Historic Preservation Board — Portland, ME
Date: 2026-02-04
Time: 17:00

MEMBERS
Historic Preservation Board Brad Miller, Chair
 Valerie Paquin-Gould, Vice Chair
Wednesday, February 4, 2026 at 5:00 PM Hilary Bassett
Room 24 (Ground Level of City Hall) and William DeSerras
Zoom Michael Hutchins
 Kristina Sottery
 Rob Whitten



The Historic Preservation Board invites the public to attend the meeting in person or Zoom pursuant to the
Remote Meeting Policy adopted by the Historic Preservation Board. Prior to the meeting, please check the
Agenda Center https://portlandme.portal.civicclerk.com to view memos and reports which will be posted by the
end of the day on the Friday before the Historic Preservation Board meeting. Please note that the placement of
each item on the agenda is subject to change. Please check the Agenda Center prior to the meeting for the item
start time.

REMOTE PARTICIPATION
Allow your computer to install the free Zoom app to get the best meeting experience. If you are not able to
attend either in person or via Zoom, a recording will be available in the Agenda Center following the meeting.

For more information on how to use zoom, please go here: https://content.civicplus.com/api/assets/18148b5d-
f26e-472f-8d2c-245db97e5c27

Please click the link below to join the webinar:
https://portlandmaine-gov.zoom.us/j/88217096058

Phone one-tap:
+13017158592,,88217096058# US (Washington DC)
+13052241968,,88217096058# US

Join via audio:
+1 301 715 8592 US (Washington DC)
+1 305 224 1968 US
+1 309 205 3325 US
+1 312 626 6799 US (Chicago)
+1 646 931 3860 US
+1 929 205 6099 US (New York)
+1 669 900 6833 US (San Jose)
+1 689 278 1000 US
+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
+1 507 473 4847 US
+1 564 217 2000 US
+1 669 444 9171 US

 1
Webinar ID: 882 1709 6058
International numbers available: https://portlandmaine-gov.zoom.us/u/kcGckqtbiv

PUBLIC COMMENT INFORMATION:
There will not be any public comments received for the item on the agenda this evening.


AGENDA:

1. ROLL CALL AND DECLARATION OF QUORUM
2. REPORT OF ATTENDANCE AT THE MEETING HELD ON DATE
 i. HPBR-002814-2024 Appeal Update:
 Bassett, DeSerres, Hutchins, Miller, Paquin-Gould, Sottery, and Whitten present.

 Historic Resources Design Manual Public Review Draft Released on January 7, 2026:
 Bassett, DeSerres, Hutchins, Miller, Paquin-Gould, Sottery, and Whitten present.

 Historic Preservation Board 2025 Annual Recap:
 Bassett, DeSerres, Hutchins, Miller, Paquin-Gould, Sottery, and Whitten present.

3. REPORTS OF DECISIONS AT THE MEETING HELD ON DATE
 i. None.

4. PUBLIC HEARING
 i. None.

5. UNFINISHED BUSINESS
 i. Remand to issue findings of fact and conclusions of law for Certificate of Appropriateness for
 New Construction; 42 Atlantic Street; LB Atlantic LLC, Applicant. Plan Number: HPBR-
 002814-2024. NO PUBLIC COMMENT WILL BE TAKEN ON THIS ITEM.




 2

MEMBERS
Historic Preservation Board Brad Miller, Chair
 Valerie Paquin-Gould, Vice Chair
Wednesday, February 4, 2026 at 5:00 PM Hilary Bassett
Room 24 (Ground Level of City Hall) and William DeSerras
Zoom Michael Hutchins
 Kristina Sottery
 Rob Whitten



The Historic Preservation Board invites the public to attend the meeting in person or Zoom pursuant to the
Remote Meeting Policy adopted by the Historic Preservation Board. Prior to the meeting, please check the
Agenda Center https://portlandme.portal.civicclerk.com to view memos and reports which will be posted by the
end of the day on the Friday before the Historic Preservation Board meeting. Please note that the placement of
each item on the agenda is subject to change. Please check the Agenda Center prior to the meeting for the item
start time.

REMOTE PARTICIPATION
Allow your computer to install the free Zoom app to get the best meeting experience. If you are not able to
attend either in person or via Zoom, a recording will be available in the Agenda Center following the meeting.

For more information on how to use zoom, please go here: https://content.civicplus.com/api/assets/18148b5d-
f26e-472f-8d2c-245db97e5c27

Please click the link below to join the webinar:
https://portlandmaine-gov.zoom.us/j/88217096058

Phone one-tap:
+13017158592,,88217096058# US (Washington DC)
+13052241968,,88217096058# US

Join via audio:
+1 301 715 8592 US (Washington DC)
+1 305 224 1968 US
+1 309 205 3325 US
+1 312 626 6799 US (Chicago)
+1 646 931 3860 US
+1 929 205 6099 US (New York)
+1 669 900 6833 US (San Jose)
+1 689 278 1000 US
+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
+1 507 473 4847 US
+1 564 217 2000 US
+1 669 444 9171 US

 1

 Page 1
Webinar ID: 882 1709 6058
International numbers available: https://portlandmaine-gov.zoom.us/u/kcGckqtbiv

PUBLIC COMMENT INFORMATION:
There will not be any public comments received for the item on the agenda this evening.


AGENDA:

1. ROLL CALL AND DECLARATION OF QUORUM
2. REPORT OF ATTENDANCE AT THE MEETING HELD ON DATE
 i. HPBR-002814-2024 Appeal Update:
 Bassett, DeSerres, Hutchins, Miller, Paquin-Gould, Sottery, and Whitten present.

 Historic Resources Design Manual Public Review Draft Released on January 7, 2026:
 Bassett, DeSerres, Hutchins, Miller, Paquin-Gould, Sottery, and Whitten present.

 Historic Preservation Board 2025 Annual Recap:
 Bassett, DeSerres, Hutchins, Miller, Paquin-Gould, Sottery, and Whitten present.

3. REPORTS OF DECISIONS AT THE MEETING HELD ON DATE
 i. None.

4. PUBLIC HEARING
 i. None.

5. UNFINISHED BUSINESS
 i. Remand to issue findings of fact and conclusions of law for Certificate of Appropriateness for
 New Construction; 42 Atlantic Street; LB Atlantic LLC, Applicant. Plan Number: HPBR-
 002814-2024. NO PUBLIC COMMENT WILL BE TAKEN ON THIS ITEM.




 2

 Page 2
STAFF MEMORANDUM
HISTORIC PRESERVATION PROGRAM
PLANNING AND URBAN DEVELOPMENT

TO: Chair Miller and Members of the Historic Preservation Board
FROM: Evan R. Schueckler, Historic Preservation Program Manager
DATE: January 30, 2026
RE: 42 Atlantic Street – REMAND – New Construction
PROJECT ID: HPBR-002814-2024
MEETING: February 4, 2026

Owner: Daniel Black, LB Atlantic LLC
Architect: Kyle Barker, Primary Projects

A sign announcing the Historic Preservation Board’s meeting on February 4, 2026 was posted at
the property on January 28, 2026. 288 notices were sent to neighboring property owners within
500 feet of the subject property.

_________________________________________
INTRODUCTION

On November 19, 2025, the Cumberland County Superior Court remanded application HPBR-
002814-2024 to the Planning Board with instructions to remand the application to the Historic
Preservation Board in order to issue findings of fact and conclusions of law adequate for judicial
review.

On January 27, 2026, the Portland Planning Board voted 7-0 to remand the application to the
Historic Preservation Board.

_________________________________________
RECORD OF HISTORIC PRESERVATION BOARD REVIEW

March 6, 2024 – Historic Preservation Board Workshop:
 https://portlandme.portal.civicclerk.com/event/6705/files/agenda/14415 (Begins at 0:37)
April 17, 2024 – Historic Preservation Board Workshop:
 https://portlandme.portal.civicclerk.com/event/6718/files/agenda/14678 (Begins at 0:35)
May 29, 2024 – Historic Preservation Board Public Hearing:
 https://portlandme.portal.civicclerk.com/event/7227/files/agenda/14879 (Begins at 0:05)

_________________________________________

 1

 Page 3
SUBSEQUENT MEETINGS PERTAINING TO THE APPEAL

July 30, 2024 – Planning Board Public Hearing:
 https://portlandme.portal.civicclerk.com/event/7301/overview (Begins at 3:28)
 (Item was tabled to August 13 Meeting)
August 13, 2024 – Planning Board Public Hearing:
 https://portlandme.portal.civicclerk.com/event/6981/files/agenda/15102 (Begins at 0:06)
January 21, 2026 – Historic Preservation Board Communication:
 https://portlandme.portal.civicclerk.com/event/8444/files/agenda/17305 (Begins at 0:07)
January 27, 2026 – Planning Board review of Remand:
 https://portlandme.portal.civicclerk.com/event/8422/files/agenda/17334 (Begins at 1:01)

_________________________________________
MOTION FOR CONSIDERATION

I move to adopt the attached findings of fact [as written][as amended during the meeting on
February 4, 2026] to supplement the Board’s conditional approval of application HPBR-002814-
2024 from May 29, 2024.

_________________________________________
ATTACHMENTS
 1. Court Order Re. Lewis v. City of Portland, NO. PORSC-AP-2024-00042
 2. Corporation Counsel Communication from January 21, 2026
 3. HPBR-002814-2024 Certificate of Appropriateness, June 6, 2024
 4. HPBR-002814-2024 Approved Plans, June 6, 2024
 5. HPBR-002814-2024 Draft Findings of Fact, January 30, 2026
 6. Communication from Appellant's Attorney, January 21, 2026
 7. Communication from Applicant's Attorney, January 21, 2026




 2

 Page 4
Page 5
Page 6
Page 7
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Page 11
 Office of Corporation Counsel
 Michael Goldman, Corporation Counsel
 Amy R. McNally, Associate Corporation Counsel
 Nicole M. Albert, Associate Corporation Counsel
 Rachel L. Millette, Associate Corporation Counsel
 Avery A. Novak, Associate Corporation Counsel
 Mary C. Christie, Associate Corporation Counsel




 MEMORANDUM
To:​ Chair Miller and Members of the Historic Preservation Board​ ​

From: Amy McNally, Associate Corporation Counsel

Date: ​ January 16, 2026

Subject: Remand Order - 42 Atlantic Street - HPBR-002814-2024​
_____________________________________________________________________________
 _

On May 29, 2024, this Board approved a Certificate of Appropriateness for new
construction at 42 Atlantic Street. An abutter appealed that decision to the Planning
Board pursuant to Section 2.2.11 (A) of the City’s Land Use Code. The Planning Board
affirmed, and the abutter thereafter appealed to Superior Court pursuant to Section
2.1.12 of the Land Use Code and Rule 80B of Maine Rules of Civil Procedure. On
November 19, 2025, the Superior Court issued the attached order remanding the
matter to this Board with instructions to issue “findings of fact and conclusions of law
adequate for judicial review.”

The City anticipates that this Board will meet on two occasions to address the Court’s
remand order. The purpose of the first meeting, currently scheduled on Wednesday,
January 21, 2026, will be to review the order and discuss next steps. That meeting will
be a good opportunity for any board members to ask questions about the process
and the Board’s responsibilities, but the Board will not engage in substantive
deliberations or take any vote on the matter at that meeting.

The second meeting is currently scheduled on February 4, 2026. At that meeting, we
expect Board members to review the Board’s prior decision, the relevant standards
and the evidence in the record and develop written findings which support the
Board’s 2024 decision. Please note that the Court’s Order does not require the Board



 389 Congress Street, Room 211 Portland, Maine 04101 | t: 207-874-8480

 Page 12
to revisit the merits of its original decision, but instead directs the Board to expand
on how and why it reached its decision to approve the Certificate of Appropriateness.

In order to participate in the hearing on February 4th, it will be important for each of
the available Board members to review the entire record that was before the Board
when it made its decision in 2024, including the relevant portions of the video of the
workshops and public hearings which are all available on the City’s website.
Recordings, applicant materials, staff memos, and public comment from the relevant
reviews can be found at the below links:
 -​ March 6, 2024, Workshop:
 https://portlandme.portal.civicclerk.com/event/6705/files/agenda/14415
 -​ April 17, 2024, Workshop:
 https://portlandme.portal.civicclerk.com/event/6718/files/agenda/14678
 -​ May 29, 2024, Public Hearing:
 https://portlandme.portal.civicclerk.com/event/7227/files/agenda/14879

I hope this is a helpful introduction to the process that lies ahead. I look forward to
working with you at the upcoming meetings and answering any questions you may
have.

Attachments:
 1.​ Court Order Re. Lewis v. City of Portland, NO. PORSC-AP-2024-00042




 389 Congress Street, Room 211 Portland, Maine 04101 | t: 207-874-8480



 Page 13
Planning and Urban Development
Historic Preservation Program

_________________________________________
June 3, 2024

Owner: Dan Black & Carl Lakari Applicant: Kyle Barker
 LB Atlanitc, LLC Primary Projects
 P.O. Box 10452 2330 Horton Street
 Portland, ME 04104 North Dighton, mA 02764

Re: 42 Atlantic Street – New Construction HPBR-002814-2024

Dan Black, Carl Lakari, and Kyle Barker,

The Historic Preservation Board has approved your application for a Certificate of Appropriateness
for new construction at 42 Atlantic Street. Approval was based on the application materials
submitted for the public hearing held on May 29, 2024, and stamped for approval on June 3, 2024,
except as modified by the following conditions:
 − Staff shall review details and/or mockups for installation of cobblestones along Gilbert
 Lane to ensure that the appearance after utility construction is complete is consistent
 with the historic appearance.

All improvements shall be carried out as shown on the materials submitted for the hearing on May
29, 2024, and stamped for approval on June 3, 2024, except as to comply with the conditions above.
Changes to the approved plans or specifications, and any additional work that may be undertaken
must be reviewed and approved by the Historic Preservation program prior to construction,
alteration, or demolition. If, during the course of completing the approved work, conditions are
encountered which prevent completing the approved work, or which require additional or
alternative work, you must apply for and receive a Certificate of Appropriateness or Non-
Applicability PRIOR to undertaking additional or alternative work.

This Certificate is granted upon condition that the work authorized herein is commenced within
twelve (12) months after the original date of issuance. If the work authorized by this Certificate is
not commenced within twelve (12) months after the original date of issuance or if such work is
suspended in significant part for a period of one year after the time the work is commenced, such
Certificate shall expire and be of no further effect; provided that, for cause, one or more extensions
of time for periods not exceeding ninety (90) days each may be allowed in writing by the
Department.

Sincerely,




Evan R. Schueckler
Historic Preservation Program Manager




 389 Congress Street, Portland, Maine 04101 | 207.874.8726 | hp@portlandmaine.gov

 Page 14
 Dan Black
 PO Box 10452
 Portland, ME 04104
 (207) 831-2824
 danblack@lbdevpartners.com
March 25, 2024 (Revised April 1, 2024 & May 6, 2024)

Re: Historic Preservation Application, Project Description V3 (new changes in Italics)


Dear City of Portland Planning & Urban Development Department,

The 42 Atlantic Street, Portland, ME 04101 parcel is a 0.23 acre (10,018 square feet) site on Munjoy Hill. It currently has a two-
story structure on it that used to house the local American Legion chapter. It is a non-contributing property within the Munjoy
Hill historic district.

The proposed structure will be four stories and 23,857 square feet (with an additional 2,981 square feet of basement space). After
receiving feedback at the first Public Workshop on March 6th, we’ve revised the design to simplify the massing. The building is
now a rectangle in plan.

Accessed via ramp or stair, the primary entrance is recessed 3 feet into the central bay of the Atlantic Street facade. To address
feedback from the Board & the public we have:
 - Added a projecting canopy at the entrance
 - Rotated the entry stair to be perpendicular to the façade
 - Relocated the basement egress stair to minimize the presence of its door and allow for two windows at the ground floor
 unit on the South
 - Added a projecting cornice
 - Added projecting vertical trim to zone the façade into two distinct materials: one that references the tone of the brick at
 55 Atlantic and one that references the wood clapboard at 48 Atlantic
 - Simplified the design of the wall enclosing the entry stairs & ramp

After our second Public Workshop on April 17th, we’ve revised the design to address feedback from the Board & the public. We
have:
 - Increased the visual weight of the cornice
 - Reduced the number of changes in the cladding (there are fewer “bands” now)
 - Changed all cladding to clapboard
 - Detailed the metal seaming pattern at the canopy
 - Developed the planting plan
 - Visualized the project with weathered siding (we are proposing a weathering finish to reduce the change over time)

Gilbert Lane will have two additional doors: one for emergency egress, and one for bike storage access. We have added an
exterior light & a vision panel to the door at the bike storage, per feedback.

The building will have a total of 30 units, consisting of 14 studio apartments, 8 two-bedroom units, and 8 three-bedroom units.
All will be deed restricted as affordable. The building will also have a communal laundry, tenant storage, and a common room
that meets the specification of MaineHousing’s construction standards. The building will have an elevator and two stairs. Roof
access will be limited to maintenance.

Recent changes to the city’s land use code, in response to LD2003, allow for 2.5 times the base zoning density for affordable
housing projects. This area is in the R-6 zone which allows multi-family use by right with a density of one unit for every 750
square feet of lot size—at 10,018 square feet, 42 Atlantic is permitted to have 13 units on site. The density boost allows density
of up to 32 units on the site.

The attached packet provides the requested material. Please let us know if you have any additional questions.

Sincerely,
 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

Daniel Black CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler


 Page 15
42 Atlantic Street Housing
Historic Preservation Public Hearing
Submitted: May 6, 2024


 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
Owner Civil Engineer MEP-FP Engineer Public Hearing Date:
 5/29/2024
LB Atlantic, LLC Acorn Engineering, Inc BLW Engineers, Inc Approved Drawings Date:
 6/3/2024
Architect Structural Engineer Lighting Designer Preservation Staff: Evan Schueckler

Primary Projects, PLLC Base Design Group, Inc Pieszak Lighting Design, LLC
 Page 16
Context 2




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 17
Feedback Public Workshop #2 3




We heard the following feedback at the first Public We heard the following feedback at the second Public
Workshop on March 6th. Consider: Workshop on April 17th. Consider:
- Simplifying the building form at Atlantic St / Gilbert Lane
- Adding a cornice - Increasing the visual weight of the cornice
- Adding horizontal or vertical banding - Reducing the number of changes in the cladding
- Using two or more cladding materials - Changing all cladding to clapboard
- Adding detail at the windows
- Adding detail at the entry - Adding more detail to the concrete wall at the entry

- Adding a projecting canopy at the entry - Detailing the metal seaming pattern at the canopy

- Adding one or two windows at the southern unit on the
 PLANNING & URBAN DEVELOPMENT
 first floor, facing Atlantic Street HISTORIC
 PRESERVATION
- Reorienting the direction of the stairs at Atlantic Street CERTIFICATE OF APPROPRIATENESS
 Project No:
- Adding glazing at or near the door of the bike room HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
- Fleshing out the landscape approach - Developing the planting plan Approved Drawings Date:
 6/3/2024
 - Visualizing the project with weathered siding
 Preservation Staff: Evan Schueckler

 - Showing abutting neighbors on analysis slide


 Page 18
Context Photos of Existing Non-Contributing Property 4




Looking up Atlantic Looking down Atlantic




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler

From Gilbert From Rear Parking
 Page 19
Context Neighborhood Analysis 5




 Common Attributes:
 1. Street-Facing Porches
 2. Vertically Oriented,
 Stacked Windows
 3. Painted Wood Siding
 4. Vertical Proportion (Building)




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler


Houses of Atlantic Street
 Page 20
Current Proposal Site Plan (from Acorn) 7




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 CLIENT:




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 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 C-10 Preservation Staff: Evan Schueckler

 Page 21
Current Proposal Landscape Plan (from Acorn) 9
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 HPBR-002814-2024
 Public Hearing Date:
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 Approved Drawings Date:
 6/3/2024
 L-01 Preservation Staff: Evan Schueckler

 Page 22
Current Proposal Floor 1 FLOOR AREA: 3144 SF
 THE CONTRACTOR IS RESPONSIBLE FOR
 12
 MATERIALS, DETAILS & ACCURACY, FOR ALL
 QUANTITIES & DIMENSIONS, FOR SELECTING
 FABRICATION PROCESSES, FOR TECHNIQUES
 OF ASSEMBLY, FOR PERFORMING WORK IN A
 BASEMENT PLAN SAFE MANNER, AND FOR COORDINATING
 1 WORK WITH THAT OF ALL TRADES.
 1/8" = 1'-0"
 THIS DRAWING AND THE DESIGN SHOWN ARE
 THE PROPERTY OF PRIMARY PROJECTS,
 PLLC. THE REPRODUCTION, COPYING, OR
 OTHER USE OF THIS DRAWING WITHOUT
 THEIR WRITTEN CONSENT IS PROHIBITED &
 ANY INFRINGEMENT WILL BE SUBJECT TO
 LEGAL ACTION.




 FINISH INDEX DRAWING SYMBOLS LEGEND PLAN NOTES SCALE DATE
 1. ALL DIMENSIONS ARE TO FACE OF FINISH As indicated 01/19/24
 SEE A-600 FOR FULL DETAIL 1
 Elevation Callout Door Tag 20 RISERS @ 7" Stair Tag
 KEY DESCRIPTION 1 A-101 1 Sheet # in center 100 See schedule for specs
 CON-01 Concrete
 1
 Drawing # in triangle
 SHEET TITLE
 PF-01  Parged Finish Window Tag Finish Tag
 1.01 WM-01
 WS-01 Wood Siding

 1
 .
 Section Callout
 See schedule for specs See schedule for specs
 BASEMENT & FIRST FLOOR
 PLANS
 Drawing # 8 1/2" / 1'-0" Slope Tag
 A-101 Wall Tag
 Sheet # 1A See schedule for specs Arrow points downward
 .
 Detail Callout
 1 Revision Tag 2x6 Stud Wall
 Drawing #
 A-501
 Sheet # 01 See title block for date See schedule for specs




 Plotted On 1/25/2024 6:05:14 PM
 SHEET #



 A-101
 Datum or Elevation Product Tag
 L-01
 From t.o. subfloor See schedule for specs

 NAME
 10 Room Tag
 Area to inside of walls
 150 SF




 UP




 Studio



 Gilbert Lane
 2-Bed Unit DN




 3-Bed Unit UP




 Circulation
 Resident Amenity



 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION
 DN

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 LEVEL 1 PLAN BASEMENT PLAN
 2 1
 1/8" = 1'-0"
 Page Street
 Atlantic 23 1/8" = 1'-0"
Current Proposal Floors 2–4 FLOOR AREA: 3144 SF
 THE CONTRACTOR IS RESPONSIBLE FOR
 14
 MATERIALS, DETAILS & ACCURACY, FOR ALL
 QUANTITIES & DIMENSIONS, FOR SELECTING
 FABRICATION PROCESSES, FOR TECHNIQUES
 OF ASSEMBLY, FOR PERFORMING WORK IN A
 BASEMENT PLAN SAFE MANNER, AND FOR COORDINATING
 1 WORK WITH THAT OF ALL TRADES.
 1/8" = 1'-0"
 THIS DRAWING AND THE DESIGN SHOWN ARE
 THE PROPERTY OF PRIMARY PROJECTS,
 PLLC. THE REPRODUCTION, COPYING, OR
 OTHER USE OF THIS DRAWING WITHOUT
 THEIR WRITTEN CONSENT IS PROHIBITED &
 ANY INFRINGEMENT WILL BE SUBJECT TO
 LEGAL ACTION.




 FINISH INDEX DRAWING SYMBOLS LEGEND PLAN NOTES SCALE DATE
 1. ALL DIMENSIONS ARE TO FACE OF FINISH As indicated 01/19/24
 SEE A-600 FOR FULL DETAIL 1
 Elevation Callout Door Tag 20 RISERS @ 7" Stair Tag
 KEY DESCRIPTION 1 A-101 1 Sheet # in center 100 See schedule for specs
 CON-01 Concrete
 1
 Drawing # in triangle
 SHEET TITLE
 PF-01  Parged Finish Window Tag Finish Tag
 1.01 WM-01
 WS-01 Wood Siding

 1
 .
 Section Callout
 See schedule for specs See schedule for specs
 BASEMENT & FIRST FLOOR
 PLANS
 Drawing # 8 1/2" / 1'-0" Slope Tag
 A-101 Wall Tag
 Sheet # 1A See schedule for specs Arrow points downward
 .
 Detail Callout
 1 Revision Tag 2x6 Stud Wall
 Drawing #
 A-501
 Sheet # 01 See title block for date See schedule for specs




 Plotted On 1/25/2024 6:05:14 PM
 SHEET #



 A-101
 Datum or Elevation Product Tag
 L-01
 From t.o. subfloor See schedule for specs

 NAME
 10 Room Tag
 Area to inside of walls
 150 SF




 DN




 UP




 Studio



 Gilbert Lane
 2-Bed Unit DN




 3-Bed Unit UP




 Circulation
 Resident Amenity




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 LEVEL 3 PLAN LEVEL 2 PLAN
 2 1
 1/8" = 1'-0"
 Page Street
 Atlantic 24 1/8" = 1'-0"
 Current Proposal Basement FLOOR AREA: 3144 SF
 THE CONTRACTOR IS RESPONSIBLE FOR
 16
 MATERIALS, DETAILS & ACCURACY, FOR ALL
 QUANTITIES & DIMENSIONS, FOR SELECTING
 FABRICATION PROCESSES, FOR TECHNIQUES
 OF ASSEMBLY, FOR PERFORMING WORK IN A
 BASEMENT PLAN SAFE MANNER, AND FOR COORDINATING
 1 WORK WITH THAT OF ALL TRADES.
 1/8" = 1'-0"
 THIS DRAWING AND THE DESIGN SHOWN ARE
 THE PROPERTY OF PRIMARY PROJECTS,
 PLLC. THE REPRODUCTION, COPYING, OR
 OTHER USE OF THIS DRAWING WITHOUT
 THEIR WRITTEN CONSENT IS PROHIBITED &
 ARCHITECT
 ANY INFRINGEMENT WILL BE SUBJECT TO PRIMARY PROJECTS, PLLC
 LEGAL ACTION. 2330 HORTON STREET
 NORTH DIGHTON, MA 02764
 -
 KYLE BARKER, AIA (ME LICENSE: ARC5339)
 SCALE DATE KYLE@PRIMARYPROJECTS.ORG
 FINISH INDEX DRAWING SYMBOLS LEGEND PLAN NOTES 617 440 4674
 1. ALL DIMENSIONS ARE TO FACE OF FINISH As indicated 01/19/24
 SEE A-600 FOR FULL DETAIL 1
 Elevation Callout Door Tag 20 RISERS @ 7" Stair Tag
 KEY DESCRIPTION 1 A-101 1 Sheet # in center 100 See schedule for specs
 CON-01 Concrete
 1
 Drawing # in triangle
 SHEET TITLE
 PF-01  Parged Finish Window Tag Finish Tag
 1.01 WM-01
 WS-01 Wood Siding

 1
 .
 Section Callout
 See schedule for specs See schedule for specs
 BASEMENT & FIRST FLOOR 42 ATLANTIC
 PLANS
 Drawing # Slope Tag
 STREET HOUSING
 A-101 Wall Tag 8 1/2" / 1'-0"
 Sheet # 1A See schedule for specs Arrow points downward
 .
 Detail Callout
 1 Revision Tag 2x6 Stud Wall
 Drawing #
 A-501 01 See schedule for specs
 Sheet # See title block for date
 PROJECT #




 Plotted On 1/25/2024 6:05:14 PM
 SHEET #
 2309


 A-101
 Datum or Elevation Product Tag
 L-01
 From t.o. subfloor See schedule for specs

 NAME PROJECT ADDRESS
 Room Tag
 10
 Area to inside of walls 42 ATLANTIC ST
 150 SF
 PORTLAND, ME 04101
 PARCEL ID: 016 F001001

 OWNER
 LB ATLANTIC LLC
 P.O. BOX 10452
 PORTLAND, ME 04104
 UP


 CIVIL ENGINEER
 ACORN ENGINEERING, INC.
 PO BOX 3372

 Studio PORTLAND, ME 04104

 STRUCTURAL ENGINEER
 BASE DESIGN GROUP, INC.

 2-Bed Unit
 117 AUBURN STREET, 2ND FLOOR
 PORTLAND, ME 04103

 MEP-FP ENGINEER
 BLW ENGINEERS, INC
 3-Bed Unit UP
 311 GREAT ROAD, PO BOX 1551
 LITTLETON, MA 01460



 Circulation DATE ISSUANCE


 Resident Amenity




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION
DN



 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 THE CONTRACTOR IS RESPONSIBLE FOR
 Approved Drawings Date:
 MATERIALS, DETAILS & ACCURACY, FOR ALL
 QUANTITIES & DIMENSIONS, FOR SELECTING
 6/3/2024
 FABRICATION PROCESSES, FOR TECHNIQUES
 OF ASSEMBLY, FOR PERFORMING WORK IN A Preservation Staff: Evan Schueckler
 BASEMENT PLAN SAFE MANNER, AND FOR COORDINATING
 1
 Page 25
 WORK WITH THAT OF ALL TRADES.
 1/8" = 1'-0"
 THIS DRAWING AND THE DESIGN SHOWN ARE
 THE PROPERTY OF PRIMARY PROJECTS,
 PLLC. THE REPRODUCTION, COPYING, OR
 OTHER USE OF THIS DRAWING WITHOUT
 CIVIL ENGINEER

Current Proposal East Elevation, Facing Atlantic Street ACORN ENGINEERING, INC.
 PO BOX 3372 18
 PORTLAND, ME 04104

 ELEVATION - WEST STRUCTURAL ENGINEER
 3 BASE DESIGN GROUP, INC.
 1/8" = 1'-0" 117 AUBURN STREET, 2ND FLOOR
 PORTLAND, ME 04103

 MEP-FP ENGINEER
 BLW ENGINEERS, INC
 311 GREAT ROAD, PO BOX 1551
 LITTLETON, MA 01460
 MECHANICAL EQUIPMENT, BEYOND



 THICK-BOARD CORNICE
 T.O. PARAPET
 165'-2 7/8"
 DATE ISSUANCE


 WINDOW, EXTERIOR FINISH GRAY
 (UPVC OR ALUMINUM-CLAD)



 PROJECTING
 VERTICAL TRIM LEVEL 4 - T.O. FF
 154'-6"




 WS-01 WS-02
 LEVEL 3 - T.O. FF
 145'-0"



 PROJECTING
 CANOPY

 ADDRESS
 LEVEL 2 - T.O. FF
 GS-01 SURFACE-MOUNTED 135'-6"
 LIGHTING
 WS-03


 GS-01
 PLANNING & URBAN DEVELOPMENT

 PT-01
 HISTORIC
 LEVEL 1 - T.O. FF PRESERVATION
 CON-01 126'-0"
 CERTIFICATE OF APPROPRIATENESS
 WALL AT RAMP Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 THE CONTRACTOR IS RESPONSIBLE FOR
 MATERIALS,
 Approved Drawings Date:DETAILS & ACCURACY, FOR AL
 QUANTITIES & DIMENSIONS, FOR SELECTIN
 6/3/2024
 FABRICATION PROCESSES, FOR TECHNIQU
 PreservationOF
 Staff: Evan Schueckler
 ASSEMBLY, FOR PERFORMING WORK IN
 Page 26 SAFE MANNER, AND FOR COORDINATING
 WORK WITH THAT OF ALL TRADES.
Current Proposal North Elevation, Facing Gilbert Lane 20

 ELEVATION - SOUTH
 4
 1/8" = 1'-0"




 T.O. PARAPET
 165'-2 7/8"




 LEVEL 4 - T.O. FF
 154'-6"




 LEVEL 3 - T.O. FF
 145'-0"




 LEVEL 2 - T.O. FF
 135'-6"


 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION
 LEVEL 1 - T.O. FF
 CERTIFICATE OF126'-0"
 APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 27
Current Proposal West Elevation 22


 NOT FOR CONSTRUCTION




 T.O. PARAPET
 165'-2 7/8"




 LEVEL 4 - T.O. FF
 154'-6"


 ARCHITECT
 PRIMARY PROJECTS, PLLC
 2330 HORTON STREET
 NORTH DIGHTON, MA 02764
 LEVEL 3 - T.O. FF -
 145'-0" KYLE BARKER, AIA (ME LICENSE: ARC5339)
 KYLE@PRIMARYPROJECTS.ORG
 617 440 4674




 LEVEL 2 - T.O. FF
 135'-6" 42 ATLANTIC
 STREET HOUSING
 PLANNING
 PROJECT # & URBAN DEVELOPMENT
 2309 HISTORIC
 PRESERVATION
 LEVEL 1 - T.O. FF PROJECT ADDRESS
 126'-0" 42 ATLANTIC ST
 CERTIFICATE OF APPROPRIATENESS
 PORTLAND, ME 04101
 Project No:
 PARCEL ID: 016 F001001
 HPBR-002814-2024
 Public Hearing
 OWNER Date:
 5/29/2024
 LB ATLANTIC LLC
 ApprovedP.O.
 Drawings Date:
 BOX 10452
 PORTLAND, ME 04104
 6/3/2024
 Preservation Staff: Evan Schueckler
 CIVIL ENGINEER
 Page 28 ACORN ENGINEERING, INC.
 PO BOX 3372
Current Proposal South Elevation 24




 T.O. PARAPET
 165'-2 7/8"




 LEVEL 4 - T.O. FF
 154'-6"




 LEVEL 3 - T.O. FF
 145'-0"




 LEVEL 2 - T.O. FF
 135'-6"


 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION
 LEVEL 1 - T.O. FF
 126'-0"
 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 29
Current Proposal View Down Atlantic 26




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 30
Current Proposal View Up Atlantic 28




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 31
Current Proposal From Gilbert Lane 30




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 32
Current Proposal View From Atlantic 32




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 33
Current Proposal View At Entry 34




 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 34
Current Proposal Materials 35




 Painted Clapboard Natural Clapboard Metal Fascia
 Primary Cladding Accent Cladding Awning Surround


 - Clapboard - Clapboard - Seaming as Shown
 - 4.5” Exposed Face - 4.5” Exposed Face - Galvalume
 - Quartersawn Pine - Quartersawn Pine - Warm Gray
 - Rusty Neutral Paint - Clear Finish Powdercoat (to
 match window &
 hardware finish)
 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 35
Current Proposal Windows & Doors 36




 Current Proposal:

 Finish
 Charcoal Gray uPVC
 (Lighter than shown in images)

 Operation
 Windows: Picture & Tilt-Turn
 Doors: Swinging

 Features
 Triple-Glazed



 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 5/29/2024
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
Shuco 82 Living MD Windows & Doors
 Page 36
 Current Proposal Window Head & Sill Details 37




 GALVALUME TRIM AT
 JUNCTIONS; SEE MFGR 5 1/2"
 SPECS (WESTERN LINE OF VERTICAL FIN BEYOND
 STATES METAL
 ROOFING, OR EQ) 2 3/4" FLASH AT FRAME HEAD

  4"

 5 1/2"




 INTERIOR EXTERIOR
 GALVALUME PANELS,
 POWDERCOATED
 GRAY; FASTENED TO
  9 3/8" SHEATHING


 T.O. PAINTED GWB INTERIOR SILL THE CONTRACTOR IS RESPONSIBLE F
 2'-0"
 MATERIALS, DETAILS & ACCURACY, FO
 1X8" SHIPLAP PINE
 SHIM SILL WITH 2X10 TO ALLOW FOR MOVEMENT QUANTITIES & DIMENSIONS, FOR SELE
 WITH NATURAL FINISH FABRICATION PROCESSES, FOR TECH
 5" 2" X 6" SOLID WOOD FRAME TO MATCH PAINTED SIDING; OF ASSEMBLY, FOR PERFORMING WO
 PITCH AT HEAD & SILL; SILL TO BE 1/2" SHALLOWER
 SAFE MANNER, AND FOR COORDINATI
  9 3/8" THAN HEAD
 WORK WITH THAT OF ALL TRADES.
 3/4" GAP PER MFGR'S REC; SHIMED AND FILLED
 WITH SHEEP'S WOOL; FLASHED FROM BACKDAM TO
 2 1/4"
 BEYOND DWB
 THIS DRAWINGPLANNING AND& URBAN
 THEDEVELOPMENT
 DESIGN SHO
1/4"
 THE PROPERTY OFHISTORIC PRIMARY PROJEC
 GALVALUME DRIP EDGE PRESERVATION
 AT; SEE MFGR SPECS T.O. ROUGH OPENING PLLC. THE REPRODUCTION, COPYING
1 1/8" (WESTERN STATES OTHER USE OFOF
 CERTIFICATE THIS DRAWING WITHO
 APPROPRIATENESS
 Project No:
 METAL ROOFING, OR EQ) THEIR HPBR-002814-2024
 WRITTEN CONSENT IS PROHIBI
 SECTION DETAIL - WINDOW HEAD & SILL ANY Public Hearing
 INFRINGEMENT Date: WILL BE SUBJECT
 1 5/29/2024
 LEGALApproved
 ACTION.
 1 1/2" = 1'-0" 6/3/2024
 Drawings Date:

 Preservation Staff: Evan Schueckler

 Page 37
 Current Proposal Canopy Detail 38




 GALVALUME TRIM AT
 2'-0" JUNCTIONS; SEE MFGR
 SPECS (WESTERN
 STATES METAL
 ROOFING, OR EQ)
AL COPING AT 4"
D BACK FOR DRAINAGE

T RS-400 RAFT-A-VENT OR
& SCREENING (BLACK)


 INTERIOR
 GALVALUME PANELS,
 POWDERCOATED
 GRAY; FASTENED TO
D CORNICE; MITERED AT 9 3/8" SHEATHING
ED TO MATCH PAINTED SIDING

N CORNICE &
 2'-0"
 VENTILATION

T 16" O.C., FOR VENTILATION 1X8" SHIPLAP PINE
 WITH NATURAL FINISH
 N" BOARD, BEYOND

 4-1/2" EXPOSED FACE 9 3/8"

ANT BARRIER (RED)

 PLANNING & URBAN DEVELOPMENT
 1/4"
 HISTORIC
 GALVALUME DRIP EDGE PRESERVATION
 AT; SEE MFGR SPECS
 CERTIFICATE OF APPROPRIATENESS
 1 1/8" (WESTERN STATES
 Project No:
 METAL ROOFING, OR EQ)
 HPBR-002814-2024
 SECTION DETAIL - ENTRY CANOPY SECTION DETAIL - W
 Public Hearing Date:
 2 1
 5/29/2024
 1 1/2" = 1'-0" 1 1/2" = 1'-0"
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 38
Current Proposal Cornice Detail 39




 GALVANIZED METAL COPING AT
 PARAPET; PITCHED BACK FOR DRAINAGE

 1" TALL CORAVENT RS-400 RAFT-A-VENT OR
 EQ FOR VENTING & SCREENING (BLACK)

 1"


 3 1/2" 4" x 4" SOLID WOOD CORNICE; MITERED AT
 CORNERS; FINISHED TO MATCH PAINTED SIDING

 1/4" GAP BETWEEN CORNICE &
 CLAPBOARD, FOR VENTILATION
 1/4" GAP BETWEEN CLAPBOARD &
 VERTICAL FIN, FOR VENTILATION 2" x 2" BATTENS AT 16" O.C., FOR VENTILATION

 VERTICAL 2" x 6" FIN" BOARD, BEYOND
 SOLID WOOD VERTICAL FIN, PART OF
 WINDOW SURROUND; SEE ELEV FOR CLAPBOARD WITH 4-1/2" EXPOSED FACE
 LOCATIONS
 WEATHER RESISTANT BARRIER (RED)
 SOLID WOOD SILL, BEYOND OVER SHEATHING
 PLANNING & URBAN DEVELOPMENT
 SOLID WOOD FRAME AT TYPICAL HISTORIC
 WINDOW SURROUND PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 Public Hearing Date:
 SECTION DETAIL - CORNICE 5/29/2024SECTION DETAIL -
 3 2
 Approved Drawings Date:
 1 1/2" = 1'-0" 6/3/2024 1 1/2" = 1'-0"
 Preservation Staff: Evan Schueckler

 Page 39
 Current Proposal Window Jamb Detail 40




 INTERIOR




 5" - 5 1/2"
 1/4" GAP BETWEEN CLAPBOARD &
/4" GAP BETWEEN CLAPBOARD &
 VERTICAL FIN, FOR VENTILATION
ERTICAL FIN, FOR VENTILATION 5"
 6 3/8"
 PITCHED IN ELEV SOLID WOOD VERTICAL FIN, PART OF
 OLID WOOD VERTICAL FIN, PART OF
 WINDOW SURROUND; SEE ELEV FOR
WINDOW SURROUND; SEE ELEV FOR
 LOCATIONS
 OCATIONS 1 1/2" 1 1/2"
 EXTERIOR SOLID WOOD SILL, BEYOND

 SOLID WOOD FRAME AT TYPICAL PLANNING & URBAN DEVELOPMENT

 WINDOW SURROUND HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024
 PLAN DETAIL - WINDOW SECTION DETAIL -
 Public Hearing Date:
 4 3
 5/29/2024
 1 1/2" = 1'-0" 1 1/2" = 1'-0"
 Approved Drawings Date:
 6/3/2024
 Preservation Staff: Evan Schueckler
 Page 40
Current Proposal Vertical Fin Detail 41




 INTERIOR INTERIOR




 5" - 5 1/2"
 1/4" GAP BETWEEN CLAPBOARD &
 VERTICAL FIN, FOR VENTILATION


 PITCHED IN ELEV
 5 1/2"
 EXTERIOR 3 5/8" SOLID WOOD VERTICAL FIN, PART OF
 WINDOW SURROUND; SEE ELEV FOR
 LOCATIONS 1 1/2"
 1 1/2" EXTERIOR
 PLANNING & URBAN DEVELOPMENT
 HISTORIC
 PRESERVATION

 CERTIFICATE OF APPROPRIATENESS
 Project No:
 HPBR-002814-2024

 PLAN DETAIL - VERTICAL FIN Public Hearing Date:
 PLAN DETAIL -
 5 5/29/2024 4
 1 1/2" = 1'-0" Approved Drawings Date:
 6/3/2024
 1 1/2" = 1'-0"
 Preservation Staff: Evan Schueckler

 Page 41
CITY OF PORTLAND
HISTORIC PRESERVATION BOARD
NOTICE OF DECISION

PROPERTY OWNER: Daniel Black, LB Atlantic LLC (“Applicant”)
PROPERTY LOCATION: 42 Atlantic Street (“Property”)
PROJECT ID: HPBR-002814-2024
HISTORIC DESIGNATION(S): Munjoy Hill Historic District

___________________________________

FINDINGS OF FACT & CONCLUSIONS OF LAW

  1. On February 8, 2024, the Applicant applied for a Certificate of Appropriateness for new
 construction at the Property.

  2. Pursuant to section 17.7 of the City of Portland Land Use Code in effect at the time of the
 application (“Land Use Code”), the application required review and approval by the
 Historic Preservation Board (“Board”) against the standards for review of subsection 17.8.3
 (“Standards”).

  3. Subsection 17.8.1 of the Land Use Code incorporates by reference the Historic Resources
 Design Manual, which provides additional guidance to this Board. Specifically, when
 discerning the “compatibility” of the proposed project, the Design Manual provides the
 following guidance:

 “Broadly stated, compatibility refers to the recognition of patterns and
 characteristics which exist in a given setting, and a responsiveness in new design or
 renovation which respects these established patterns and characteristics. Although
 similarity of design is one way or achieving compatibility in a historic context, a
 creative and distinctly contemporary design response is both permitted and
 encouraged. The modem designer is allowed the freedom of individual expression -
 within parameters established by the new building's context.” (Page 151)

 And

 “A new building in a historic district or adjacent to an individual landmark need not
 follow the pattern set by its neighbors in each and every category of compatibility.
 It should, however, relate to a number of them. Each infill project will have a unique
 context of surrounding structures and sites with some strong, unifying
 characteristics and some that are more subtle and less obvious. There will usually


 1

 Page 42
 be one or more definite and easily discernable traits, such as a uniform scale and
 rhythm of window openings, consistent roof shapes, or a uniform cornice line, that
 should serve as a basis for a design solution.” (Page 152)

4. The Board held two public workshops on March 6, 2024 and April 17, 2024.

5. On May 29, 2024 the Board held a Public Hearing and voted 5 to 1 (Whitten opposed, and
 Miller recused) to conditionally approve the application for new construction at the
 property under HPBR-002814-2024.

6. During the workshops and public hearing, the Board heard testimony from the applicant
 and their architect Kyle Barker of Primary Projects, received memoranda from Historic
 Preservation staff (“Staff”), and accepted public comment on the project.

7. On June 30, 2024, Joe Lewis (“Appellant”), who provided public comment in opposition to
 the project during the Board’s review, submitted an appeal of the Historic Preservation
 Board’s approval to the Planning Board, pursuant to Section 2.2.10 (A) of the Land Use
 Code.

8. On August 13, 2024, the Portland Planning Board reviewed the appeal during a Public
 Hearing and voted 5 to 1 (Silk opposed, and Chann Absent) to deny the appeal.

9. The Appellant appealed to the Cumberland County Superior Court pursuant to Section
 2.1.12 of the Land Use Code and Rule 80B of Maine’s Rules of Civil Procedure.

10. On November 19, 2025, the Superior Court remanded the application to the Planning
 Board to remand to this Board with instructions to issue findings of fact and conclusions
 of law adequate for judicial review.

11. On January 27, 2026, the Planning Board voted 7 to 0 to remand the application to the
 Board.

12. On February 4, 2026, the Board held a public meeting to prepare findings of fact and
 conclusions of law consistent with the court order.

13. Based on the written materials, oral testimony, staff memoranda, and public comment
 received during the workshops held on March 6, 2024 and April 17, 2024, and the public
 hearing held on May 29, 2024, the Board finds as follows:




 2

 Page 43
Standard A. Scale and Form - Subsection 17.8.3 (A)
1. Height
The proposed height shall be visually compatible with surrounding structures when viewed from
any street or open space and in compliance with any design guidelines.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that Atlantic
 Street is lined with a variety of structures ranging from one-and-a-half- to
 three-and-a-half-stories in height. Additionally, the Board notes that staff
 provided a memo including a summary of the historic context that indicates
 that three-and-a-half- and four-story buildings are present in the broader
 Yes
 context of the Munjoy Hill Historic District. The Board further finds that the
 proposed four-story height is not significantly taller than is typical of the
 context, fits within the various height profiles of surrounding structures, and is
 therefore visually compatible with surrounding structures. Thus, the Board
 finds this standard has been met.
2. Width
The width of a building shall be visually compatible with surrounding structures when viewed
from any street or open space and in compliance with any design guidelines.
Standard Met? Board Findings
 The applicant provided site plans and elevation drawings that show the width
 of the proposed structure and the widths of its constituent design elements.
 The Board acknowledges that the overall width of the proposed structure is
 greater than some of the neighboring structures as demonstrated in the
 applicant’s context analysis; however, the Board finds that the design of the
 façade uses changes in materials and trim details to visually break-down the
 Yes
 width of the building to be more consistent with the widths typically found
 among surrounding structures along Atlantic Street. The Board further finds
 that the components of the building’s façades are comparable to the widths of
 nearby structures, which make the wider facade compatible with the
 surrounding structures. Therefore, the Board finds this condition has been
 met.




 3

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3. Proportion of principal facades
The relationship of the width to the height of the principal elevations shall be visually compatible
with structures, public ways, and open spaces to which it is visually related.
Standard Met? Board Findings
 The applicant provided elevation drawings showing the proportions of the
 proposed principal elevations along Atlantic Street and Gilbert Lane. The Board
 acknowledges that the overall façades are proposed to have horizontal
 proportions, with their widths being greater than their heights; however, the
 Board finds that changes in material and the use of applied details interrupt the
 horizontality of those elevations and produce sections of façade that are
 Yes
 vertically proportioned. Additionally, the Board further finds that the
 applicant’s context analysis shows that vertical proportions predominate along
 Atlantic Street, with some more horizontally proportioned buildings
 interspersed. The Board therefore finds that the vertically-proportioned
 components of the building’s primary facades make it visually compatible with
 surrounding structures. The Board finds this condition has been met.
4. Roof shapes
The roof shape of a structure shall be visually compatible with the structures to which it is
visually related.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that Atlantic
 Street is lined with a variety of roof forms, with flat roofs being common.
 Additionally, the Board notes that staff provided a memo including a summary
 Yes of the historic context that indicates that flat roofs are typical of the Munjoy
 Hill Historic District. The Board therefore finds that the proposed structure,
 which will have a flat roof, is visually compatible with surrounding structures.
 The Board finds this condition has been met.




 4

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5. Scale of a structure
The size and mass of structures in relation to open spaces, windows, door openings, porches,
and balconies shall be visually compatible with the structures, public ways, and places to which
they are visually related.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates the typical
 dimensional relationship between overall structure and their constituent
 windows, doors, porches, and open spaces along Atlantic Street, namely, that
 windows typically fill the majority of the height of each floor level and that
 porches typically only occupy a small portion of building widths. Additionally,
 the Board finds that the applicant provided elevation drawings showing the
 Yes dimensional relationship between the overall structure and its constituent
 windows, doors, porches, and open spaces. The Board further finds that the
 proposed structure would have windows that similarly fill the majority of the
 height of each floor, and that the primary entrance porch occupies only a small
 portion of the building width. Therefore, the Board finds that the scale of the
 proposed building, in relation to its constituent elements, is visually compatible
 with surrounding structures. The Board finds this standard has been met.
6. Applicability to Congress Street Historic District
In the Congress Street Historic District, for new construction within the B3 zone, the Historic
Preservation Board shall not impose conditions more restrictive than the dimensional
requirements of the B-3 zone.
Standard Met? Board Findings
 The Board finds that this standard is not applicable to the proposed scope of
 Not Applicable work because the Property is not located within the Congress Street Historic
 District.
7. Applicability to India Street Historic District
For new construction within the India Street Historic District, the Historic Preservation Board
shall not impose conditions more restrictive than the dimensional requirements of the IS-FBC
zone, except for in the case of a building addition which proposes to change the height of a
contributing historic structure.
Standard Met? Board Findings
 The Board finds that this standard is not applicable to the proposed scope of
 Not Applicable work because the Property is not located within the India Street Historic
 District.




 5

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8. Applicability to the Portland Company Historic District
For new construction within the Portland Company Historic District, the height requirements of
the B-6 zone as shown on the B6 Building Height Overlay & Building Envelopes map shall be
controlling and the historic preservation board shall not impose conditions more restrictive than
the building height requirements of the B-6 zone.
Standard Met? Board Findings
 The Board finds that this standard is not applicable to the proposed scope of
Not Applicable work because the Property is not located within the Portland Company
 Historic District.

Standard B. Composition of Principle Facades - Subsection 17.8.3 (B)
1. Proportion of openings
The relationship of the width to height of windows and doors shall be visually compatible with
structures, public ways, and places to which the building is visually related.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that the
 properties along Atlantic Street predominantly feature windows with heights
 greater than their widths, though a number of buildings also feature windows
 or groupings of windows with heights and widths that are close to equal.
 Yes Additionally, the Board finds that the applicant provided elevation drawings
 which show that the building will feature a mixture of vertically proportioned
 and more squarely proportioned windows. Therefore, the Board finds that the
 proposed window proportions are visually compatible with surrounding
 structures and that this standard for review has been met.
2. Rhythm of solids to voids in facades
The relationship of solids to voids in the façade of a structure shall be visually compatible with
structures, public ways, and places to which it is visually related.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that the
 properties along Atlantic Street generally feature a higher ratio of solid wall to
 void and that voids, such as windows and doors, are typically stacked and
 arranged regularly across building facades. Additionally, the Board finds that
 Yes the applicant provided elevation drawings which show that the proposed
 building facades are primarily solid with windows and doors stacked and
 arranged regularly. Therefore, the Board finds that the proposed rhythm of
 solids and voids is visually compatible with surrounding structures. Thus, the
 Board finds this standard has been met.




 6

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3. Rhythm of entrance porch and other projections
The relationship of entrances and other projections to sidewalks shall be visually compatible with
the structures, public ways, and places to which they are visually related.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that many
 properties along Atlantic Street generally feature a single entry with a narrow
 porch and steps projecting towards the street. Additionally, the Board finds
 that the applicant provided plans and elevation drawings showing that the
 Yes proposed structure would feature a single central entry with a projecting
 canopy and raised landing at the top of street-facing stairs, and an accessible
 ramp. Therefore, the Board finds that the proposed rhythm of entrances is
 visually compatible with surrounding structures and meets this standard. Thus,
 the Board finds this standard has been met.
4. Relationship of materials
The relationship of the color and texture of materials (other than paint color) of the facade shall
be visually compatible with the predominant materials used in the structures to which they are
visually related.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that the majority
 of properties along Atlantic Street are clad in horizontal clapboard siding,
 historically wood. Additionally, the Board finds that the applicant provided
 elevation drawings and material details showing that the structure will be clad
 Yes
 in wood horizontal clapboard siding with a similar reveal to those found on
 nearby historic buildings (4.5”). Therefore, the Board finds that the proposed
 primary cladding material is visually compatible with surrounding structures
 and meets this standard.
5. Signs
Any new sign, and any change in the appearance of an existing sign located on a landmark, within
a historic district, or within an historic landscape district, which is readily visible from any street
or open space shall not be incongruous to the historic character of the landmark or district and
shall comply with the criteria and guidelines specified in the Historic Resources Design Manual.
Standard Met? Board Findings
 The Board finds that this standard is not applicable to the proposed scope of
Not Applicable
 work because no signs are proposed as part of this project.




 7

 Page 48
Standard C. Relationship to Street Subsection 17.8.3 (C)
1. Walls of continuity
Facades and site structures, such as masonry walls, fences, and landscape masses, shall, when it is
a characteristic of the area, form cohesive walls of enclosure along a street to ensure visual
compatibility with the structures, public ways, and places to which such elements are visually
related.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that the majority
 of properties along Atlantic Street are located close to the street, generally
 with facades aligned, and with spaces between each structure in the form of
 narrow side yards or driveways creating a consistent but diffuse street wall.
 Yes Additionally, the Board finds that the proposed structure will be situated close
 to the street, while maintaining a narrow side yard to the south and a setback
 from Gilbert Lane. Therefore, the Board finds that the proposed structure will
 maintain the diffuse street wall along Atlantic Street and remain visually
 compatible with surrounding structures, meeting this standard.
2. Rhythm of spacing and structures on streets
The relationship of a structure or object to the open space between it and adjoining structures
or objects shall be visually compatible with the structures, objects, public ways, and places to
which it is visually related
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that the majority
 of properties along Atlantic Street maintain spaces between each structure in
 the form of narrow side yards or driveways, creating a repeating pattern of
 building and space, with the width of the structures and spaces varying.
 Additionally, the Board finds that the applicant has provided site plans showing
 that the structure will maintain a narrow side yard to the south, and a setback
 from Gilbert Lane. The Board acknowledges that the overall width of the
 Yes proposed structure is greater than some of the neighboring structures as
 demonstrated in the applicant’s context analysis; however, the Board finds that
 the design of the façade uses changes in materials and trim details to visually
 break-down the width of the building to be more consistent with the widths
 typically found along Atlantic Street. Therefore, the Board finds that the
 proposed structure will maintain the rhythm of structures and spacing along
 Atlantic Street and is visually compatible with surrounding structures; thus
 meeting this standard.




 8

 Page 49
3. Directional expression of principal elevation
A structure shall be visually compatible with the structures, public ways, and places to which it is
visually related in its directional character, whether this be vertical character, horizontal
character, or nondirectional character.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that the majority
 of properties along Atlantic Street feature vertically proportioned primary
 facades which are countered by horizontal siding, and prominent horizontal
 cornices on flat-roofed structures. Additionally, the Board finds that the
 applicant has provided elevation drawings that show the proposed structure
 Yes will have a horizontal massing that is broken up by changes in material to
 create vertical masses. Further, the Board finds that the proposed structure
 will be clad in horizontal siding and be capped by a simple contemporary
 projecting cornice. Therefore, the Board finds that the structure will have a
 mixed directional expression of the primary facades that is visually compatible
 with surrounding structures and thus meets this standard.
4. Streetscape, pedestrian improvements
Streetscape and pedestrian improvements and any change in the appearance thereof located
adjacent to or on a landmark, within a historic district, or within a historic landscape district
which is readily visible from any street or open space shall not be incongruous to the historic
character of the landmark or district and shall comply with the criteria and guidelines specified in
the Historic Resources Design Manual.
Standard Met? Board Findings
 The applicant provided a context analysis that demonstrates that Atlantic
 Street is generally lined with brick sidewalks, which include small tree wells.
 Additionally, the Board finds that the applicant has provided a site plan which
 shows that the project will include improved brick sidewalks and tree wells.
 The Board further finds that the project will include trenching and other utility
 Yes work along Gilbert Lane, which is surfaced with historic granite cobblestones.
 The Board voted to include a condition of approval requiring that Gilbert Lane
 be restored to its pre-construction condition to preserve its historic
 appearance. Therefore, the Board finds that the brick sidewalks, tree wells, and
 restored cobblestone surface of Gilbert Lane are compatible with the
 surrounding context and satisfy this standard.




 9

 Page 50
Standard D. Other Standards Subsection 17.8.3 (D)
1. Compatible use
Every reasonable effort shall be made to provide a compatible use for a property which requires
minimal alteration to the character defining features of the structure, object, or site and its
environment or to use a property for its originally intended purpose.
Standard Met? Board Findings
 The applicant provided plans showing that the proposed structure will have a
 residential use which is consistent with the typical uses in the Munjoy Hill
 Historic District. Additionally, the Board finds that the proposed development
 is located on a parcel classified as noncontributing to the Munjoy Hill Historic
 District and that the property therefore contains no structures, objects, or
 sites that could have character-defining features that could be affected by the
 project. Further, the Board finds that the only direct impacts will be to Gilbert
 Yes
 Lane and that excavation is limited to what will be necessary to provide utilities
 to the site. The Board therefore finds these impacts to be minimal. The Board
 voted to include a condition of approval that Gilbert Lane be restored to an
 appearance consistent with its pre-construction condition to preserve its
 historic appearance, further minimizing the impacts. Therefore, the Board finds
 that the proposed use is compatible, and only minimal alterations to Gilbert
 Lane are necessary, and thus the project meets this standard.
2. Distinguishing original character
The distinguishing original qualities or character of a structure, object, or site and its
environment shall not be destroyed. The alteration of any historic material or distinctive
architectural features should be avoided when possible.
Standard Met? Board Findings
 The proposed development is located on a noncontributing parcel within the
 Munjoy Hill Historic District and contains no structures, objects, or sites that
 could have distinguishing original qualities or character that could be affected
 by the project. The Board also finds that the project will involve excavation
 along Gilbert Lane, temporarily interrupting the historic cobblestone surface.
 Yes The Board voted to include a condition of approval requiring restoration of
 Gilbert Lane to its pre-construction condition. The Board further finds that this
 condition would ensure that the historic appearance of Gilbert Lane would be
 restored, avoiding significant alterations to its appearance. Therefore, the
 Board finds that this project will not destroy any distinguishing original
 character of the environment, and thus meets this standard.




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 Page 51
 3. Archeological resources
 Every reasonable effort shall be made to protect and preserve significant archaeological
 resources affected by or adjacent to any project. If resources must be disturbed, mitigation
 measures shall be undertaken.
 Standard Met? Board Findings
 The Board finds that this standard is not applicable to the proposed scope of
  Not Applicable work because there are no significant archaeological resources identified
 which could be affected by this project.
 4. Contemporary design
 Contemporary design for additions to existing properties shall not be discouraged when such
 alterations and additions do not destroy significant cultural, historical, architectural, or
 archaeological materials that characterize the property. The new work shall be differentiated
 from the old and shall be compatible with the size, scale, material, and character of the property,
 neighborhood and environment.
 Standard Met? Board Findings
 The Board finds that the proposed development is located on a parcel
 classified as noncontributing to the Munjoy Hill Historic District and will not
 require alterations to any significant historic materials. Additionally, the Board
 finds that the proposed structure has a clearly contemporary character
 Yes
 through its simplified massing and minimal exterior details. The Board further
 finds that the compatibility of the design is detailed in its findings under
 subsections Subsection 17.8.3 (A-C) above. Therefore, the Board finds that this
 standard is met in the use of a contemporary design for the proposed building.
 5. Additions
 Wherever possible, new additions to structures and objects shall be undertaken in such a manner
 that, if such additions were to be removed in the future, the essential form and integrity of the
 structure would be unimpaired.
 Standard Met? Board Findings
 The Board finds that this standard was not applicable to the proposed scope of
  Not Applicable work as the project does not include any additions to any existing structures or
 objects.

_________________________________________
DECISION

By a vote of ___ to ___, the Board adopts the above findings of fact to supplement its conditional
approval of application HPBR-002814-2024 from May 29, 2024.


__________________________________________ ___________________
Valerie Paquin-Gould, Vice-Chair Date



 11

 Page 52
 Law • Science • Policy



Keith P. Richard 1 Dana Street
Principal Portland, Maine 04101
krichard@archipelagona.com (207) 558-0102




 January 21, 2026
VIA EMAIL
City of Portland
Historic Preservation Board
hp@portlandmaine.gov

 RE: Public hearing after remand in Lewis v. City of Portland et al., AP-2024-42


Dear Chair and Members of the Board:

 I represent Maryellen Sullivan of 33 Atlantic Avenue.1 I am writing to request that
the Board vote to re-open the public hearing on this application to follow the Superior
Court’s directive on remand.

 The Superior Court remanded because the Board did not issue findings sufficient to
permit meaningful judicial review and because the facts are not obvious from the existing
record. (Order at 6). The Court also rejected the City’s contention that the Board’s vote
implicitly adopted the staff memo as findings. (Order at 6). Under these circumstances, the
most reliable and defensible way for the Board to comply with the remand is to re-open the
public hearing in a limited manner focused on the specific standards requiring factual
findings. Doing so will ensure the Board’s additional findings are grounded in a clarified
evidentiary record, responsive to the remand issues, and not vulnerable as post hoc
rationalization—thereby producing a decision that is fully reviewable and consistent with
due process and the purposes of administrative findings identified by the court.

 The Board should vote to re-open the public hearing to address the deficiencies in the
prior decision. Such a step would ensure a transparent and procedurally fair process,
consistent with the Superior Court’s order and the law. Thank you for your time and
consideration and I look forward to addressing you at future meetings.




 1 Maryellen is the spouse of Joe Lewis, who brought the prior appeal regarding this Board’s

certificate of appropriateness issued after a vote at the May 29, 2024 meeting. Maryellen was
substituted as the appellant by order of the Superior Court for the reasons stated in the Court’s
remand order.



 www.ArchipelagoNA.com
 Page 53
ARCHIPELAGO
LEWIS/HPB
January 21, 2026
Page 2 of 2



 Sincerely,




 Keith P. Richard


c. Client
 Amy McNally, Esq.
 Mac Walton, Esq.




 Page 54
1/29/26, 11:54 AM City of Portland Mail - Remand and request to reopen public hearing



 Evan Schueckler <evans@portlandmaine.gov>



  Remand and request to reopen public hearing
  Amy McNally <amcnally@portlandmaine.gov> Wed, Jan 21, 2026 at 11:04 AM
  To: Evan Schueckler <evans@portlandmaine.gov>

 FYI.

 Amy R. McNally
 Associate Corporation Counsel
 City of Portland
 389 Congress Street
 Portland, Maine 04101
 207-874-8974
 amcnally@PortlandMaine.gov
 pronouns: she/her




 Notice: Under Maine law, documents - including e-mails - in the possession of public officials or city employees about
 government business may be classified as public records. There are very few exceptions. As a result, please be advised
 that what is written in an e-mail could be released to the public and/or the media if requested.


 ---------- Forwarded message ---------
 From: Oliver (Mac) Walton <OWalton@dwmlaw.com>
 Date: Wed, Jan 21, 2026 at 11:02 AM
 Subject: RE: Remand and request to reopen public hearing
 To: Keith Richard <krichard@archipelagona.com>
 Cc: Amy McNally <amcnally@portlandmaine.gov>, Colin Hull <chull@archipelagona.com>


 This message was sent securely using Zix®


 Hi Amy and Keith,


 I’m sure this won’t come as a surprise, but I object to this last-minute request being taken up at tonight’s
 meeting. For one thing, this application is not even back before the HPB at this point, as the Planning Board
 has not yet remanded it to the HPB. Additionally, the scope of Keith’s request is profoundly unclear. Keith,
 you write that you are requesting to “re-open the public hearing in a limited manner focused on the specific
 standards requiring factual findings.” However, as you know, all of the substantive standards require factual
 findings. That is not a “limited” reopening of the record – that’s open season.


 Finally, the Board should not be receiving public comment on this matter at tonight’s meeting, and as a
 practical matter, the timing of this written request – just hours before the meeting – puts me and my client at
 a disadvantage. Due to the extremely limited nature of tonight’s discussion, which had been previously been
 described to both of us as a simple “heads up” to the HPB, I had not planned to attend tonight’s meeting
 and won’t be able to.




https://mail.google.com/mail/u/0/?ik=dc81b166e1&view=pt&search=all&permmsgid=msg-f:1854943010671083488&simpl=msg-f:1854943010671083488 1/2
 Page 55
1/29/26, 11:54 AM City of Portland Mail - Remand and request to reopen public hearing
 I would propose that this letter be put in the HPB packet for the 2/4 meeting but object to it being presented
 for tonight’s meeting.


 Thanks,
 Mac




 From: Keith Richard <krichard@archipelagona.com>
 Sent: Wednesday, January 21, 2026 10:11 AM
 To: hp@portlandmaine.gov
 Cc: Amy McNally <amcnally@portlandmaine.gov>; Oliver (Mac) Walton <OWalton@dwmlaw.com>; Colin Hull
 <chull@archipelagona.com>; Maryellen Sullivan <maryellen@portcitylegal.com>
 Subject: Remand and request to reopen public hearing


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