
 Downtown TIF Districts, for which Portland now has two: Thompson’s Point TOD TIF, and
 the Downtown TOD TIF.

8. Tax Sheltering Benefits

 Municipalities realize “savings” from the tax sheltering effect of TIF Districts. The following
 direct financial impacts occur when municipal valuation increases:

 A. State Education Aid is reduced,
 B. State Municipal Revenue Sharing is reduced, and
 C. A municipality pays a higher percentage of the County budget.

 This amount of “savings” is significant and one of the most important benefits of
 establishing TIF Districts.

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 For Portland, tax shelter savings is conservatively estimated at 30%, meaning that for every
 new tax dollar, Portland saves 30 cents which would otherwise be lost for property tax value
 not included in a TIF district. Portland’s estimated annual total tax shelter savings for all
 active TIF Districts is $5.4 Million for FYE2025.

9. TIF Districts in Portland

 A list of all approved TIF Districts as of FYE2025 is provided as Attachment B.

 This list includes seven expired single TIF Districts as of the date of this Report – Auto
 Europe, Shipyard Brewery, Nichols Portland, UNUM, Bramhall/Holt Hall, Riverwalk/Ocean
 Gateway, Baxter Library LP.

 There are three area wide TIF Districts – Downtown Transit Oriented Development (TOD)
 TIF, Waterfront, and Bayside. In the area-wide Bayside TIF District, there two expired CEAs
 – Bayside Student Housing, and Capital LLC. In the Waterfront TIF District, there is one
 active CEA – Waterfront Maine.

 This list also illustrates that there are currently 26 active Affordable Housing TIF Districts, 3
 Commercial TIF Districts, and 1 Transit Oriented Commercial TIF District (Thompson’s
 Point).

 This list also includes two TIF Districts which were terminated by the City Council during
 FY2015 – those being the Village at Oceangate (Bay House), and the Fore India Middle LLC
 TIF District.

 It is noted that after expiration and termination TIF Districts, 100% of their property tax
 revenue reverts to the City’s General Fund.

 In addition, this list provides the following information for each TIF District:

 A. TIF District duration;
 B. percentages of taxes allocated to the Recipient/Developer, City, and General Fund;
 C. TIF District location; and
 D. brief description.

 Attachment C provides a map showing the location for each active TIF District.

 A list of approved active individual site specific TIF Districts, area-wide TIF Districts,
 Downtown TOD TIF, Thompson’s Point TOD TIF, and terminated TIF Districts by name are
 provided below.

 Active Approved Individual Site Specific TIF Districts

 As of the date of this Report, the City has 29, single site active TIF Districts with associated
 CEAs as follows: 2 TIF Districts supporting commercial projects; 1 TIF commercial district


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supporting housing projects (market and affordable); and, 26 affordable housing TIF Districts,
namely:

 ● PowerPay/Portland Public Market/Commercial TIF
 ● ImmuCell/Commercial TIF
 ● McAuley Place/Commercial TIF supporting Market Rate and Affordable Rental
 Housing)
 ● Avesta/Pearl Place Affordable Housing TIF
 ● 409 Cumberland Avenue Affordable Housing TIF
 ● 134 Washington Avenue Affordable Housing TIF
 ● 17 Carleton Street Affordable Housing TIF
 ● Deering Place Affordable Housing TIF
 ● 58 Boyd Street Affordable Housing TIF
 ● 66 State Street Affordable Housing TIF
 ● 37 Front Street Affordable Housing TIF
 ● 63 Front Street Affordable Housing TIF
 ● 977 Brighton Avenue Affordable Housing TIF
 ● 178 Kennebec Street (Unit 2) Affordable Housing TIF
 ● 83 Middle Street Affordable Housing TIF
 ● 104 Grant Street Affordable Housing TIF
 ● 200 Valley Street Affordable Housing TIF
 ● 337 Cumberland Avenue Affordable Housing TIF
 ● 577 Washington Avenue Affordable Housing TIF
 ● 73 Winter Street Affordable Housing TIF
 ● 91 Winter Street Affordable Housing TIF
 ● 45 Dougherty Court Affordable Housing TIF
 ● 25 Casco Street Affordable Housing TIF
 ● 622 Auburn Street/Lambert Woods North Affordable Housing TIF
 ● 2 Riverton Drive/Riverton Park Affordable Housing TIF
 ● 70 E. Oxford Street, Phase I Affordable Housing TIF
 ● 202 Woodford Street Affordable Housing TIF
 ● 186 Woodford Street Affordable Housing TIF
 ● 42 Atlantic Street Affordable Housing TIF

Active Approved Area Wide TIF Districts and Associated CEAs

The City has two active area wide TIF Districts, for which the City retains a portion of the TIF
funds for public infrastructure projects, with a portion of the TIF funds targeted to CEAs
within those Districts, namely:

 ● Bayside
 o Capital LLC CEA (expired FY2023)
 o Bayside Student Housing CEA (expired FY2018)
 ● Waterfront
 o Waterfront Maine CEA (expires FY2031)



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 Approved Downtown and/or Transit-Oriented Development (TOD) TIF Districts

 ● Downtown TOD TIF

 The City retains a portion of the TIF funds for workforce training, public infrastructure,
 Creative Portland, and transit projects for the Downtown TOD TIF. This Downtown
 TOD TIF was approved during FY2015 and was activated with FY2016. There is no
 CEA associated with it at this time.

 ● Thompson’s Point TOD TIF and CEA

 For the Thompson’s Point TOD TIF, the City retains a portion of TIF Funds for transit
 projects. This TOD TIF also has an associated CEA with Thompson’s Point
 Development Company, Inc. for development of Thompson’s Point.

 Terminated TIF Districts

 The City Council has terminated two TIF Districts, namely:

 ● Fore India Middle LLC – This TIF project had not come to fruition and, therefore,
 was terminated by the City Council in November 2014; and,

 ● The Village at Oceangate, LLC (Bay House) – This TIF District was also
 terminated by the City Council in November 2014 due to this District’s use being
 converted into residential condominiums which is not an allowable TIF District use.

10. TIF District Financial Overview for FY2025, including FY2023, FY2022, FY2021, and
 FY2020:

 See next page for a financial comparison of FY2025, FY2024, FY2023, FY2022, and FY2021
 for then active TIF Districts:




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 FY2021 FY2022 FY2023 FY2024 FY2025

City General Fund Taxes $26.3 $14.6 $15.3 $16.2
from OAV Million Million Million Million $17 Million
City General Fund Taxes
from Non-Captured $18.1 $19.3 $22.8
Value $4.5 Million Million Million Million $22 Million

Total TIF Taxes From $6.5
Captured Value $5.1 Million $5.8 Million $6.1 Million Million $10 Million
 $1.4
 - TIF Taxes to CEAs $1.1 Million $1.1 Million $1 Million Million $1.5 Million

 - TIF Taxes to Public
Infrastructure/Arts/Staff $4 Million $4.7 Million $5.1 Million $5.1 Million $8.5 Million
Total Tax Sheltering $222.6 $451.8 $448.2 $454.7 $671.8
Value Million Million Million Million Million
Estimated Annual
Average Tax Sheltering $1.9 $3.85 $3.93 $3.58
Savings Million Million Million Million $5.4 Million


 Table Explanations:

 City General Fund-Taxes from OAV - FY2022 saw an $11.7 Million decrease from FY2021
 due to the revaluation and the tax rate going from .02331 in FY2021 to .01299 in FY2022.
 FY2023 saw an increase of $700,000 due to the tax rate increase to .01334; a $900,000
 increase in FY2024 due to the tax rate increase to .01441; and a $800,000 increase in FY2025
 due to the tax rate increase to .01501. As noted earlier in the definition section, all taxes from
 the OAVs go to the General Fund.

 City General Fund-Taxes from Non-Captured Value (NCV) – The number fluctuates based on
 each CEA, as well as the City’s budget needs for public infrastructure/staff salaries/arts/debt
 service, for example. The captured value percentages for the area wide TIF Districts –
 Bayside, Waterfront, and Downtown TOD TIF - are adjusted yearly based on those needs.

 Total TIF Taxes From Captured Value – The percentage of captured value varies yearly based
 on CEAs and the City’s financial needs. This TIF Revenue is then allotted to the various
 CEAs, and then to the City public infrastructure projects/debt service/arts/staff investments, for
 example.

 Total Tax Sheltering Value – This number represents the total of the Increased Assessed Value
 (IAV) of all TIF Districts that has been captured.

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 Estimated Tax Sheltering Savings – This is the estimated annual tax sheltering savings from all
 the TIF Districts.

  11. Example of a Performing TIF

 200 Valley Street Affordable Housing TIF

 Duration: 30-year term (FY2020 through FY2050)
 Percentages: 75% to Developer, 25% to City General Fund for the 30-year term.

 The 200 Valley Street Affordable Housing Development and Tax Increment Financing District
 was approved by the Portland City Council on August 3, 2020, and then by the Maine State
 Housing Authority on August 26, 2020.

 This Affordable Housing TIF District supported the new construction of a building at
 200 Valley Street for 60 units of rental housing of which 36 units will be occupied by
 households with incomes not exceeding 50% AMI; 12 units will be occupied by households
 with incomes not exceeding 60% AMI; and 12 units will be market rate.

 TIF revenues are used by Developer, Avesta Valley Street LP, to pay for operating costs for
 the project.

 The subsequent investment and increase in assessed value is as follows:



 Dates of Values Real Estate Values

 OAV 4/1/2020 $246,700

 4/1/2024 $7,482,500


 FY2025 was the first year the Developer was eligible for TIF payments, with a TIF payment of
 $81,457.


 For more information, contact Greg Watson, Housing and Economic Development Director, via
email at gwatson@portlandmaine.gov, or 1-207-874-8683.




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 EXHIBIT A


 PORTLAND TIF POLICY
 February 22, 2021


 I. INTRODUCTION

Tax Increment Financing (TIF) is an economic development program authorized under state law
to support municipal projects. The TIF program allows municipalities to provide financial
assistance to local economic development projects and programs – from infrastructure,
municipal economic development programs and staff, to business expansions - by using new
property taxes that result from new commercial or residential investment associated with the
corresponding increase in property value.

Portland TIF Policy supports investment in municipal economic development programs,
infrastructure investment (which is generally through the establishment of area wide or
neighborhood TIF districts) and individual project site specific TIF districts to support either
infrastructure or individual private project financing needs.

The City is committed to invest in infrastructure located within the public rights-of-way that
encourage economic development. Use of TIF investment to invest in infrastructure recognizes
the savings which occurs through the TIF Program tax sheltering benefits.

“Infrastructure” is defined, but not limited to: traffic upgrades, public parking facilities, roadway
improvements, lighting, sidewalks, water and sewer utilities, storm water management improvements
and placing above ground overhead electric and telecommunications lines underground.

 II. STATE TIF LIMITATION

There are acreage and value caps limitations for municipalities to establish TIF along with term
limits. Term limits include bonds which may be issued for a maximum of 20 years (anticipation
notes for three years). TIF districts may be designated for a maximum of 30 years.

 III. PURPOSE

The primary purposes of the TIF Policy include:

 A. To support Portland Economic Development and Housing Plans and Policies;
 B. To stimulate expansion of the City’s commercial and industrial tax base;
 C. To stimulate new affordable and market rate housing investment;
 D. To retain and create quality employment;
 E. To support Portland’s Capital Improvement Plan; and,
 F. To establish standards upon which the City Council will authorize TIF.


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 IV. GENERAL PRINICPLES

The three primary general principles for the City Council to establish TIF districts include:

 A. Investment

 Minimum Real Property Investment. A minimum of $1 million in new taxable
 investment property value for commercial and industrial development and $500,000 for
 affordable housing development is needed to qualify for a TIF. This is the minimum
 amount which makes practical sense to consider use of the TIF program due to the
 amount of new municipal property tax revenue generated from new private investment.

 B. Jobs Associated with Commercial and Industrial Development

 Applicants for TIF participation will be required to provide a plan outlining the number
 and quality of jobs retained or created associated with each TIF district. While there is
 not a specific formula for the numbers of jobs associated with the amount of TIF
 financial assistance, the number and quality of the jobs will be taken into consideration
 for each TIF district. It is recognized that housing projects do not create many
 permanent jobs.

 C. Maximize Tax Sheltering Benefits

 A municipality’s total equalized assessed value is used to calculate General Purpose Aid
 to Education (subsidy), State Revenue Sharing (subsidy) and County taxes (expense).
 When a municipality’s equalized assessed value increases, State Aid for Education
 decreases, municipal revenue sharing decreases, and the municipality pays a greater
 portion of County taxes. TIF allows municipalities to “shelter” new value resulting from
 private investment from the calculation of its State subsidies (education and revenue
 sharing) and County taxes. In other words, specific municipal shelter benefits, for the
 term of the TIF, include:

 1) No reduction in State aid for education,
 2) No reduction in municipal revenue sharing and
 3) No increase in County taxes.


 Annually, the Council Committee with jurisdiction over housing and community
 development and City Council will evaluate available TIF district capacity related to State
 acreage and value limitations to determine whether existing TIF districts need amending
 and/or new TIF district establishment. Scheduled public infrastructure investments
 included in the City’s Capital Improvement Plan will inform decisions about adjustments
 to existing TIF districts or establishment of new TIF districts.


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V. APPROACH, POLICY, and TERM REQUIREMENTS

 Must meet or exceed the below requirements.

 A. Approach

 There are three approaches to consider establishing TIF districts. They include:

 1) Municipal Economic Development Programs funded directly through a pay-as-
 you-go approach.

 Examples of municipal economic development programs include paying for
 economic development staff, annual funding to Creative Portland for city
 marketing/branding, and other TIF law allowable activities.

 2) Area wide TIF districts financed by City Bond/Debt Issuance

 Issuance of municipal general obligation bonds or limited obligation bonds is a
 mechanism that may be used to fund a TIF district program. Allowable uses are
 spelled out in state TIF law. Generally, municipalities will issue debt to cover the
 cost of infrastructure investment.

 3) Individual Site Specific TIF districts utilizing Credit Enhancement Agreements
 (CEAs)

 A CEA is a contract between a municipality and developer to assist an individual
 development project by using a percentage or all of the tax revenue generated
 by the investment to pay certain authorized project costs which could include
 site specific infrastructure or private individual project financing needs.
 Allowable project costs are spelled out in state TIF law.

 B. Policy for the Three Approaches

 1. Policy for Municipal Economic Development Programs.

 Requires annual review and City Council financial appropriations.

 2. Policy for Area wide TIF District Locations (for City Bond/Debt Issuance)
 a) Area wide TIF will be established for infrastructure investment which has applications
 beyond one individual project.

 b) City TIF emphasis will be placed upon the following general “Priority Revitalization
 Areas” to support commercial development, housing development, redevelopment,
 or to support buildings in need to redevelopment, address blight or historic
 preservation:


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 o Affordable housing projects off peninsula;
 o Riverside Street commercial and industrial zoned areas;
 o Forest Avenue corridor from I-295 to Woodfords Corner;
 o Washington Avenue corridor from Congress Street to I-295;
 o Portland Technology Park ;
 o Areas in which future significant wastewater and/or stormwater
 infrastructure investments are planned;
 o West Commercial Street vacant property;
 o Libbytown;
 o St. Johns Street Valley;
 o Other areas based upon scheduled public infrastructure
 investment included in the City’s Capital Improvement Plan.

 The above list of general priority revitalization areas serve as guides to
 establish specific boundaries for TIF districts at time of district
 establishment.

c) Market Rate Housing. Market rate rental housing projects must be located
 in priority revitalization areas to stimulate housing investment for the
 purpose of attracting 24/7 pedestrian activity. Pursuant to State Law, TIF
 for condominium projects are not allowed.

d) Affordable Housing. Affordable Housing TIF (AHTIF) may be designated on
 an area wide or site specific basis.

 The relevant City Council Committee will complete an annual assessment
 of housing needs and priorities. This assessment will include a
 determination regarding designation of an area wide AHTIF. Site specific
 AHTIF requests submitted by developers will be considered on a case-by-
 case basis. Area wide or site specific AHTIF designations must address an
 identified community need.

 State law requires that at least 25% of the district area must be suitable for
 residential use, development must be primarily residential, and at least 1/3
 of the units must be for households at or below 120% of area median
 income which allows for individual mixed income projects or area wide
 affordable housing TIF districts.

 Allowable uses of AHTIF revenues are defined by State law.

e) City preference is to invest in area wide public infrastructure TIF districts
 versus establishing individual private site specific TIF districts.



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 f) Area wide TIF districts also should seek to maximize the benefit of
 downtown and transit oriented development (TOD) districts which are
 exempt from State TIF law for acreage and value limitations.

 g) Terms for area wide TIF districts will be considered for up to 100% of new
 tax revenue and upwards of thirty (30) years, the maximum allowed by
 State law, due to the long-term need to invest in neighborhood
 infrastructure.

NOTE 1: As of this Amended TIF Policy date, there are two existing area wide TIF
Districts, i.e., Bayside and Waterfront TIF Districts.

 NOTE 2: As of this Amended TIF Policy date, there also exists two Transit
Oriented Development (TOD) District, namely the Thompson Point TOD TIF
District and the Downtown TOD TIF District to support new or expanded transit
services and improved transit connections between the Portland Transportation
Center, Jetport and Downtown.

3. Policy for Individual Site Specific TIF Districts Utilizing Credit Enhancement
Agreements (CEAs)

a) CEAs for individual site specific TIF districts will be considered for investment
 in infrastructure or project financing need and cannot be applied to any
 agreed upon public infrastructure improvements associated with a City
 Council approved conditional rezone agreement. Additional provisions
 related to CEAs include:

 i) City Green Building Code

 Compliance with the City’s Green Building Code is required when TIF
 assistance is provided to individual private project CEAs.

 ii) Affordable Housing

 Affordable Housing TIF (AHTIF) may be designated on an area wide or site
 specific basis. Developments are encouraged to promote economic
 diversity.

 The City Council Committee will complete an annual assessment of
 housing needs and priorities. This assessment will include a
 determination regarding designation of an area wide AHTIF. Site specific
 AHTIF requests submitted by developers will be considered on a case-by-
 case basis. Area wide or site specific AHTIF designations must address an
 identified community need.

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 State law requires that at least 25% of the district area must be suitable
 for residential use, development must be primarily residential, and at
 least 1/3 of the units must be for households at or below 120% of area
 median income which allows for individual mixed income projects or area
 wide AHTIF districts.

 Affordable means that the percentage of income a household is charged in rent
 and other housing expenses including utilities, or must pay in monthly mortgage
 payments (including real estate taxes, mortgage insurance, condominium/HOA
 fees, insurance and utilities), does not exceed 30% of a household’s gross
 income, or other amount established in city regulations that does not vary
 significantly from this amount. These restrictions must remain in place for the
 full term of the AHTIF district.

 Allowable uses of AHTIF revenues are defined by State law.

(iii) State Prevailing Wage Requirement

 Any firms employed in the construction phase of a TIF-assisted project
 must compensate all employees the current wage rates and fringe
 benefits as required under applicable state prevailing wage law under 26
 M.R.S.A. §1306, or Portland City Ordinance Ch. 33, §33-1 to 33-12,
 whichever is greater.

 City staff shall provide to the relevant City Council Committee an annual
 update on:

 a) the impact of this prevailing wage requirements on CEAs;
 b) feasibility of construction firms to pay prevailing wages
 and benefits; and
 c) compliance with this section.

(iv) Equal Employment Opportunities and Nondiscrimination

The developer and its contractors employed in the construction phase of a
TIF-assisted project shall adhere to a policy of non-discrimination in all
employment actions, practices, policies, procedures, phases, and conditions
of employment. All employment-related decisions (including but not limited
to hiring, discharge, transfers, promotions, discipline, training, job
opportunities, and wage and salary levels) will be made without
discrimination based on an individual’s race or color, religion, age, sex
(including pregnancy), sexual orientation, gender identity or expression,
ancestry or national origin, physical or mental disability, veteran status,


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 genetic information, previous assertion of a claim or right under Maine’s
 Workers’ Compensation Act, previous actions taken protected under Maine’s
 Whistleblowers’ Protection Act, or any other protected group status as
 defined by applicable law. Provisions in applicable laws providing for bona
 fide occupational qualifications, business necessity, or age limitations will be
 adhered to by the developer and its contractors where appropriate. This
 policy shall not be construed to prohibit any employment action or policy
 which is required by federal law, rule or executive order.

 b) Applicants for CEA participation must demonstrate and pay the following:

 i) Financial Necessity.

 The applicant must demonstrate the City’s participation is financially
 necessary in order for the project to proceed.

 ii) Financial Capacity.

 The applicant must demonstrate financial capacity to support their
 project.

 iii) Fees

 A financial underwriting analysis will be conducted by a third party on
 all projects requesting CEA participation. Applicants for CEA assistance
 will be responsible for reimbursing the City for all project third party legal
 and financial underwriting costs.

C. Terms for CEA Projects

 1) Maximum Percentages.

 A maximum average percentage of 65% for the entire term associated with
 individual project CEA’s. Notwithstanding the previous sentence, the maximum
 average percentage for the entire term associated with individual project CEAs
 for affordable housing shall be 75%. For the purposes of this policy, the term
 affordable housing shall be defined as in “V. Approach, Policy, and Term
 Requirements” Section B(3)(a)(ii) (Affordable Housing) of the Portland TIF Policy.

 2) Maximum Number of Years.

 Up to twenty (20) years to match individual private sector commercial financing
 terms; for Affordable Housing projects, up to thirty (30) years (affordability must
 be maintained for the full term of the TIF). The term of a TIF may start upon


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 Page 61
 agreed trigger event, such as an increased assessed value. This would be
 included in a CEA on that negotiated triggering event.

 3) Use of Maine Services for CEA Projects Encouraged.
VI. TIF APPLICATION AND ADMINISTRATION PROCESS


A. Application Information and Contact.

 The Housing and Economic Development Department handle all TIF inquires and
 processes requests for TIF. An applicant must submit a letter or application to the
 Housing and Economic Development Department outlining the proposed project,
 including TIF project financial information, a plan outlining both the number of
 permanent and construction jobs associated with the proposed project, housing
 affordability, as well as a demonstrated ability to meet the requirements under Section
 B(3)(a) of this policy.

B. Approval Process.

 There is a two step approval process which includes obtaining a recommendation from
 the City Council Committee and City Council approval. Two meetings (or readings) by
 the City Council are needed. The City Council vote on the TIF occurs at the second
 meeting.

C. Post-Construction Report to City Council.

 The Housing and Economic Development Department shall provide a post-construction
 report to the City Council Committee and City Council regarding each TIF-assisted
 project which shall include, but not be limited to, an analysis of the adherence to
 Section (V)(B)(3)(a) of this policy.

D. Annual Report to City Council.

 The Housing and Economic Development Department shall provide annual reports to
 the City Council Committee and City Council regarding TIF district activity.




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 ATTACHMENT B


 SUMMARY OF ALL APPROVED

 TAX INCREMENT FINANCING (TIF) DISTRICTS

 IN THE CITY OF PORTLAND A/O JUNE 30, 2025

 This provides an overview of the 42 Tax Increment Financing Districts
(TIF’s) approved by the City of Portland.

Of the 42 Districts:
 • 7 have expired;
 • 2 were terminated;
 • 3 are area-wide TIF Districts (Bayside, including one Credit Enhancement
 Agreement; Waterfront, including one Credit Enhancement Agreement; and,
 Downtown Transit Oriented Development TIF District) used primarily by the City
 of Portland for public infrastructure, workforce training, staff salary and fringe
 benefits, administrative expenses, Metro, Creative Portland, and debt service;
 • 26 are Affordable Housing TIF Districts;
 • 3 are Commercial TIF Districts; and,
 • 1 is a Transit Oriented Commercial TIF District.

Below are details of each of these TIF Districts.

1. Nichols Portland (Economic Development TIF) (Expired FY14)

Duration: 20 year term (FY95 through FY14)
Percentages: Years 1 to 5, 90% to Recipient, 10% to City General Fund; years 6 to 10,
75% to Recipient, 25% to City General Fund; years 11 to 20, 50% to Recipient, 50% to
City General Fund.

Location: 2400 Congress Street

This TIF was created to support Nichols Portland expansion of its existing manufacturing
facility at 2400 Congress Street and retain 450 jobs.

2. Shipyard/Longfellow (Economic Development TIF) (Expired FY07)

Duration: 12 year term (FY96 through FY07). Please note this TIF has expired and the
City General Fund is receiving 100% of the real estate taxes.
Percentages: 90% to Recipient, 10% to City General Fund Years 1 through 6; 50% to
Recipient; 50% to City General Fund Years 7 through 11; 1% to Recipient, 99% to City
General Fund Year 12.

Location: Newbury Street

This TIF was used to transform the former Crosby-Laughlin site on Newbury Street into
the Shipyard Brewing Company.

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3. Auto Europe (Economic Development TIF) (Expired FY11)

Duration: 15 year term (FY97 through FY11). Please note this TIF has expired and the
City General Fund is receiving 100% of the real estate taxes.
Percentages: 75% to Recipient; 25% to City General Fund

Location: Commercial Street across the street from Casco Bay Lines, former Galt Block
building.

This TIF was used to renovate the former Galt Block Building into the headquarters for
Auto Europe. The Galt Block Building had been vacant for over 10 years.

4. Bramhall/Holt Hall (Economic Development TIF) (Expired FY19)

Duration: 20 year term (FY00 through FY19)
Percentages: 75% to Recipient; 25% to City General Fund, plus a Payment in Lieu of
Taxes (PILOT) associated with first floor space.

Location: 794 Congress Street

This TIF was used to renovate Holt Hall, built in the 1860’s, and then vacant in excess of
10 years, into 36 market rate rental apartments and office space on the ground floor at a
cost of almost $4 Million.

5. UNUM (Economic Development TIF) (Expired FY15)

Duration: 15 year term (FY01 through FY15)
Percentages: 100% capture of increased value with 75% going to the Recipient, and 25%
going to economic development projects for the City.

Location: Outer Congress Street.

This TIF was utilized to support expansion of UNUM offices and to build a 1,200 space
parking garage.

6. Waterfront TIF (Economic Development TIF)

Duration as originally approved March 18, 2002: 10 year term (FY03 to FY12)
Duration Extended as of June 7, 2010 for a 30-year term: FY03 to FY32
Percentages: Up to 100% TIF capture. Annually, the City Council has adjusted this TIF
capture rate to place a portion of the property tax revenue in the City General Fund.

Location: Selected waterfront properties.

This is a municipal TIF to be used for waterfront projects, staff costs, and administrative
expenses.


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 6a. Waterfront Maine LP (Cumberland Cold Storage Building) on
 Commercial Street (Economic Development TIF)

 Duration: 20-year term (FY12 through FY31)
 Percentages: 63% years 1 through 5; 64% years 6 through 10; 55% years 7
 through 15; 45% years 16 and 17; 40% years 18 and 19; and, 35% year 20 – with a
 maximum cumulative TIF payment numeric cap not to exceed $2,870,058.

 Location: 252 Commercial Street on the Portland waterfront.

 The City entered into the TIF in order to support the renovation of the Cumberland
 Cold Storage building into a Class A office building, with continued marine uses
 on the first floor and berthing according to zoning regulations. The reuse of this
 building will accommodate the relocation of Pierce Atwood, bringing its 175
 employees to the Portland waterfront.

7. Bayside TIF (Economic Development TIF)

Duration: 30 year term (FY04 through FY33)
Percentages: Up to 100% TIF capture. Annually, the City Council has adjusted this TIF
capture rate to place property tax revenue in the City General Fund.

The geographic area of this TIF District was expanded by City Council vote on
November 17, 2014, expanding it from 62 acres, to 129 acres, to align with the area of
Bayside contained in the Bayside Vision Plans I and II.

This is a municipal TIF to be used for public infrastructure improvements, relocation of the
one remaining scrap metal recycling facility and acquisition of the scrap metal yard site,
business recruitment marketing for the Bayside area, pledging TIF revenue as a repayment
source to HUD or any other agency or entity that finances Bayside investment, workforce
training, and administrative and staff costs. Investments from this TIF also included two
Credit Enhancement Agreements (CEA’s) with the following:

 7a. Capital LLC (Intermed Building) on Marginal Way (Economic
 Development TIF) (Expired FY23)

 Duration: 15 year term (FY09 through FY23)
 Percentages: 100% to return, to Developer, to an annual maximum cap of
 $355,000 for years FY2009 through FY2018, and annual maximum cap of
 $325,000 for years FY2019 through FY2023 and annual debt service threshold
 test.

 Location: Bayside next to I-295

 The City entered into the CEA in order to assist with the development of a parking
 structure in connection with the office building.



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 7b. Southern Maine Student Housing on Marginal Way (Economic
 Development TIF) (Expired FY18)

 Duration: 11 year term (FY08 through FY18)
 Percentages: 100% to return, to Developer, to a maximum annual cap of $120,000
 and annual debt services threshold test.

 Location: Bayside next to I-295

 The City entered into the CEA in order to assist with the development of a parking
 structure in connection with the student housing development.

8. Riverwalk/Ocean Gateway (Economic Development TIF) (Expired FY19)

Duration: 13 year term (FY07 through FY19)
Percentages: Formula based percentages in Credit Enhancement Agreement

Location: Hancock and Fore Street area

The TIF was entered into to assist with the construction of a parking structure for the
development plan for the area adjacent to Hancock Street.

9. Avesta/Pearl Place (Affordable Housing TIF)

Duration: 30 year term (FY08 through FY37)
Percentages: Various percentages captured value to return to Developer based on Maine
State Housing Authority Certificate of Approval, to a maximum of $22,000 annual cap.

Location: Oxford and Pearl Streets

This TIF is an affordable housing TIF to assist in the creation of affordable housing in the
City’s Bayside area along Oxford and Pearl Streets

10. Creative Portland Development and Arts (Economic Development TIF)

NOTE: This area wide TIF District was reduced/renamed by the City Council on
February 19, 2015, reducing the geography to just the Baxter Library property (see #10a
below), and renaming it the Baxter Library TIF District with the term ending FY19; this
will take effect with FY16).

Original Duration: 15-year term (FY10 through FY24); Term amended as noted above to
end FY19.
Original Percentages: Up to 100% capture; annually, the City Council may adjust this TIF
capture rate to place property tax revenue in the City General Fund; Percentage amended
to reflect the 65% capture for the Baxter Library project.
Original Location: Multiple properties included in the Downtown Area; Location
amended as noted above to be only the Baxter Library property.


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This TIF was originally created to assist in maintaining the creative economy businesses
through the creation of the Creative Portland Corporation and TIF funds to assist in funding
its administrative personnel and program of activities up to a maximum of $100,000
annually. This element of the original TIF District is now included in the recently
created Downtown Transit Oriented Development (TOD) TIF District – See Item #18
below.

 10a. Baxter Library LP at 621 Congress Street (Economic
 Development TIF) (Expired FY19)

 Duration: 9-year term (FY11 through FY19)
 Percentages: Lesser of annual 65% to return to Developer or amount necessary to
 service project debt. Adjustments to annual payment if project refinancing occurs.

 The City entered into the CEA in order to assist with the reuse, redevelopment, and
 preservation of a hallmark downtown building built in 1888, where adaptive reuse
 of this former library is challenging and expensive. This Project added $2.5 Million
 in new municipal assessed commercial valuation. The reuse of this building
 accommodated the relocation of the VIA Group, bringing its then 64 employees to
 this upper area of downtown Portland.

11. McAuley Place (Economic Development TIF)

Duration: 30 year term (FY10 through FY39)
Percentages: 60% to Recipient; 40% to City General Fund.

Location: 605 Stevens Avenue

This TIF was created to assist in the renovation of the former Mother House/Convent (built
over 100 years ago) on Stevens Avenue into a market rate independent senior living
community, including 45 to 50 apartments in the renovated Convent; 25 to 30 apartments
(new construction) in an addition to the Convent; and, 36 units (new construction) to be
located in three townhouse/cottages adjacent to the Convent.

The project remained dormant for a number of years until 2016/2017, with an updated
renovation plan in the Motherhouse/Convent into 88 units - 66 with affordable restrictions
and 22 market rate, and 21 market rate residential units located between the
Motherhouse/Convent and Baxter Woods.

12. PowerPay/Portland Public Market (Economic Development TIF)

Duration: 30 year term (FY11 through FY40)
Percentages: Years 1 through 8 – 75% to Developer, 25% to City General Fund; Years 9
through 30 – 50% to Developer, 50% to City General Fund.

Location: 25 Preble Street



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  This TIF district was created to support the retention and expansion of PowerPay, along
  with redeveloping an important asset in Portland’s Downtown that was formerly known as
  the Portland Public Market. Because of the complex renovation issues and the high cost
  associated with redeveloping the Portland Public Market property, PowerPay requested TIF
  assistance to cover the Project financing gap. PowerPay renovated and moved its
  headquarters to this location with well over 150 employees.

  13. Thompson’s Point Development Company, Inc. (Transit-Oriented TIF)

  Duration: 30 year term (FY15 through FY44).

  Percentages:
  Phase One of Project: Years 1 through 10 – 75% to Developer and 25% to City transit-
  oriented projects; years 11 through 15 – 60% to Developer, 25% to City transit-oriented
  projects, and 15% to City’s General Fund; years 16 through 20 – 50% to Developer, 25%
  to City transit-oriented projects, and 25% to City’s General Fund; years 21 through 30 –
  40% to Developer, 25% to City transit-oriented projects, and 35% to City’s General Fund.

  Phases Two and Three of Project: Years 1 through 30 – 0% to Developer; 25% to City
  transit-oriented projects; 75% to City’s General Fund.

  Location: Thompson’s Point
  This Transit-Orient Development (TOD) Tax Increment Financing (TIF) District was
  created to support Thompson’s Point Development Company Inc.’s redevelopment of
  Thompson’s Point into the Forefront at Thompson’s Point. Additionally, the TOD will
  assist to expand and improve transit connections between Thompson’s Point and key
  commercial locations within Portland (i.e. Jetport, Portland Transportation Center and
  Portland’s Downtown) and around the region.
  Thompson’s Point consists of approximately 30 acres of real estate adjacent to the Portland
  Transportation Center that is home to the Northern New England Passenger Rail Authority,
  which runs the Amtrak Downeaster and Concord Trailways bus company.
  The Forefront at Thompson’s Point is a mixed-use development that is transforming a then
  blighted and grossly underutilized 30-acre parcel located along Interstate 295 into a highly
  visible gateway destination event center generating significant economic activity within the
  District and throughout Portland. The Company is redeveloping Thompson’s Point in a
  manner that includes a substantial investment in public infrastructure, including
  construction of an above-ground parking garage with approximately 700 spaces, road
  extensions and widenings, rail crossings upgrade, utility investments, and expanded
  walking and biking trails.

14. The Village at Oceangate, LLC (Bay House) (Economic Development TIF)
 This TIF was terminated by the City Council on November 3, 2014 due to the
 conversion of market rate apartments into condominiums which is not an
 allowable use of TIF funds.




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 Duration: 11 year term (FY14 through FY25)
 Percentages: Years 1 through 5 – 75% to Developer, 25% to City General Fund; Years 6
 through 10 - 65% to Developer, 35% to City General Fund. Total revenue to developer is
 capped at $647,971 over the term of the District.

 Location: Hancock Street, between Newbury and Middle Streets.

 This TIF district was created to support the development of The Bay House Project. The
 Project includes the construction of two new buildings that will contain ninety-four (94)
 market rate apartments, a parking garage, and approximately 5,700 square feet of
 commercial retail space. Use of TIF proceeds is directed to support public infrastructure
 investments.

15. Fore India Middle, LLC (former Jordan’s Meat Site) (Economic Development TIF)
 This TIF was terminated by the City Council on November 3, 2014 due to the
 project not coming to fruition.

 Duration: 4 year term (FY14 through FY17)
 Percentages: Years 1 and 2 – 50% to Developer, 10% to City TIF Project; 40% to City
 General Fund; Year 3 - 40% to Developer, 10% to City TIF Project; 50% to City General
 Fund; Year 4 – 40% to Developer, 60% to City General Fund. Total revenue to developer
 is capped at $650,000 over the term of the District.

 Location: Portion of block surrounded by Fore, India, and Middle Streets.

 This TIF district was created to support the development of a portion of the former Jordan’s
 Meats site. This development project includes a five-story, approximately 180,000 sf. of
 mixed-use consisting of 12,300 sf. of retail space on Middle Street, 9,800 sf. of retail space
 on Fore Street, three levels of office space comprising 63,900 sf. on Middle Street, and 18
 residential condominium units along Fore Street and India Street. In addition, there will be
 two "internal" parking garages behind the retail spaces (not visible from the street), one
 110-space garage at the Fore Street level, and another 63-space garage one story above at
 the Middle Street Level. The Developer expects to have an urban grocery on Middle Street
 with a variety of produce, meats, food, and household items, with an emphasis on natural,
 organic and healthy items. The other retail users and the office users have not been
 identified yet. Use of TIF proceeds is directed to support public infrastructure investments.

16. 409 Cumberland Avenue (Affordable Housing TIF)

 Duration: 22 year term (FY14 through FY35)
 Percentages: 50% to Developer; 50% to City Housing Affordable Housing Revolving
 Loan Fund

 This Affordable Housing TIF District supports the development of 46 affordable units and
 11 market rate units of rental housing. TIF revenues will be used by Developer to pay
 operating costs for the project; City TIF revenues will be used for the establishment of an
 affordable housing revolving loan fund.


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17. 134 Washington Avenue (Affordable Housing TIF)

Duration: 20 year term (FY15 through FY34)
Percentages: 50% to Developer; 50% to City General Fund.

This Affordable Housing TIF District supports the development of an 18-unit residential
rental project. TIF revenues will be used by Developer to pay for operating costs for the
project.

18. Downtown Transit Oriented Development (TOD) TIF (Economic Development
 TIF District)

Duration: 30 year term (FY16 through FY45)
Percentages: 12% Year One; 22% years 2 through 4; and up to 100% years 5 through 30.

This Downtown TOD TIF will support various municipal and other development projects,
including sidewalk and pedestrian enhancements, streetscape, lighting, yearly funding of up
to $200,000 for Creative Portland to assist in funding its administrative personnel and
program of activities (see Item #10 above), street alignment, utilities, bicycle
improvements, public transit, wayfinding, workforce training, administrative and staff
costs.

19. 17 Carleton Street (Affordable Housing TIF)

Duration: 22 year term (FY16 through FY37)
Percentages: Years 1 and 2: 0% to Developer; 100% to City. Years 3 through 22: 65%
to Developer; 35% to City General Fund.

This Affordable Housing TIF District supports the development of a 37-unit residential
rental project. TIF revenues will be used by Developer to pay for operating costs for the
project.

20. ImmuCell (Economic Development TIF)

Duration: 12 year term (FY18 through FY29)
Percentages: Years 1 through 11: 65% to Developer, 35% to City General Fund; Year 12:
30% to Developer, 70% to General Fund.

Location: 56 Evergreen Drive

This Economic Development TIF supports ImmuCell Corporation’s expansion from its
existing facility at 56 Evergreen Drive to a new two-story, 12,625 sq. ft. (est.) production
facility on Caddie Lane off of Riverside Street. ImmuCell Corporation is a growing animal
health company that develops, manufactures, and sells products that improve animal health
and productivity in the dairy and beef industry. Over the last nearly 16 years, the Company
has invested in excess of $11 Million in the R&D of a product that addresses mastitis, the
most significant cause of economic loss to the dairy industry. This lead product in


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 development is Mast Out, a novel, ground-breaking treatment for mastitis in lactating
 dairy cows. Completion of construction of this new facility was done 2017.

21. Deering Place (Affordable Housing TIF)

 Duration: 30 year term (FY19 through FY48)
 Percentages: 75% to Developer, 25% to City General Fund for 30 year term.

 Location: 498 Cumberland Avenue

 This Affordable Housing TIF District supports the development of 75 units of residential
 rental housing. TIF revenues will be used by Developer to pay for operating costs for the
 project.

22. 58 Boyd Street (Affordable Housing TIF)

 Duration: 30 year term (FY19 through FY48)
 Percentages: 50% to Developer, 50% to City General Fund for 30 year term.

 This Affordable Housing TIF District supports the development of a 55-unit, mixed
 income, multi-family rental apartment building. TIF revenues will be used by Developer to
 pay for operating costs for the project.

23. 977 Brighton Avenue (Affordable Housing TIF)

 Duration: 30 year term (FY20 through FY49)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund.

 This Affordable Housing TIF District supports the development of 40 units of senior rental
 housing. TIF revenues will be used by Developer to pay for operating costs for the project.

24. 178 Kennebec Street (Affordable Housing TIF)

 Duration: 30 year term (FY20 through FY49)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund.

 This Affordable Housing TIF District supports the development of 51 units of senior rental
 housing. TIF revenues will be used by Developer to pay for operating costs for the project.

25. 37 Front Street (Affordable Housing TIF)

 Duration: 30 year term (FY21 through FY50)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund.

 This Affordable Housing TIF District supports the construction of a 60-unit mixed income
 residential rental housing project for individuals and families. TIF revenues will be used
 by Developer to pay for operating costs for the project.


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26. 63 Front Street (Affordable Housing TIF)

 Duration: 30 year term (FY21 through FY50)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund.

 This Affordable Housing TIF District supports the construction of a 45-unit mixed income
 residential rental housing project for seniors. TIF revenues will be used by Developer to
 pay for operating costs for the project.

27. 66 State Street (Affordable Housing TIF)

 Duration: 30 year term (FY21 through FY50)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund.

 This Affordable Housing TIF District supports the rehabilitation of an existing building
 into a lodging house with 38 rooming units, and the construction of a 30-unit residential
 rental housing project. TIF revenues will be used by Developer to pay for operating costs
 for the project.

28. 83 Middle Street (Affordable Housing TIF)

  Duration: 30 year term (FY21 through FY50)
  Percentages: 50% for 30 years to Developer; 50% to City General Fund

 This Affordable Housing TIF District supports the construction of a 50-unit residential
 rental housing project, with 20 of the units occupied by households with income not
 exceeding 50% of area median income, and 30 units occupied by households with income
 not exceeding 60% of area median income. TIF revenues will be used by Developer to
 pay for operating costs for the project.

29. 104 Grant Street (Affordable Housing TIF)

 Duration: 30 year term (FY21 through FY50)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund.

  This Affordable Housing TIF District supports the construction of 23 owner-occupied
  condominium units, 8 of the units in which will be conveyed to households with income not
  exceeding 120% of area median income. TIF revenues will be used by Developer to pay for
  operating costs for the project, including debt service.

30. 200 Valley Street (Affordable Housing TIF)

  Duration: 30 year term (FY21 through FY50)
  Percentages: 75% for 30 years to Developer; 25% to City General Fund

 This Affordable Housing Project supports the construction of a 60-unit residential rental
 housing project, 36 of the units in which will be occupied by households with income not
 exceeding 50% of area median income; 12 of the units in which will be occupied by

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 households with income not exceeding 60% of area median income; and, the remaining 12
 units will be market rate. TIF revenues will be used by Developer to pay for operating
 costs for the project, including funding the Project’s capital reserve account.

31. 337 Cumberland Avenue (Affordable Housing TIF)

 Duration: 30 year term (FY21 through FY50)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund.

 This Affordable Housing Project supports the construction of a 60-unit residential housing
 project, 36 of the units in which will be occupied by households with income not exceeding
 50% of area median income; 12 of the units in which will be occupied by households with
 income not exceeding 60% of area median income; and, the remaining 12 units will be
 market rate. TIF revenues will be used by Developer to pay for operating costs for the
 project, including funding the Project’s capital reserve account. NEEDS UPDATING –
 CHECK WITH MARY

32. 577 Washington Avenue (Affordable Housing TIF)

 Duration: 30 year term (FY21 through FY50)
 Percentages: 50% for 30 years to Developer; 50% to City General Fund.

 This Affordable Housing Project supports the rehabilitation of a 100-unit residential rental
 housing project, with 60 of the units in which be occupied by households with income not
 exceeding 50% of area median income, and the remaining 40 units will be occupied by
 households with income not exceeding 60% of area median income. TIF revenues will be
 used by Developer to pay for operating costs for the project, including funding the Project’s
 capital reserve account.

33. 73 Winter Street (Affordable Housing TIF)
 Duration: 30 year term (FY2022 through FY2051)
 Percentages: 50% for 30 years to Developer; 50% to City General Fund.

 This Affordable Housing Project supports the construction of a 43-unit residential rental
 housing project for individuals and families, 26 of the units in which will be occupied by
 households with income not exceeding 50% of area median income, and the remaining 17
 units will be occupied by households with income not exceeding 60% of area median
 income. TIF revenues will be used by Developer to pay for operating costs for the project,
 including funding the Project’s capital reserve account.

34. 91 Winter Street (Affordable Housing TIF)

 Duration: 30 year term (FY2022 through FY2051)
 Percentages: 50% for 30 years to Developer; 50% to City General Fund.

 This Affordable Housing Project supports the construction of a 43-unit residential rental
 housing project for individuals and families, 26 of the units in which will be occupied by
 households with income not exceeding 50% of area median income, and the remaining 17
 units will be occupied by households with income not exceeding 60% of area median
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 income. TIF revenues will be used by Developer to pay for operating costs for the project,
 including funding the Project’s capital reserve account.

35. 45 Dougherty Court (Affordable Housing TIF)

 Duration: 30 year term (FY2024 through FY2053)
 Percentages: 75% for years 1 through 12; years 13 through 30 the capture rate
 will decrease 3.75% per Tax Year

 This Affordable Housing Project supports the construction of a 63-unit residential rental
 housing project for individuals and families, 46 of the units in which will be occupied by
 households with income not exceeding 60W% of area median income, with the remaining
 17 units being market rate units. TIF revenues will be used by Developer to pay for
 operating costs and funding of the Project’s capital reserve account.

36. 25 Casco Street (Affordable Housing TIF)

 Duration: 30 year term (FY2025 through FY2054)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund

 This Affordable Housing Project supports the construction of a 54-unit residential rental
 housing project for seniors, 21 of the units in which will be occupied by households with
 income not exceeding 60% of area median income, and the remaining 33 units will be
 occupied by households with income not exceeding 50% of area median income. TIF
 revenues will be used to pay operating costs of the Project and funding of the Project’s
 capital reserve account.

37. 622 Auburn Street/Lambert Woods North (Affordable Housing TIF)

 Duration: 30 year term – (FY2026 through FY2055)

 Percentages: 75% for 30 years to Developer; 25% to City General Fund.

 This Affordable Housing Project will support the construction of 72 units of rental housing
 with all reserved for households earning at or below 60% of area median income. TIF
 revenues will be used to pay operating costs of the Project and funding of the Project’s
 capital reserve account.

38. 2 Riverton Drive/Riverton Park (Affordable Housing TIF)

 Duration: 20 year term (FY2025 through FY2044)
 Percentages: 50% for 20 years to Developer; 50% to City General Fund

 This Affordable Housing Project will support the rehabilitation of 21 residential buildings
 containing 123 residential units for families and construction of an additional 59-unit
 residential building for families and construction of a neighborhood center to provide space
 for the Boys & Girls Club, Portland Housing Study Center, and a Teen Center. All 182 of

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the residential units will be affordable – 130 units proposed to be occupied by households
with income not exceeding 50% of area median income, 34 units proposed to be occupied
by households with income not exceeding 60% of area median income, and 18 units
proposed to be occupied by households with income not exceeding 80% of area median
income. TIF revenues will be used to pay operating costs of the project and funding of the
Project’s capital reserve account.

 39. 70 E. Oxford Street, Phase I (Affordable Housing TIF)

 Duration: 30 year term (FY2025 through FY2055)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund

This Affordable Housing Project will support the construction of a 55-unit residential rental
housing project for individuals and families, of which 50 units will be occupied by
households with income not exceeding 60% area median income and the remaining 5 units
will be market rate units. TIF revenues will be used to pay operating cost of the project and
funding of the Project’s capital reserve account.

 40. 202 Woodford Street (Affordable Housing TIF)

 Duration: 30 year term (FY2025 through FY2055)
 Percentages: 75% for 30 years to Developer; 25% to City General Fund

This Affordable Housing Project will support the construction of an addition to and
renovation of a building into a 41-unit residential rental housing project for seniors, all of
which units will be occupied by households with income not exceeding 60% of area
median income. TIF revenues will be used to pay operating cost of the project and funding
of the Project’s capital reserve account.

 41. 186 Woodford Street (Affordable Housing TIF)

 Duration: 30 year term ending no later than FY2060, and beginning with a City
 Certificate of Occupancy
 Percentages: 75% for 30 years to Developer; 25% to City General Fund

This Affordable Housing Project supports the construction of a 51-unit elderly residential
rental housing project, of which all of the units will be occupied by households with
income not exceeding 60% of area median income. TIF revenues will be used to pay
operating cost of the project and funding of the Project’s capital reserve account.

 42. 42 Atlantic Street (Affordable Housing TIF)

 Duration: 30 year term (FY2025 through FY2055
 Percentages: 75% for 30 years to Developer; 25% to City General Fund

This Affordable Housing Project supports the construction of a 30-unit residential rental
housing project for individuals and families, of which all the units will be occupied by


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households not exceeding 60% of area median income. TIF revenues will be used to pay
operating cost of the project and funding of the Project’s capital reserve account.




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 EXHIBIT C


MAPS HIGHLIGHTING CURRENT TIF DISTRICTS


Note: 186 Woodford Street needs to be added to map.




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 ATTACHMENT D




FYE2025 FY2025 Tax Rate: 0.01501
TIF Name Starts/ TIF PLAN TOTAL ORIGINAL Increased PERCENT Total Cpt. PROCEEDS City TIF City General Fund
 (OAV and Non-
 YEAR/updat ASSESSED ASSESSED Captured Taxes from
SITE Specific with CEA: Ends-FY TERM ed10/2025 VALUE VALUE Assessed value APPLIED Value TO OWNER Funds IAV)

AVESTA/Pearl Place 08/37 30 YEARS 18 6,473,600 646,050 5,827,550 30% 1,748,265 22,000 0 75,169
 - FY2025 Taxes 97,169 9,697 87,472 22,000

PowerPay/Ptld Pub Mkt 11/40 30 YEARS 15 10,305,700 1,862,600 8,443,100 50% 4,221,550 63,365 0 91,323
 - FY2025 Taxes 154,689 27,958 126,731 63,365

McAuley 10/39 30 YEARS 16 19,737,100 0 19,737,100 60% 11,842,260 177,752 0 118,502
 - FY2025 Taxes 296,254 296,254 177,752

Thompson's Point TOD 15/44 30 YEARS 11 17,980,400 3,844,900 14,135,500 100% 14,135,500 159,130 53,043 57,712
 - FY2025 Taxes 269,886 57,712 212,174 212,174

409 Cumberland Ave. AH 14/35 22 YEARS 12 5,758,900 470,200 5,288,700 100% 5,288,700 39,692 39,692 7,058
  - FY2025 Taxes 86,441 7,058 79,383 79,383

134 Washington Ave. AH 15/34 20 YEARS 11 1,267,200 155,600 1,111,600 50% 555,800 8,343 0 10,678
  - FY2025 Taxes 19,021 2,336 16,685 8,343

17 Carleton St. AH 16/37 22 YEARS 10 3,294,700 261,660 3,033,040 65% 1,971,476 29,592 0 19,862
 - FY2025 Taxes 49,453 3,928 45,526 29,592

ImmuCell 18/29 12 YEARS 8 4,266,200 52,600 4,213,600 65% 2,738,840 41,110 0 22,926
 - FY2025 Taxes 64,036 790 63,246 41,110

58 Boyd Street AH 19/48 30 YEARS 7 5,363,200 0 5,363,200 50% 2,681,600 40,251 0 40,251
  - FY2025 Taxes 80,502

Deering Place AH 19/48 30 YEARS 7 10,106,300 0 10,106,300 75% 7,579,725 113,772 0 37,924
 - FY2025 Taxes 151,696

977 Brighton Ave AH 20/49 30 YEARS 6 3,754,600 291,100 3,463,500 75% 2,597,625 38,990 0 17,366
  - FY2025 Taxes 56,357

178 Kennebec St AH 20/49 30 YEARS 6 5,688,400 0 5,688,400 75% 4,266,300 64,037 0 21,346
  - FY2025 Taxes 85,383

66 State St AH 21/50 30 YEARS 5 5,804,600 0 5,804,600 75% 4,353,450 65,345 0 21,782
  - FY2025 Taxes 87,127

83 Middle Street AH 21/50 30 YEARS 5 5,547,600 62,400 5,485,200 50% 2,742,600 41,166 0 42,103
  - FY2025 Taxes 83,269

104 Grant Street AH 21/50 30 YEARS 5 6,859,600 419,600 6,440,000 75% 4,830,000 72,498 0 30,464
  - FY2025 Taxes 102,963

577 Washington Ave AH 21/50 30 YEARS 5 11,079,300 0 11,079,300 50% 5,539,650 83,150 0 83,150
  - FY2025 Taxes 166,300




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FYE2025 FY2025 Tax Rate: 0.01501
TIF Name Starts/ TIF PLAN TOTAL ORIGINAL Increased PERCENT Total Cpt. PROCEEDS City TIF City General Fund
 (OAV and Non-
 YEAR/updat ASSESSED ASSESSED Captured Taxes from
SITE Specific with CEA: Ends-FY TERM ed10/2025 VALUE VALUE Assessed value APPLIED Value TO OWNER Funds IAV)

73 Winter Street 22/51 30 4 2,481,200 382,300 2,098,900 50% 1,049,450 15,752 21,491
  -FY 2024 Taxes 37,243

91 Winter Street 22/51 30 4 3,604,900 370,400 3,234,500 50% 1,617,250 24,275 29,835
 - FY2025 Taxes 54,110

37 Front Street 21/50 30 5 6,652,700 0 6,652,700 75% 4,989,525 74,893 24,964
 - FY2025 Taxes 99,857

63 Front Street 21/50 30 5 5,183,700 0 5,183,700 75% 3,887,775 58,356 19,452
 - FY2025 Taxes 77,807

45 Daugherty 24/53 30 2 475,000 0 475,000 75% 356,250 5,347 1,782
 - FY2025 Taxes 7,130

25 Casco St 25/54 30 1 752,100 454,051 298,049 75% 223,537 3,355 7,934
 - FY2025 Taxes 11,289

200 Valley St 21/50 30 5 7,482,500 246,700 7,235,800 75% 5,426,850 81,457 30,855
 - FY2025 Taxes 112,312
Area-Wide TIFs, with CEA
BAYSIDE 04/33 30 YEARS 22 460,942,700 121,639,640 339,303,060 50% 169,651,530 2,546,469 4,372,280
FY2025 Taxes 6,918,750 1,825,811 2,546,469

WATERFRONT 03/32 30 YEARS 23 297,139,310 34,299,010 262,840,300 60% 157,704,180 2,185,628 2,092,921
FY2025 Taxes 4,460,061 514,828 2,367,140
- CEA/Waterfront Maine 12/31 20 YEARS 14 22,937,700 950,900 21,986,800 55% 12,092,740 181,512

DOWNTOWN 16/45 30 YEARS 10 2,353,138,070 965,007,320 1,388,130,750 18% 249,863,535 3,750,452 31,570,151
FY2025 Taxes 35,320,602 14,484,760 20,835,843 3,750,452

Total Value: 3,261,139,580 1,130,466,131 2,130,673,449 671,863,223
Total Taxes: 48,949,705 16,968,297 31,981,408 10,084,667 1,505,142 8,575,284 38,869,280




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City of Portland | Housing and Economic Development Department
Housing and Economic Development Department
Gregory P. Watson, Director


To: Councilor Ali, Chair
Members of the Housing and Economic Development Committee




MEETING DATE: November 18, 2025

AGENDA ITEM
Review of the 2025 Annual Accomplishment Report for the Housing and Economic Development
Committee and vote to forward to the City Council as a Communication Item.

PURPOSE
To present a summary of the Housing and Economic Development Committee’s
accomplishments for calendar year 2025

COMMITTEE WORK PLAN/CITY COUNCIL GOAL ALIGNMENT
These items represent the work of the HEDC to address the items on the Committee Work Plan.
The Work Plan was established by the members of the HEDC to align with the 2025 Council Goals.

BACKGROUND/ANALYSIS
The following will provide you with the Housing and Economic Development Committee
accomplishments, by subject area, during calendar year 2025.

Real Estate Transactions:

Review Responses to the Request for Proposals to lease and develop City–owned property
abutting the Barron Center for Affordable Housing Development
The Committee discussed the proposals received in response to the Request for Proposals May 6,
2025 and May 12, 2025 meetings. The Committee voted (3-1) on June 17, 2025 to forward an
Option to Lease to the City Council between the City and Developers Collaborative and
ProsperityME. The City Council voted 8-1 on August 11, 2025 to approve the lease agreement.

Review and Recommendation to the City Council of Proposed RFP to Lease Space at the Barron
Center for a Child Care Facility.
During two meetings held on June 17, 2025 and September 23, 2025, the Committee received a
staff presentation regarding a proposal to create a child care facility on the Barron Center
Campus. At the September 23 meeting the Committee voted 3-0 to postpone action on this item
to the 2026 Committee Work Plan.




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Review and Recommendation to City Council re 3rd Amendment to the Purchase and Sale
Agreement at 165 Lambert Street
On July 15, 2025, the Committee voted 4-0 to recommend to the City Council approval of the third
amendment to the Purchase and Sale Agreement for 165 Lambert Street. The City Council
approved the amendment on August 25, 2025.

Review and Recommendation to the City Council of Third Amendment to the First Amended
and Restated Purchase and Sale Agreement with Lambert Woods North LLC.
On February 25, 2025, the Committee voted 3-0 to recommend approval of the Third Amendment
to the First Amended and Restated Purchase and Sale Agreement with Lambert Woods North.
The City Council approved the amendment on March 17, 2025.

Review and Recommendation to City Council re Amendment to the Covenants on Dougherty
Commons Condominium Phase 3
During the July 15, 2025 meeting, the Committee voted 4-0 to recommend to the City Council
approval of an amendment to the covenants on the Dougherty Commons Condominium to allow
Phase 3 to be developed as for sale condominiums instead of rental housing. The City Council
approved the amendment at its October 6, 2025 meeting.

Possible negotiation for the sale of City-owned property at Portland Technology Park
At the October 21, 2025 meeting, the Committee provided direction regarding negotiations on a
possible sale of city-owned property at the Portland Technology Park.

Executive Session to provide direction to staff regarding the disposition of city-owned
property at 21 Randall
On September 23, 2025, the Committee provided direction to staff regarding the disposition of
city-owned property at 21 Randall Street.

Development Districts and Affordable Housing TIF Districts:

Review and Recommendation to the City Council regarding Funding Requests received from
the Affordable Housing Development and Tax Increment Financing Application.
Over the course of several meetings (May 20, July 1 and August 20), the Committee met and voted
to recommend to the City Council approval of Affordable Housing Development and Tax
Increment Financing Districts and Credit Enhancement Agreements for the following projects:

 ●​ Front Street Phase 3 May 20, 2025 Voted 4-0; Council approved on July 14, 2025.
 ●​ Prosperity Place - 1125 Brighton Ave - July 1, 2025 Voted 3-0; Council approved on
 August 11, 2025.
 ●​ Cumberland Housing (PHA) (COMB Block Phase 2)- July 1, 2025 Voted 3-0; Council
 approved on August 11, 2025.
 ●​ Mayo Housing (PHA) (COMB Block Phase 3), - July 1, 2025 Voted 3-0; Council approved
 on August 11, 2025.
 ●​ Lambert Woods South - 165 Lambert St - July 15, 2025 Voted 4-0; Council approved on



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 November 3, 2025

Communication: Update regarding the FY2025 Program and FY2026 TIF Funding for Portland
Adult Education’s continuation of workforce training programs.
The Committee met on June 17, 2025 and received an update on the Portland Adult Education’s
workforce education program funded through City tax increment financing. The TIF funding
was approved by the City Council during the FY2026 budget process.

Discussion regarding the Use of Area-Wide TIF funding to support restaurant industry
workforce and labor issues
On September 23, 2025, staff provided the Committee with a presentation of the allowable uses of
area-wide TIF funding and potential opportunities for the use of the funding to support the
restaurant industry workforce and labor issues.

Review of FYE2025 TIF Annual Report
The Committee is scheduled to review and forward to the City Council the FYE 2025 TIF Annual
Report during the November 18, 2025 meeting.

Housing:

Review and approval of 2025 Housing Policies and Goals for the 2025 Jill C. Duson Housing
Trust Fund Annual Plan and Affordable Housing and TIF Application
During the January 21, 2025 and February 25, 2025 meeting, the Committee discussed the policies
and goals for use in the 2025 Jill C. Duson Housing Trust Fund Annual Plan and the Affordable
Housing and TIF Application. At the February 25 meeting the Committee voted (3-0) to
recommend to the City Council approval of the 2025 Jill C. Duson Housing Trust Fund Annual
Plan and the issuance of the 2025 Affordable Housing TIF and Affordable Housing Development
Funding Application. The City Council approved the plan and the application at its May 25, 2025
meeting.

Review, Approval, and Recommendation to the City Council to Approve the FY2026 Housing
Program Budget. The Committee met on February 25, 2025 and voted (3-0) in favor of a
recommendation to the City Council to approve the FY2026 Housing Program Budget. On May 5,
2025 the City Council approved the budget as part of the overall Housing and Community
Development HUD Annual Action Plan

Update on projects by Maine Cooperative Development Partners
During the July 15, 2025 meeting, the Committee received an update on the projects under
development by Maine Development Partners. The update included projects at Dougherty
Commons, Lambert Woods North and Lambert Woods South.




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Review and Recommendation to the City Council regarding Funding Requests received from
the Affordable Housing Development and Tax Increment Financing Application.
Over the course of several meetings (July 1, 2025, September 23, 2025 and August 20, 2025), the
Committee met and voted to recommend to the City Council approval of Affordable Housing
Development Funding:

 ●​ Lambert Woods South - 165 Lambert Street $2.2 million, July 15, 2025 Voted 4-0; Council
 approved on November 3, 2025
 ●​ Lambert Woods North - 622 Auburn Street $360,000 Affordable Housing Development
 Funding September 23, 2025 , Voted 3-0; City Council approved October 20, 2025.

Presentation of 2024 Annual Housing Report
During the May 20, 2025 meeting, the Committee received a presentation from staff in the
Housing and Economic Development Department and the Planning Department regarding
calendar year 2024 housing accomplishments.

Review and Recommendation to the City Council for the creation of a Social Housing Task
Force.
During the February 25, 2025 meeting, the Committee received a presentation by Councilor Kate
Sykes regarding a policy proposal to establish a social housing program in the City of Portland.
The Committee voted 3-0 to recommend approval by the City Council. The City Council voted to
establish the Social Housing Task Force on March 17, 2025.

Policy Discussion regarding review of sections of the Rent Control Ordinance
The Committee discussed possible changes to the Rental Control Ordinance during the July 15,
2025 and October 21, 2025 meetings. At the October 21 meeting, it was suggested that this topic
be included in the Committee’s 2026 workplan as one of the top 3 or 4 issues to be addressed.

Economic Development:

City Council meeting held on January 3, 2024 referral to the Committee for review and vote on a
recommendation back to the City Council regarding Order #92 23/24- Waiving the Beano/Bingo
License Fee for the Veterans of Foreign Wars Post 6859 and Order #93 23/24 Waiving the Class
III and IV, and Indoor Entertainment Application Fees for the Maine Irish Heritage Center
The Committee met on January 23, 2024, and voted (3-1) to waive 50% of the Beano/Bingo License
Fee for the Veterans of Foreign Wars Post 6859, and voted (3-1) to waive 50% of the Class III and IV
fee, and 50% of the Indoor Entertainment Application fee for the Maine Irish Heritage Center. Due
to an administrative error, these waivers were not presented to the City Council. On September
23, 2025 the Committee reviewed the items and the City Council voted on November 3, 2025 to
approve the VFW waiver for 2024 and 2025. The 2024 and 2025 waiver for the Maine Irish
Heritage Center was approved by the City Council on November 17, 2025.

Review and recommendation to the City Council for the Annual Agreement for the Portland
Tourism Development District for FY2025.



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During the April 15, 2025, May 20, 2025, and June 17, 2025 meetings, the Committee discussed
the Annual Agreement for the Portland Tourism Development District. On June 17 the Committee
voted (3-1) to recommend approval by the City Council of the FY2026 annual agreement for the
Portland Tourism Development District. The City Council approved the agreement on August 11,
2025.

Downtown Business Assistance Program
At the February 25, 2025 meeting, the Committee received a communication from staff regarding
a new loan program by the Portland Development Corporation to incentivize storefront
improvements in the Downtown District.

Discussion on proposed vacancy ordinance for the Downtown/Arts District
During the March 18, 2025, April 15, 2025, May 20, 2025, and June 17, 2025, meetings, the
Committee discussed a proposed vacancy ordinance for the Downtown/Arts District. At the June
17 meeting, the Committee voted 4-0 to recommend to the City Council approval of the proposed
Commercial Vacancy Ordinance. The City Council voted 5-3 on September 3, 2025 to approve an
amended version of the ordinance.

Discussion regarding the Hotel Inclusionary Zoning Ordinance to identify policy concerns for
the Planning Board to Consider in developing potential amendments to the Ordinance.
At the April 15, 2025 meeting, the committee received a staff presentation and update regarding
the Hotel Inclusionary Zoning Ordinance. The Committee voted 4-0 to recommend to the City
Council that the Hotel Moratorium be extended to provide staff more time to review the
ordinance.

Review and Recommendation to the City Council Back Cove Festival Agreement
Over the course of several meetings (September 23, 2025, October 7, 2025, October 15, 2025), the
Committee reviewed the Back Cove Festival Agreement. On October 15, the Committee voted 3-1
to forward this item for consideration by the City Council. The City Council approved the
agreement on October 20, 2025.

Office of Economic Opportunity Natural Helpers Presentation 11.18.2025
During the November 18, 2025, the Committee will receive a presentation by Melissa Hue, Director
of the Office of Economic Opportunity, regarding the 2025 Naturals Helper Program. Director Hue
will discuss expanded programming and the success of the program.

Discussion regarding proposed amendments to Chapter 33 re: increasing Portland’s minimum
wage and eliminating Portland’s sub-minimum wage for service employees
On March 18, 2025, April 15, 2025 and May 20, 2025 the Committee discussed proposed
amendments to Chapter 33. At the May 20 meeting, the Committee voted to forward the
proposed amendments to the City Council to consider placing the item on the November ballot.
On August 25, 2025, the City Council voted 5-4 to place an amended version of the proposed
ordinance on the November ballot.




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Review and Recommendation to the City Council regarding proposed revisions to the
entertainment license ordinance.
The Committee reviewed a proposed amendment to the Entertainment License ordinance at its
October 21, 2025 meeting. The Committee is scheduled to continue the discussion on this item
and make a recommendation to the City Council during the November 18 meeting.

Discussion of Performance Hall Moratorium and Proposed Large Venue Ordinance Amendment
During the October 21, 2025 meeting, the Committee discussed the current Performance Hall
Moratorium. The Committee is scheduled to review and make a recommendation to the City
Council regarding a proposed Large Venue Ordinance during the November 18 meeting.

Other:

Housing and Economic Development Committee Proposed 2025 Work Plan
As part of the January 21,2025, Chair Ali led a discussion regarding the proposed meeting
schedule and staff discussed work plan items for calendar year 2025.

Annual HUD Reporting
Over the course of the calendar year, the Committee reviewed and as applicable, approved the
annual FY 2026 HUD Annual Action Plan, presented on April 15, 2025. The City Council approved
the FY2026 Annual Action Plan on May 5, 2025. At the May 20 HEDC meeting, staff presented an
update on the final HUD Allocations for CDBG, HOME and ESG Programs.

Review and Recommendation to the City Council regarding HOME-ARP Funding
Recommendations
The Committee met on July 15, 2025 and voted 3-1 to recommend to the City Council approval of
HOME-ARP funding for Youth and Family Outreach, Greater Portland Family Promise,
Commonspace, Milestone and Preble Street. The City Council met on September 3, 2025 and
voted to approve the funding recommendations.

Quarterly Rent Control Report from Permitting & Inspections Department
During the May 20, 2025, September 23, 2025 and November 18, 2025 meetings the Committee
received reports on the Rental Registration and Rental Control programs administered by the
Housing Safety Office.

Review of Housing and Economic Development Committee’s 2025 Annual Accomplishment
Report
At the November 18, 2025 meeting, the Committee is scheduled to receive and review the Housing
and Economic Development Committee’s 2025 Accomplishment Report.


PREPARED BY
Housing and Economic Development Department Staff


ATTACHMENTS: 2025 Work Plan


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City of Portland | City Council
Mark Dion, Mayor




The Portland City Council established its 2025 Common Goals (included below) on
December 16, 2024, formally communicating its policy priorities for the coming year and setting
a foundation for the development of Council committees’ work plans.

The 2025 schedule currently includes 10 meetings for each committee, and the development of a
single, original policy initiative typically takes two or three committee meetings. This includes
conceptual discussion, review of a draft ordinance or other policy document, and a public hearing
where the committee votes on whether or not to recommend that the City Council adopt the
policy initiative. Based on those constraints, it is recommended that a committee work plan
include no more than five original policy initiatives to start.

In addition to the development and consideration of original policy initiatives, committee work
will also include consideration of items referred to a committee by the Council or brought by staff,
as well as hosting panels or presentations as needed.

 Housing and Economic Development Committee​
 2025 Work Plan


 Policy Initiative Related Council Goal Priority Ranking

 Social Housing Task Force #2

 Restaurant Industry Labor
 N/A
 Shortage

 Commercial Vacancy Program N/A

 Minimum Wage #1

 Maine State Pier (assessment
 #3
 & reuse considerations)

 Hotel Inclusionary Zoning
 #2
 Ordinance




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 2025 City Council Common Goals



1. The Council will work to expand DEI practices through equity analysis, living wage
initiatives and improving involvement in decision making processes.​

2. The Council will work to implement solutions to the housing crisis, including building
more working class housing, improved support for the unhoused community such as an
overdose prevention center as well as continued support for warming shelters. Additionally
conduct independent assessment of Efficiencies, Outcomes and Expenditures.​

3. The Council will develop sustainability strategies to address sea-level rise mitigation
and storm surge management for the Commercial Street Corridor.​

4. The Council will explore creating an Office of Community Engagement, create
opportunities for participatory budgeting, and evaluate the structural effectiveness of
Council committees.




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Housing and Economic Development Committee 2025 Calendar
As of October 21, 2025. Dates and topics are subject to change.

November 18, 2025

 -​ Review of FYE2025 TIF Annual Report
 -​ Review the Housing & Economic Development Committee’s 2025 Annual
 Accomplishment Report.
 -​ Office of Economic Opportunity Info Presentation
 -​ Review and Recommendation regarding proposed entertainment license (Councilor Grant
 and Michniewicz entertainment license proposal)
 -​ Discuss regarding proposed large venue ordinance
 -​ Communication: Quarter 3 Rent Control Report
 -​ Executive Session regarding 166 Riverside Industrial Parkway.

December
No meeting scheduled.
​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​
 COMPLETED WORK
January 21 2025
 -​ Calendar Year 2025 Work Plan Development
 -​ Staff Update: Amendments to the Affordable Housing Development and Tax Increment Financing
 Application
February 25, 2025
 -​ Discussion: Social Housing Task Force Resolution
 -​ Downtown Business Assistance Program
 -​ Review and Recommendation to the City Council of Third Amendment to the First Amended and
 Restated Purchase and Sale Agreement with Lambert Woods North LLC
 -​ Review and Recommendation of 2025 Housing Policies and Goals for the 2025 Jill C. Duson Housing
 Trust Fund Annual Plan and Affordable Housing and TIF Application
 -​ Review and Recommendation of the FY2025 Housing Program Budget
 -​ Review and Recommendation to the City Council to approve:
 -​ 2025 Jill C. Duson Housing Trust Fund Annual Plan; and,
 -​ The issuance of the 2025 Affordable Housing TIF and Affordable Housing Development
 Fund Application for the Jill C. Duson Housing Trust Fund, HOME Program
March 18, 2025
 -​ Consideration of proposed Commercial Vacancy Program
 -​ Discussion: Minimum Wage Policy
April 15, 2025
 -​ Discussion: Hotel Inclusionary Zoning Ordinance and Identify Policy Concerns for the Planning
 Board to Consider in Developing Potential Amendments to the Ordinance for Consideration by the
 City Council
 -​ Consideration: FY26 agreement for the Portland Tourism Development District
 -​ Review of FY2026 HUD Annual Action Plan
 -​ Review and vote on a recommendation regarding Minimum Wage Policy
 -​ Consideration of proposed Commercial Vacancy Program




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May 6, 2025
 -​ Review responses to the RFP to develop site(s) at 1125 Brighton Avenue.
 -​ Executive Session: (1) Deliberation of Proposals Received from RFP to develop site(s) at 1125
 Brighton Avenue
May 12, 2025
 -​ Review responses to the RFP to develop site(s) at 1125 Brighton Avenue - Community Housing of
 Maine and Developers Collaborative/ProspertyME.
 -​ Executive Session: (1) Deliberation of Proposals Received from RFP to develop site(s) at 1125
 Brighton Avenue and (2) Verbal uUpdate on the Lambert Woods South (165 Lambert Street) Project
May 20, 2025
 -​ Staff Presentation of 2024 Annual Housing Report
 -​ Consideration: FY26 agreement for the Portland Tourism Development District
 -​ Review and vote on a recommendation regarding Minimum Wage Policy
 -​ Consideration of proposed Commercial Vacancy Program
 -​ Communication: Quarter 1 (1/1/2025-3/31/2025) Rent Control Report
 -​ Review and vote to recommend to the City Council AHTIF District and CEA for Front Street Phase 3
 -​ Communication Item: Update on HUD CDBG, HOME and ESG Allocations
June 17, 2025
 -​ April and May 12 meeting Minutes
 -​ Communication: Portland Adult Education FY2025 Update on TIF Funded Workforce Training
 Program and Proposal for FY2026 Workforce Training Programs
 -​ Review and Vote on a recommendation to the City Council: FY26 agreement for the Portland
 Tourism Development District
 -​ Review and Vote on a recommendation to the City Council: Consideration of proposed Commercial
 Vacancy Program.
 -​ Review and recommendation to the City Council of Option to Lease sections of 1125 Brighton Avenue
 with Developers Collaborative Predevelopment LLC and ProsperityME.
 -​ Review and recommendation to the City Council of Proposed RFP to Lease Space at the Barron
 Center for a Child Care Facility
 -​ Confirm Summer Meeting Schedule (July and August)
July 1st 2025
 -​ Review and Recommendation to the City Council of AHTIF requests received from the Affordable
 Housing Development and Tax Increment Financing Application.
 -​ Prosperity Place, 1125 Brighton Avenue/Barron Center
 -​ Cumberland Housing (PHA)
 -​ Mayo Housing (PHA)
July 15, 2025
 -​ Update on projects by Maine Cooperative Development Partners /Mary Davis
 -​ Review and Recommendation to City Council re 3rd Amendment to the Purchase and Sale
 Agreement at 165 Lambert Street/Mary Davis
 -​ Review and Recommendation to City Council re Amendment to the Covenants on Dougherty
 Commons Condominium Phase 3/Mary Davis
 -​ Review and Recommendation to the City Council re HOME-ARP Funding Recommendations/Mary
 and Lauren
 -​ Policy Discussion: Review of sections of Rent Control Ordinance that the Council can amend
 now/Jessican H and her team and Michael G.
August 2025
No meeting scheduled
September 23, 2025




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 -​ Back Cove Festival agreement review
 -​ Review, Consideration and Recommendation to the City Council of VFW request to waive Poker
 License for FY2025/Zach Lenhart
 -​ Discussion: Restaurant industry workforce & labor issues (eligible art district TIF info in backup)
 -​ Communication: Quarter Rent Control Report from Jessica Hanscombe
 -​ Review and Recommendation to the City Council re RFP Licensed Early Childhood Education
 Provider at city-owned property known as BC2/Dena Libner
 -​ Communication alerting committee to the plan to discuss moratorium in October
 -​ Review and Recommendation to the City Council of a request for funding from the Jill C. Duson
 Housing Trust Fund for Lambert Woods North - 622 Auburn Street
 -​ Review and Recommendation to the City Council of approval of an Amendment to the Declaration of
 Condominium for Dougherty Commons Phase 2.
 -​ Executive Session - Direction to staff regarding the disposition of city-owned property at 21 Randall
October 7, 2025
 -​ Back Cove Festival agreement review
October 15, 2025
 -​ Back Cove Festival agreement review
October 21, 2025
 -​ Discussion regarding proposed entertainment license (Councilor Grant and Michniewicz
 entertainment license proposal)
 -​ Discussion regarding Performance Hall Moratorium
 -​ Discussion regarding Rent Control Ordinance Policy
 -​ (Executive Session)Possible negotiation for sale of city-owned property at Portland
 Technology Park




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City of Portland | Permitting and Inspections
Jessica Quattropani, Director


TO: Housing & Economic Development Committee
CC: Rent Board
FROM: Jessica B. Quattropani, Director of Permitting and Inspections
DATE: October 28, 2025
RE: Quarterly Rent Control Report- Q3-2025
 Rent Control Report
 Quarter 3 (7/1/2025-9/30/2025)
Rent Board
 Total # of Total # of Total # of Total # of
 Applications Applications Applications Applications
 approved Denied Tabled
 Rent Increases 9 0 0 8
 Complaints 4 4 0 0
 Other 0 0 0 0
 Quarter 3 Total: 13 4 0 8
 Year to date Total 33 13 0 16

Rent Control Inspections
 Type of Inspections Total # Properties Total # of units
 Complaints (Potential violations reported to our *18 71
 office)
 Audits (Proactive enforcement based on 160 926
 percentage that rent was increased)
 Quality Control (proactive verification of data 136 661
 supplied to our office)
 Quarter 3 Total: 314 1,658
 Year to date Total 852 6,109

*Breakdown of Complaints by property:
 Founded Complaints Unfounded Complaints In Progress
 *violation exists *no violation *actively investigating
 Quarter 3 Total 6 4 8




 389 Congress Street, Portland, Maine 04101 | 207-874-8703 | permitting@portlandmaine.gov

 Page 93

FINAL November 18, 2025 HEDC Meeting Minutes
 Approved January 20, 2026


 Minutes

 Remote Housing and Economic Development Committee

 November 18, 2025



 NOTE: This meeting was held via Zoom and can be viewed at this link:

 http://www.portlandmaine.gov/1695/Economic-Development-Committee These

  Minutes provide a record of those in attendance, general discussion taking place, and

  motions made.

 A remote meeting of the Housing and Economic Development Committee (HEDC) of

  the Portland City Council was held on Tuesday, November 18, 2025, at 5:30 p.m. via Zoom.

  Present from the HEDC were Chair Councilor Pious Ali, and members Councilors Regina

  Phillips, Sarah Michniewicz, and Kate Sykes. Also present from the City Council were

  Councilors Benjamin Grant and Wesley Pelletier. City staff present were Housing and

  Community Development Division Director Mary Davis, Corporation Counsel Michael

  Goldman, Office of Economic Opportunity Director Melissa Hue, Assistant City Manager

  Greg Jordan, Planning and Urban Development Director Kevin Kraft, Assistant City Manager

  Dena Libner (arriving as noted herein), Health and Human Services Director Margaret

  McLoughlin, Principal Administrative Officer Lori Paulette, and Housing and Economic

  Development Department Director Greg Watson.

 Item #1: Review and accept Minutes of previous meeting held on October 21, 2025.

 On a motion made by Councilor Michniewicz and seconded by Councilor Sykes, the

Committee voted 4-0 to accept the minutes from the October 21, 2025 meeting.




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 Item #2: Review and vote on a recommendation to the City Council regarding

proposed entertainment license – Councilors Grant and Michniewicz

 Councilor Michnewicz introduced this item noting that Live Nation had offered a $1.00

fee per ticket, but this proposal being reviewed today would codify fees in the City Code at a

1.5% or 2% fee on the base price of per ticket sold. That fee would go into a community sector

benefits fund that would be utilized for small music venues.

 Chair Councilor Ali, noting this item as a vote on a recommendation to the City Council,

opened the meeting for public comment.

 Alex Silver of Scarborough noted he was against this proposal, and that he is a musician

supported by small venues in Portland. Mr. Silver felt this should be taken up after the Live

Nation issue is settled.

 Mary Costigan of Bernstein Shur, representing Portland Music Holdings, noted that she

sent in a letter with edits to the proposed order. She also noted that Portland Music Holdings

supports paying into the fund in support of the performing arts community.

 Margaret Metcalf of 110 Dana Avenue supported the fee but noted it does not address the

possible loss to local arts if there is direct competition between Merrill Auditorium and the new

music hall.

 Seeing no further public comment, the Chair closed the public comment session.

 Mr. Goldman noted the review of Ms. Costigan’s letter and suggested edits, with some

incorporated into the proposed order, while additional clarity was provided for definitions. An

additional ordinance would be created for the trust fund which will hold funds per agreements.




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 Councilor Sykes generally supported the proposal but felt fees were too low - $2.00

would be more in the ballpark where the City should be, but could be even higher at $3.00 to

$7.00. This could be further discussed when it goes to the City Council.

 Councilor Pelletier agreed with Councilor Sykes.

 Councilor Michniewicz noted that feedback, and would work on this, in consultation with

Councilor Sykes, between now and when it goes to the City Council.

 Chair Councilor Ali said that he would support this, and thanked Councilors Michniewicz

and Grant for their work on this.

 A motion was then made by Councilor Michniewicz, seconded by Councilor Sykes, to

forward this to the City Council for approval; a vote was then taken on it and it passed 4-0.

 Item #3: Discussion regarding proposed Large Venue Ordinance – Chair Councilor

Ali and Councilor Pelletier.

 (Ms. Libner joined the meeting at this time.)

 Councilor Ali introduced the item and indicated that since the Committee would not be

taking action on this item, there would be no public comment at this time. The Committee will

discuss the proposal, receive feedback from staff, and would bring the item back to the

Committee for a vote. Councilor Ali asked Councilor Pelletier to give an overview of the

proposed ordinance.

 Councilor Pelletier explained the rationale behind the proposed ordinance, particularly

regarding concerns that may arise with the close proximity of two large venues. The current

buffer zone is 100 feet. The proposal would remove that requirement for entertainment venues

with fewer than 1,000 attendees in the B-3 and WCZ zones and add a 750 feet buffer zone for

large entertainment venues (seating capacity of 1,000 or more).



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 Councilor Michniewicz raised concerns with the removal of the 100 foot buffer for small

venues and asked that staff and the Committee review and evaluate the issues and concerns that

were raised when the 100 foot buffer was put in place.

 Director Kraft shared information and preliminary comments and thoughts from staff in

the Planning Department, Police Department and Permitting and Inspections Department.

(Director Kraft’s presentation is attached to the minutes).

 Committee members followed up with questions for Director Kraft regarding the

distinction between a license and land use conditions, clarification of the current buffer zone

workings, and whether the proposed ordinance would be moving the City in the right direction.

 Councilor Ali requested direction from Corporation Counsel Goldman on potential next

steps and then asked Committee members for input on moving this item forward. Councilor

Michniewicz indicated she would like to see the 100-foot buffer zone issue separated out and

brought back to the Committee for further discussion in 2026. Councilor Sykes indicated

support for further discussion but said she would not want this topic to die in Committee.

Councilor Phillips would like to see more research before the item is brought back to the

Committee.

 Councilor Ali thanked the staff and Committee for their input and indicated that

Corporation Counsel and staff would bring back revisions to the proposed ordinance, including

separating out the removal of the 100-foot buffer and the proposed 750 buffer, for the Committee

to consider at a future meeting.

 Item #4: Presentation: Office of Economic Opportunity (OEO), part of the

Housing and Economic Development Department, overview of programs and services –

Melissa Hue



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 Ms. Hue thanked the Committee for this opportunity and then described the various

programs and their successes in OEO, including the Natural Helpers Leadership Program, the

Natural Helpers Webinar Series as part of Welcoming America, Shelter Health Access Program,

the Immigration Legal Aid Clinic, the ESOL Collaborative, Portland Professional Connections,

and newest Climate Resiliency Needs Assessment. Her presentation is attached.

 Councilor Michniewicz thanked Ms. Hue for OEO’s work, including the engagement

and community building being done through the Natural Helpers program; Councilor Phillips

agreed.

 Councilor Sykes also applauded the work of OEO and asked about keeping track of how

the programs are helping people and communities, with Ms. Hue noting they have a “Where are

they now study?”. This includes re-engaging the Natural Helpers alumni group.

 Regarding questions of how OEO is funded, Mr. Watson noted that its staff and programs

are funded through TIF funds. OEO has also been successful in obtaining various grant

opportunities to assist with program funding.

 Chair Councilor Ali thanked Ms. Hue for the update on OEO’s programs of service.

 (Councilor Phillips had to leave the meeting at this point.)

 Item #5: Review and vote to forward the FYE2025 TIF Annual Report to the City

Council as a communication item – Greg Watson

 Mr. Watson said that this is an annual communication item for the Committee and City

Council regarding Tax Increment Financing (TIF) activity. The City’s TIF activity is centered

around Affordable Housing TIF projects. In general, TIF is a flexible and powerful tool to

leverage further investments, and, for Affordable Housing TIF projects, the TIF revenue assists

with annual operating costs over the life of the TIF.



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 TIF also provides cost savings for the municipality due to its tax sheltering benefits.

 Councilor Michniewicz thanked Mr. Watson for the work put into this annual report.

 Councilor Sykes also appreciated the detail in the report, and questioned future uses of

TIF revenue for perhaps Franklin Arterial.

 Mr. Watson noted that the area-wide Bayside and Downtown TIFs touch portions of

Franklin Arterial but that the TIF revenue associated with the area-wide TIF Districts could not

fund the overall work that is envisioned for Franklin Arterial.

 Chair Councilor Ali thanked Mr. Watson for the Report.

 The Committee consensus was to forward the Report to the City Council as a

communication.

 Item #6: Review and vote to forward the Housing and Economic Development

Committee’s 2025 Annual Accomplishment Report to the City Council as a communication

item – Greg Watson

 Mr. Watson provided an overview of the Committee's annual accomplishment report.

Councilor Ali thanked Mr. Watson for the Report.

 Item #7: Communication: Quarter 3 Rent Control Report.

 Mr. Watson noted this is a routine quarterly report for the Committee.

 Councilor Pelletier asked about quality control, i.e., proactive verification of data

supplied to Permitting and Inspections. He was curious how many were quality and how many

were issues.

 Mr. Watson said that he would check in with his colleagues in Permitting and Inspections

regarding this for their response.




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 Item #8: Executive Session: Pursuant to 1 M.R.S.A. 405(6)(C), the Committee will

go into executive session to provide staff direction and guidance regarding lease

negotiations for 166 Riverside Industrial Parkway.

 Chair Councilor Ali noted for the public that after the executive session, the meeting

would be over – the Committee would not come back in public session. He then opened the

meeting for public comment. Seeing none, the public comment session was closed.

 On motion made by Councilor Michniewicz, seconded by Councilor Sykes, the

Committee voted 3-0 at 7:22 p.m. to go into executive session pursuant to 1 M.R.S.A. 405(6)(C)

to provide staff direction and guidance regarding lease negotiations for 166 Riverside Industrial

Parkway.

 At approximately 7:45 p.m., the Committee came out of executive session and the

meeting was adjourned.

 Respectfully, Mary Davis and Lori Paulette




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Performance Hall & Theater
 Moratorium
 City of Portland, Maine
 Sustainability and Transportation Committee
 November 18, 2025




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Existing 100 ft. Buffer Current Regulations
 • Applies in B-3 zone
 • Current Buffer: 100 feet
 • Measured along or across public ways from the main
 entrance.
 • Applies to businesses with an entertainment license.
 Occupancy not a consideration.
 • Buffer intended to address bar/nightclub impacts in
 Old Port


 Congress Street




 100 ft. buffer – venues over 1,000
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 Live Nation Site
 Proposed Regulations Proposed 750 ft. Buffer

• Applies in B-3 zone
• Proposed Buffer: 750 feet
• Applicable to “large entertainment businesses”, with a
 seating capacity of 1,000 or more
• Measured as the shortest straight-line distance
 between the two main entrances at issue, measured
 in a geometrically straight line, without regard to
 intervening structures, uses, or other topographical
 features
• Intended to address perceived impacts associated Congress Street

 with large entertainment venues




 750 ft. buffer – venues over 1,000
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 Live Nation Site
Existing 100 ft. Buffer Proposed 750 ft. Buffer




 Congress Street Congress Street




 100 ft. buffer – venues over 1,000 750 ft. buffer – venues over 1,000
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 Live Nation Site Live Nation Site
 Considerations

Code Implications
 • Definitions: Using “Seating Capacity” conflicts with building code standards that use occupancy. If the
 concern is venue size, the standard should be based on total occupancy rather than seating capacity.
 • Section C: Measuring by radius inflates the range of the buffer (impact zone) even though sites may be
 separated by other buildings, or topographical features.
 • Section D: Proposal conflates building use with licenses, which are non-transferable.
 • Likely block ownership changes and prevent new entertainment licenses downtown.
 • Unclear if the proposal is concerned about uses or entertainment licenses
 • Discontinued provision should be one year not two years.
 • Section F: Chapter 15, Section 15-10 is only about hearing notices.

Outdated References
 • Recommend striking paragraph 2 in Exhibit B, as it is no longer applicable (B-3c zone obsolete)

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 Considerations

Citywide + Economic + Cultural Implications

• Likely impacts on downtown venues – environmental, economic, and cultural.
• Pushes larger venues to less accessible areas of city.
• Contrary to national trends – Cities actively allow and encourage downtown cultural venues.
• Entertainment license be granted to any business/use – may not just impact theaters.
• Staff does support eliminating the entire entertainment buffer, with further input from PD.

Next Steps
• If the committee is interested in advancing or considering this proposal, staff recommends conducting
 a policy review and welcomes any comments or questions you would like that review to address.
• Return with policy review at future HEDC meeting.



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 Thank you
Contact kkraft@portlandmaine.gov
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 City of Portland

Office of Economic
 Opportunity

11/18/2025 HEDC Presentation




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  Natural Helpers
Leadership Program
Investing in Community Leaders for
 Transformative Change
 City of Portland Maine, Office of Economic Opportunity




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 Community Impact
 As a part of the Natural Helpers Program, each Natural Helper commits to Impact 5 and Teach 10 people throughout the
Fellowship. Natural Helpers tend to exceed this, impacting 30 people on average, and sharing information with many more.
 In 2025:


 Over 1,700 touch points were
 made in the community
 Example Stories:


 600+ people attended NH
 speaking engagements João and the Shelter




 880+ people were reached
 via media communication

 Francys’s Multicultural
 Festival
 500+ people attended events
 hosted by Natural Helpers

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Natural Helpers Webinar Series




 Melissa Hue Aram Guptill
 Director Project Specialist



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 City of Portland

  Shelter Health
 Access Program
A community approach to mental and physical health and
 wellness as a pathway to belonging, opportunity and
 integration




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 A Citywide Collaboration
This program is powered by collaboration across city departments and partners working toward a shared goal.
The City of Portland’s Parks & Recreation Department provides space and transportation, the Social Services
Department coordinates with residents and shelter operations, and the Department of Housing and Economic
Development brings together partners, programming, and local work opportunities.




 Space + Transportation Shuttles



 Resident Coordination + Support



 Work + Volunteer Opportunities




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Pilot 1 Community Partnerships




 Hearts of Pine Maine Afro Yoga Project Men Connect New In Her Presence
 Mainers Program
 Portland’s Culturally rooted Maine-based Portland non-profit
Professional Soccer local organization program promoting focused on
 Team organizing offering trauma healthy masculinity empowering
weekly soccer pick informed yoga and and cultural immigrant women
 up games zumba classes integration for men through education
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 Proven Impact
The impact of this pilot, as reflected in participant feedback, engagement levels, and observed shifts in confidence and
 community connection, highlights the power of investing in holistic wellbeing as a pathway to long-term integration




 34 Shelter Residents
 participated in the first Pilot
 Example Stories:


 87% reported an increased 12+ Women Enrolled in
 ability to manage stress Programming




 87% reported developing a
 more positive self view

 Hearts of Pine Work
 Opportunity
 93% reported feeling more
 connected to others

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 Program Findings
With space to move, reflect, and release, participants gained the clarity and confidence to set goals, imagine new paths
 forward, and believe in their ability to achieve them. Most important to them, was accessing work opportunities.




 The word cloud shows that “confidence” is
 by far the most frequently cited emotion
 participants feel they’ve learned to express.




 Goal Support Personal Goal Setting Future Planning Personal Control
 An overwhelming 61.3% have developed 82.4% say the program 74.2% feel more in control
 90.6% would like help short-term goals, while helped them think about of their decisions and
 taking steps toward a 38.7% have set long-term their future, 14.7% say emotions, with 19.4%
 personal goal, with goals since the program. ‘somewhat’, and only 2.9% reporting ‘a little more’,
 Nearly half of respondents (48.4%)
 9.4% unsure. responded ‘not really’. and just 6.5% reporting ‘no
 prioritized work as their top
 change.’
 resource need, followed by
 education and training. 24 of 28
 City of Portland
 Immigration Legal
Began in 2020 Aid Clinic
Free, Virtual Appointments available
twice per month
Volunteer lawyers can assist with
questions regarding:
 Family Based Immigration
 Diversity Visa Lottery
 Temporary Protected Status
 Work Permits
 Becoming a US Citizen
 Permanent Residency

 Expanded # of volunteer lawyers
 to nearly double appointment
 2024: 7 lawyers, 65 appointments
 availability in 2025 2025: 11 lawyers, 110 appointments
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 The ESOL Collaborative comes together regularly to
 foster a multidimensional and intersectional approach
 to English language access, identifying gaps in access,
 reducing service duplication and coordinating efforts
 to improve individual and collective learning results.
 Additionally, the ESOL Collaborative strengthens inter-
 organizational communication and resource sharing
 to better serve Portland’s multilingual communities.




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 Portland Professional
 Connections


Programming targeted for:

 Trained Professionals

 Foreign trained or highly trained individuals looking to grow their
 networks and align their work with their training and skilsets



 Entry Level Professionals Thanks to the support of:

 Job seekers new to the job market, newly arrived in the US or looking to
 re-enter the workforce after a period away

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 Climate Resiliency
 Needs Assessment
 This project aims to assess the climate-related needs,
 risks, and barriers facing immigrant and low-income
 communities across Portland, Maine. Results will guide
 programming, resource development, and policy
 recommendations to ensure these communities are
 better included in climate planning, preparedness,
 and adaptation efforts.
The assessment aims to capture experiences and needs related to:



 1 Climate Migration 3 Home Weatherization + Adaptation

 Understanding how climate pressures are Exploring needs around home insulation,
 driving movement into, out of, or within the energy efficiency, and climate-proofing
 city housing


 2 Emergency Preparedness 4 Kmowledge and Accessibility

 Gauging community readiness for extreme Ensuring all communities can access
 weather and other climate-related climate resources, education, and have a
 emergencies voice in planning and policy

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