Housing Committee — Portland, ME
Date: 2019-10-09
Time: 17:30

HOUSING COMMITTEE

DATE: Wednesday, October 9, 2019
TIME: 5:30 PM
LOCATION: City Hall, Room 209

 AGENDA

 Review and accept Minutes of previous meeting held on September 11,
1.
 2019


 a. Draft Minutes from 9­11­19

2. Presentation of DRAFT 2019 Biennial Housing Report


 a. DRAFT 2019 Biennial Housing Report

 Communication Item: Update on 93 Douglass Street (site of former West
3. School)­ City Manager Jon Jennings will provide an update on this
 property


 Communication Item: Update on Disposition of Tax Acquired and City­
4.
 Owned Property


 a. Update on Disposition of Tax Acquired and City­Owned Property
5. 2019 Work Plan Discussion


 a. 2019 Work Plan Discussion


Next Meeting Date: November 13, 2019 City Hall, Room 209




 389 Congress Street / www.portland.gov / tel, 207­874­8720 / tty, 207­874­8936 / fax, 207­756­8258

HOUSING COMMITTEE

DATE: Wednesday, October 9, 2019
TIME: 5:30 PM
LOCATION: City Hall, Room 209

 AGENDA

 Review and accept Minutes of previous meeting held on September 11,
1.
 2019


 a. Draft Minutes from 9­11­19

2. Presentation of DRAFT 2019 Biennial Housing Report


 a. DRAFT 2019 Biennial Housing Report

 Communication Item: Update on 93 Douglass Street (site of former West
3. School)­ City Manager Jon Jennings will provide an update on this
 property


 Communication Item: Update on Disposition of Tax Acquired and City­
4.
 Owned Property


 a. Update on Disposition of Tax Acquired and City­Owned Property
5. 2019 Work Plan Discussion


 a. 2019 Work Plan Discussion


Next Meeting Date: November 13, 2019 City Hall, Room 209




 389 Congress Street / www.portland.gov / tel, 207­874­8720 / tty, 207­874­8936 / fax, 207­756­8258
 Housing Committee

 Minutes of September 11, 2019 Meeting

NOTE: The Housing Committee meetings are now live-streamed, which can be viewed at this
link:
http://townhallstreams.com/stream.php?location_id=42&id=16398 These minutes provide a
record of those in attendance, general discussions taking place, and motions made.

A meeting of the Portland City Council’s Housing Committee (HC) was held on Wednesday,
September 11, 2019 at 5:30 P.M. in room 209 of Portland’s City Hall. Councilors present at the
meeting included Councilor Belinda Ray, and Committee members Councilor Kim Cook, Councilor
Spencer Thibodeau, and Councilor Jill Duson, Chair of the Committee. City staff present included
Christine Grimando, Acting Director of Planning and Urban Development, Mary Davis, Division
Director Housing and Community Development, Victoria Volent, Housing Program Manager, Jessica
Hanscombe Licensing and Housing Safety Manager, and Keith Gautreau, Fire Chief


Item 1: Review and accept Minutes of previous meetings held on July 10, 2019
Motion by Councilor Thibodeau to move for adoption of the minutes from July 10, 2019. Motion
was seconded by Councilor Duson and minutes approved 2-0 (Councilor Cook absent)


Item 2: Review and Discussion of Affordable Housing Development Funding Request for 18
Luther Street
Victoria Volent introduced this item with an updated overview of the affordable housing development
funding request for the project at 18 Luther Street. During the July 10 meeting of the Housing
Committee, the Committee requested the applicant, HomeStart, submit a Capital Needs Plan to
address current and future maintenance needs prior to a funding request recommendation from the
Committee to the City Council.
HomeStart, a 501(c)(3), is requesting $36,000 in Housing Trust funds for further upgrades on the
single family rental house they own, and to add an accessory dwelling unit (ADU) to the unit.
Sherlock Homes Certified Home Inspections conducted an inspection of 18 Luther Street on May 16,
2019. Their report (see attached) identified numerous items requiring repair or replacement. The City
of Portland conducted a Housing Safety inspection on August 8; the house passed the inspection.
Reed and Company Architecture provided a preliminary cost estimate of $100,000 to $125,000 for
construction of the 500 sq ft accessory dwelling unit to be attached at the rear of the cottage with a
shared entry. This will be a single story, handicapped accessible building. The estimate includes
“some volunteer participation”. HomeStart submitted a development budget that estimates
construction costs of $117,500 plus a contingency budget of $5,875 for a subtotal construction budget

 1
of $123,375. Additional soft costs of $21,848 and financing of $6,980 totals $152,203 in project
costs.
From October 1, 2015 through September 30, 2018, HomeStart received $12,715 in donations, and
$21,784 in grants for a total of $34,499. These fund were used for improvements such as: complete
building rewiring; added all new plumbing including drain and waste supply piping; partial insulation
of cellar; extensive exterior and interior painting; renovation of enclosed three-season front porch, all
new storm windows; and insulated inserts for all storm windows. HomeStart is awaiting a decision by
Bangor savings Bank for up to $40,000 in funding; the decision is likely in November of this year.
HomeStart also confirmed they intend to expand their end of year solicitation and depending upon the
results of these two funding efforts, they may begin a major fundraiser in June. HomeStart has
confirmed they do not have future pledges at this time. Genesis Community Loan Fund is prepared to
issue a Commitment Letter for $71,000 at 5.6% for a term of 60 months, interest-only for a
construction period of up to 12 months, then amortizing over 30 years for the construction of an
accessory dwelling unit and renovations to the existing unit.
Per the request of the Housing Committee (during their July 10 meeting), HomeStart has submitted a
Capital Needs Plan appropriating a total of $21,700 for priority improvements. Staff provided
guidance via e-mails and during a meeting in July as to the content and expectations of the Capital
Needs Plan.
Motion by Councilor Thibodeau to move for adoption of the funding request for 18 Luther Street.
Motion was seconded by Councilor Duson.
Councilor Duson opened this item for Public Comment. Councilor Duson disclosed that the Chair of
Home Start, Betsey Remage-Healey is a long-term personal friend. Betsey Remage-Healey did
comment that Peaks Island faces particular pressures because of the attractiveness of renting out just
for the summer, so finding year-round long-term housing is very difficult. The funding will help
create another unit of year-round long-term rental housing. Seeing no further requests to comment,
Councilor Duson closed the item for further Public Comment.
The Housing Committee voted (2-0) (Councilor Cook absent) to recommend funding this project in
the amount of $36,000 from the Housing Trust Fund, with funding contingent on (1) the ability of the
applicant to raise a minimum of $35,221 by April 1, 2020, through a capital campaign; (2) the City’s
funding will be used for construction hard costs only and (3) the applicant would not be permitted to
request future funding from the City to complete any of the repairs noted in the May 19, 2019
inspection report from Sherlock Homes Certified Home Inspections.



Item 3: Welcome and Organizational Meeting for the Rental Housing Advisory Committee
Councilor Duson welcomed the new members of the Rental Housing Advisory Committee and asked
them to join the discussion at the front of the room. Each member introduction themselves after
which Councilor Duson asked if member had comments or concerns. Aaron Berger asked if the start
date of March 2019 could be changed to a later date as they have not had their first meeting yet and he
is only serving for one year. Mary Davis noted that the City Clerk staggers terms and anyone whose

 2
term is up may apply again and if selected by the Nomination Committee, then they would be eligible
to serve three three-year terms. Committee members who are serving one year will not have that one
year counted toward the three, three-year term limit. Thaddeus St. John followed up regarding how
the terms were staggered and how that decision was made. Council Duson explained that members
with legal background held preference towards an initial three-year term. Mary Davis was asked to
provide a road map for the next steps to be taken following this meeting. Mary noted she would send
an e-mail to all new members regarding the best date for the first meeting. During the first meeting,
the members will be asked to elect a Chair and Co-Chair and establish what their regular meetings
will look like. The City will hire someone to take notes and the minutes and staff will be available to
arrange meeting rooms for the Committee’s use. Councilor Duson thanked the members for
volunteering to serve.
Based on a question by Aaron Berger, Councilor Duson provided instructions on how the Committee
should organize itself (through an annual workplan) and expectations that the Committee will examine
issues and provide recommendations to the Housing Committee. Councilor Duson noted this is not a
complaints forum.
Councilor Cook arrived at 5:58.
Thaddeus St. John inquired into communication limits that should be observed outside of public
meetings. Councilor Duson advised members to err on the side of treating all communications as
communication that could be requested through a FOAA request. Decisions and policy negotiations
should not be conducted outside of the public meeting. Councilor Cook noted that if more than two
members communicate about an issue, then that communication might be considered a meeting.
Corporation Counsel should advice on this question.
The Rental Housing Advisory Committee agreed to conduct their first meeting on September 24,
2019.



Item 4: Metro Regional Coalition Housing Resolution
Councilor Duson introduced this item. Per Mary Davis, at the request of the Housing Committee and
City Manager, the Housing Division pulled together information regarding local housing data to draft
a recommendation for the Housing Committee. Much of the data describes demand, affordability, and
housing production goals. The production goal of 256 units per year by 2027 are not solely meant for
the City to achieve, they are also meant for the private market to assist in creating.
Councilor Ray added background on how the resolution arrived to the Housing Committee. The
seven member Metro Regional Coalition (MRC) is a subgroup of the 25 communities of GPCOG. The
seven members meet regularly to find ways to create housing. The MRC has been trying to address
housing and housing for the homeless in recognition of the great demand for housing within the state
and across the nation. For over a year MRC met to discuss developing Housing First outside of
Portland, however no community was able to step forward. MRC came back to the table to ask
themselves how they could incentivize the creation of housing. The steps Portland have taken are the

 3
steps that the experts recommend; other community’s needs to follow suite. Per MRC, the best
method to move forward is to make a pact to pass local resolutions establishing affordable housing
goals. Portland hopes to complete this step by October for adoption by the Council later this year.
After the Housing Committee reviews the language, Councilor Ray hopes the resolution will move to
Council for passage. Resolution is an important first step. By Portland going first, others may feel the
pressure to join and take action. Councilor Cook is happy to lead by example to bring our
neighboring communities along. Councilor Duson hopes to also inspire other communities. Councilor
Ray is optimistic of working across communities.
Motion by Councilor Cook to move for adoption of the Metro Regional Coalition Housing Resolution
was seconded by Councilor Thibodeau.
Councilor Duson opened this item to public comment.
Zach Erickson inquired into the floor area and number of bedrooms associated with the 256 housing
units per year and noted is would be more ambitious to included specifications on the number of
bedrooms.
Jim Devine, advocate for Preble Street’s Homeless Voices for Justice, supports any efforts to expand
the base of Housing First housing.
Councilor Duson closed the public comment period.
Christine Grimando confirmed the Portland-South Portland area is not similar in size to the Portland
area market. She also noted how the Comprehensive Plan speaks to housing for the next decade and
what the City might reasonable strive to accomplish in housing growth.
Councilor Cook indicated that more data is needed, but the number of bedrooms does not correlate to
population growth as some of the units created in the last five years, for example, represent second
homes. Therefore, counting bedrooms may be too ambitious and too technical at this time.
Councilor Ray asked if the Affordable Housing TIF applies to middle -income housing. Per Mary
Davis, the City’s AHTIF applies to development projects creating up to 120% Area Median Income,
however, typically the AHTIF’s approved by the City Council tend to be for projects creating housing
at a lower income bracket (such as 60% AMI and lower). Councilor Ray noted that the AHTIF may
be a source of funding for development projects aimed at housing the missing middle. Councilor Ray
asked the Committee for their input on adding another “whereas” to the Resolution, specifically,
Portland’s commitment to continue to examine policy and land uses in the City to determine new
ways to incentives housing development.
Councilor Cook accepted and Councilor Thibodea seconded Councilor Ray’s friendly amendment.
The Housing Committee voted (3-0) to recommend sending the Metro Regional Coalition Housing
Resolution to the City Council as amended.




 4
Item 5: Presentation, Overview, and Integrated Reports by Permitting and Inspections, and Fire
Department
Fire Chief Gautreau began the presentation by noting that the Fire Department continues to work in
collaboration with the Housing Safety Department. The Fire Department organization has not
changed much since the last update. The Fire Department efforts remain on residential housing. The
greatest risk is still life safety with residential housing. Both departments (Fire and Housing Safety)
are scheduled to receive national fire protection training. During the Council’s October agenda, the
Fire Department will present the 2018 NFPA codes to the Council for adoption in Chapter 10 of the
city codes. The Fire Department has eliminated the proactive joint inspections. The joint inspections
were found to be intimidating to the homeowner, inconvenient to schedule and wait for members to
join the inspection, and a duplication of effort. The goal is to get both departments into buildings
every 3 or 4 years. The Fire Department is excited about providing joint messaging from both
department as well as enforcement. A new document regarding windows has been drafted and will be
distributed to the Southern Maine Landlord Association.
Jessica Hanscombe updated the Committee on the status of long and short-term rental registrations in
the City, as well an overview of the first Joint Housing Safety and Fire Prevention Meeting held in
July 2019. Housing Safety will be meeting monthly to discuss Housing and Fire Code compliance and
enforcement. In July of this year, the Permitting and Inspections Department reorganized and
combined the Licensing and Housing Safety Divisions.
The financials for fiscal year 2019 (7-1-2018 to 6-30-2019) and projections for FY 2020 were
provided to the Committee as were the 2019 Inspections (year to date). Jessica provided a breakdown
of each of the 2,586 inspections by type conducted over the last eight months.
Jessica also met with the Southern Maine Landlord Association President. The outcome of the
meeting was the creation of a bucket list of action items for the upcoming year. The Fire Department
and Housing Safety looks forward to meeting with the SMLAP regularly during each of their
upcoming meetings.
The Housing Committee provided comments and questions to staff.
Councilor Duson opened this item to public comment.
A citizen requested a copy of the backup material.
A citizen noted that the SMLA represents only 5% of the landlord population and that other landlords
should be notified of changes and updates as well.
A citizen asked how many units are not inspected. Chief Gautreau explained that unis are being
inspected more frequency and is comfortable that all rental units have been inspected in the prior 5
years.
Councilor Duson closed the public comment period.
Councilor Duson thanked staff for working with tenants to find solutions. She also encouraged staff
to participate in April Housing Month.
 5
Item 6: Communication Item: Bayside Village Briefing

Christine Grimando introduced this item by providing the background of the August 13, 2019
Planning Board meeting and the proposed project. The Planning Board has no jurisdiction of the sale
of the property, which has had other changes in ownership since the 2006 Planning Board approval.
The original approval (from 2006) was for a student lodging house. Lodging houses are a distinct
category in the City’s Land Use Code, and not considered a residential dwelling unit under the Zoning
Ordinance. When the applicant proposed to convert the student lodging to apartments this constituted
a new use category for the site, and this triggered site plan, subdivision, and inclusionary zoning
reviews.
Noticing for the Planning Board meeting was conducted via newspaper ads, website postings, direct
mailing to all property owners within 500 feet of the property, and neighborhood meetings. Current
noticing requirements for applications to the Planning Board are to owners only. Tenant notices are
not required in part because, unlike property owners, there is not a system to track, maintain, or
distribute tenant names and addresses.
Councilor Duson is glad to have received the developer’s (Tom Watson) letter to the Committee
addressing the issue at hand. Per Christine, the information contained in the letter is not pertinent to
the Planning Board’s responsibilities. Councilor Duson had expectations that staff would have looked
into this further. Councilor Cook noted Division 30 of the Ordinance provides an additional method
of notice and perhaps staff should investigate the use of signage as notification. Christine agrees there
is room for a viable solution that could be reviewed in the ReCode. Councilor Ray confirmed the
City’s responsibility with private sales and requirement for public notice.
Councilor Duson opened the meeting to the Public Comment
A citizen noted that sending a letter addressed to “Occupant” is fine with him.
Councilor Duson closed the public comment period.


Item 7: Communication Item: DRAFT FY19 HUD Consolidate Annual Performance Report
Mary Davis introduced this item to the Committee. The Consolidate Annual Performance Report
(CAPER) is a report required by HUD in which the City of Portland reports accomplishments for the
CDBG, HOME and ESG Programs. The CAPER must be submitted to HUD by September 30. Staff
continues to work on the report. An additional 20 or so page of charts will be attached to the report.
Councilor Duson anticipates some of the data in the CAPER will appear in the biennial Housing
Report.




 6
Item 7: 2019 Work Plan


Councilor Duson noted the Housing Committee has done a pretty good job of taking care of the items
the Committee tasked themselves with.
Mary Davis asked if the Housing Committee will be holding meeting during December.
Councilor Duson would like the opportunity for the current Housing Committee to have a
conversation on recommendations to the 2020 Housing Committee. She sees this occurring during the
November meeting.


Motion to adjourn by Councilor Thibodeau, seconded by Councilor Cook (approved 3-0) the meeting
adjourned at 7:34 P.M.


 Respectfully submitted,


 Victoria Volent




 7
Executive Summary


Definition of Terms


 I. Housing Demographics
 a. Population

 b. Household Tenure

 c. Household Age Distribution

 d. Employment, Wages, and Income

 e. Income by Housing Type

 f. Poverty


 II. Housing Affordability
 a. Affordability Index & Affordability Gap
 b. Interpreting Income Levels
 c. Household Income Distribution
 d. Wages and the Cost of Rental Housing
 e. Household Income Distribution
 f. Housing-Cost Burdened


 III. Housing Supply
 a. Residential Property Characters
 b. Age of Housing Stock
 c. Vacancy Rates
 d. Housing Availability
 e. Planning Board Approval Activity
 f. Housing Supply: Certificate of Occupancy
 g. Place of Development
 h. Short Term Rentals
 i. Home Sales
 j. Development Costs
 k. Labor Shortage




 1
Table of Contents

 IV. Housing Demand
 a. Federal Resources
 b. Condominiums
 c. Multi-Family Rentals
 d. Single-Family Houses
 e. Low-Income Housing/Homelessness
 f. Student Housing
 g. Desirability


 V. Housing Resources
 a. Federal Resources
 • HOME Investment Partnership Program
 • Community Development Block Grant (CDBG)
 • Emergency Solutions Grants Program (ESG)
 • Neighborhood Stabilization Program (NSP)
 • Lead Safe Housing
 • Brownfield Economic Development Initiative (BEDI)
 b. Local Resources
 • Housing Trust Fund (HTF)
 • Affordable Housing Tax Increment Financing (AHTIF)
 • Housing Development Fund (HDF)
 • Selling/Leasing City-Owned and Tax Acquired Property


 VI. Housing Toolbox
 a. Inclusionary Zoning
 b. Hotel Inclusionary Zoning
 c. Housing Replacement Ordinance
 d. Reduced Fees for Developing Affordable Housing
 e. Downtown Height Overlay District Amendment
 f. B-1, B-1b Amendment
 g. Allowing Accessory Structure in R-3 and R-5 Zones to be converted to dwelling units
 h. R-6 Zone in the vicinity of Boyd, Oxford, and Mayo Street Rezoned to R-7
 i. Multi-Family Density Standard Amendment
 j. R-6A Zone
 k. R-6A Zone
 l. Rezoning 89 Anderson Street
 m. R-5A Zone Amendment
 n. IR-1 and IR-2 Accessory Dwelling Unit (ADU) Amendment for Peaks Island
 2
 o. Reduced Parking Requirements & Fee-in-lieu Option
 p. Priority Review
 q. India Street Form Based Code (IS-FBC)
 r. Amendment to Zoning Ordinance for Greater Density and Height
 s. B-1 and B-1b Neighborhood Business Zone
 t. Munjoy Hill Neighborhood Conservation Overlay District
 u. Nonconforming Use and Nonconforming Buildings
 v. Transportation Improvements to Allow for Greater Density
 w.Short Term Rentals
 x. Portland Water District Efficiency and Repair Services Program
 y. Healthy Neighborhoods Program
 z. Rental Housing Advisory Committee
 aa. Housing Safety
 • Rental Housing Registration/Inspections
 • Fire Department Inspection Program




Table of Contents




 3
Executive Summary

Housing stability promotes economic prosperity and the wellbeing of communities. Economic
health in turn is a driving force behind housing demand and a link to housing costs. Attracting
and retaining a diversified workforce relies on a healthy housing market as much as
employment opportunities. The lack of affordable housing impedes the City’s goals for future
growth.

The Comprehensive Plan goal is for 75% of employees in Portland to be able to live in the City.
This contemplates a production goal of 2,557 housing units over the next ten years, or 256 units
per year. The Workforce Housing Study from 2015 found that, of all the housing produced,
currently 29% is affordable at the median income. Based on City residents’ income, that
number should be between 53% and 62%. Therefore, of the goal of 256 units produced a year,
136 to 159 should be affordable at the median income. The current Affordable Housing Fund
application sets a goal of 65 to 90 units affordable at or below the median income, based on
available funding.
Despite market obstacles (cost of materials and a labor shortage) and geographical limitations,
Portland continues to create housing for all age and income groups. That said, there are a
number of housing challenges and issues that have been identified in this report. Some of the
challenges are listed below.

 •  Portland’s estimated median income in 2018 of $51,799, places the city towards the
 bottom of the Portland – South Portland Metropolitan Area community income
 earners.
 • The three largest job sectors (office administration, sales, and food preparation and
 service) within the Portland- South Portland labor market are some of the lowest
 paying jobs.
 • To purchase the median priced home in Portland of $316,000, a household would need
 an income of $102,173, which is almost double the actual median income in Portland of
 $51,799.
 • Portland’s largest household group, at 20% of the population, is low-income
 households.
 • 47 percent of renter-occupied households and 29 percent of owner-occupied
 households pay 30 percent or more of their income towards housing costs.
 • 54% of Portland’s housing stock was built pre 1950- which is the riskiest housing for lead
 hazards
 • Increased demand and limited homebuilding activities have contributed to a significant
 decline in available housing inventory.
Within this backdrop, Portland is utilizing a wide variety of programs, planning, and
deregulatory policies towards the creation and preservation of housing.

 • At the recommendation of the Housing Committee, the City Council approved subsidies
 during 2018 and 2019 in the amount of $2,073,439 in HOME funds, $280,000 in CDBG
 funding, $1,961,734 in Housing Trust Funds, and $13,846,142 in Affordable Housing Tax
 Increment Financing to create or rehabilitate 418 affordable and market rate housing
 units and a 40 room women’s lodging house.
 • Recent updates to the city code supports increasing residential density and height,
 providing incentives for creating affordable housing, backing the implementation of
 form-based codes, encouraging the creation of affordable accessory dwelling units,
 mandating inclusionary zoning, reducing lot size, expediting affordable housing
 administrative review, facilitating infill development, reducing development fees for the
 creation of affordable housing, and reducing parking minimums.
 • Portland’s Planning Board approved 2,300 units of residential housing from 2014 to
 August of 2019. This equates to approximately 383 units per year, which is greater than
 the Comprehensive Plan goal of 256 units per year. Inclusionary Zoning was adopted by
 Portland on October 19, 2015. Since then, 59 inclusionary zoning units have been
 approved by the Planning Board and $826,500 has been collected as a fee-in-lieu. These
 fees are deposited into the City’s Housing Trust fund and have been allocated to
 subsidize the creation of 492 units of affordable housing.
 • Additionally Portland is protecting against the loss of long-term rental units from leaving
 the local market to host short-term guests through its short-term rental ordinance.
 • The Maine Medical Center Healthy Neighborhoods Program will fund and execute
 housing and community improvement programs in the surrounding St. John Valley and
 other neighborhoods.
 • Improvements to the city's transportation infrastructure both on- and off peninsula will
 in part better accommodate greater housing density.
 • The new Portland Rental Housing Advisory Committee will provide the Housing
 Committee with recommendations or proposals for improvements, modifications, or
 changes regarding landlord and tenant policy issues, and identify educational
 opportunities, seminars, and materials that would be useful to landlords and tenants.
 • The Housing Safety Office administers a rental housing registration and inspection
 program for residential rental properties. The focus of residential inspections is now
 on one and two-unitproperties and short-term rental units.



Finally, Portland is proud to embrace the Metro Regional Coalition Council Resolution regarding
the housing affordability crisis in the Greater Portland region by affirming we will continue to
focus local and federal resources on the creation of new housing that is affordable at all income
levels with the goal of producing 2,577 housing units (256 units per year) by 2027. Portland
recognizes the need to ensure a supply of safe, inclusive, affordable housing that strengthens
our community, bolsters our economy, contributes to the quality of life of our residents, and
population diversity.
AFFORDABLE HOUSING. The term “affordable
housing” means that the percentage of income
a household is charged in rent and utilities, or

 of Terms
must pay in monthly mortgage payments
(including insurance and taxes), does not
exceed 30% of a household’s gross income.

AMERICAN COMMUNITY SURVEY. Conducted
by the U. S. Census Bureau, the survey is sent
to a small percentage of the population on a
rotating basis through the decade.
 EXTREMELY LOW-INCOME. Extremely low-
AREA MEDIAN INCOME (AMI). The household
 income individuals, households or tenants are
income for the median or middle household in
the region. those with a gross household income less than
 30% of the Area Median Income as determined
COMMUNITY DEVELOPMENT BLOCKGRANT by HUD.
PROGRAM (CDBG). Created under the Housing
and Community Development Act of 1974, this INCLUSIONARY ZONING. Development projects
program provides grant funds to local and that create ten or more new dwelling units for
state governments to develop viable urban rent or for sale and are required to ensure at
communities by providing decent housing with least 10% of the units in the project meet the
a suitable living environment and expanding definition of workforce housing unit for sale or
economic opportunities to assist low and for rent.
moderate- income residents.
 LOW INCOME. Low-Income individuals,
 households or tenants are those with a gross
HOME. The HOME Investment Partnerships
 household income at or below 80% of the area
Program provides formula grants to states and
 median income as determined by HUD.
localities that community’s use- often in
partnership with local nonprofit groups- to
 LOW INCOME HOUSING UNIT FOR RENT.
fund a wide range of activities that build, buy,
 The rent affordable to a household earning at or
and/or rehabilitate affordable housing for rent
 below 80% of the Area Median Income (AMI) as
of homeownership.
 determined by HUD.

HUD. The United States Department of Housing LOW INCOME HOUSING UNIT FOR SALE.
& Urban Development. HUD's mission is to The sale price affordable to a household earning
create strong, sustainable, inclusive at or below 80% of the Area Median Income
communities and quality affordable homes for (AMI) as determined by HUD.
all.




 8
MAINE STATE HOUSING AUTHORITY.
MaineHousing is the leading provider of
affordable housing resources in Maine,
helping Maine people to obtain and
maintain quality affordable housing.



MEDIAN INCOME. Median is the income
 of Terms
level in the middle. Half of all incomes are
above the middle, and half of all incomes
are below the middle.
 TAX INCREMENT FINANCING (TIF). A
 flexible financing tool authorized under state
MODERATE INCOME. Moderate-income
 law. The TIF program allows municipalities
individuals, households or tenants are
 to provide financial assistance to local
those with a gross household income at or
 economic development or affordable
below 120% of the Area Median Income as
 housing development projects by using new
determined byHUD.
 property tax revenue generated as a result
 of the new development. TIF revenue can
MULTI-FAMILY UNIT. Includes rental and
 be used to pay for public or private projects.
ownership units in multifamily buildings.

NATIONAL ASSOCIATION OF HOME VERY LOW-INCOME. Very low-income
BUILDERS. NAHB produces in-depth individuals, households or tenants are those
economic analyses of the home building with a gross household income at or below
industry based on private and government 50% of the Area Median Income as
data. Builders, home buyers, and renters determined by HUD.
are surveyed to gain insight into the issues
and trends driving the industry.

 WORKFORCE HOUSING UNIT FOR RENT.
NATIONAL LOW INCOME HOUSING Means a dwelling unit is affordable to a
COALITION. NLIHC is dedicated solely to household earning at or below 100% of the
achieving socially just public policy that Area Median Income as determined by HUD.
ensures people with the lowest incomes in
the United States have affordable and
decent homes. WORKFORCE HOUSING UNIT FOR SALE.
 Means a dwelling unit for which the purchase
PORTLAND-SOUTH PORTLAND HOUSING
MARKET AREA. Comprised  of price is affordable to a household earning at
Cumberland, Sagadahoc, and York or below 120% of the Area Median Income as
Counties. determined by HUD.




 10
DEMOGRAPHICS

Underlying demographic shifts—in particular, changing income and age structure of the
population—shape the type, quantity, quality, and location of housing.



Population
 • Portland’s population grew by an estimated 223 people from 2010 to 2018
 • Lewiston’s population grew by an estimated 648 people from 2010 to 2018
 • Bangor’s population grew by an estimated 1,042 people from 2010 to 2018
A municipality’s population size is an indicator of the needs of the residents; larger
communities tend to have a larger percent of people requiring additional services from their
community.
Portland is the largest city in Maine with an estimated 2018 population of 66,417 people.
Based on U.S. Census data, Portland grew by 223 people from 2010 to 2018. In comparison,
the second largest city in Maine in 2018 is Lewiston with 36,592 people. Lewiston gained 648
people from 2010 to 2018. Bangor, with a 2018 population of 33,039 is the third largest Maine
city. Bangor grew by 1,042 people during that same period.



Household Tenure
 • 56% of Portland households are renter occupied
 • 44% of Portland households are owner occupied
 • Renter occupied households has increased by 2% since 2010
Per the 2017 American Community Survey (ACS) 5-year estimates, Portland had 30,167 total
households. Of those households, 56 percent were renter occupied and 44 percent were
owner occupied. This is a slight change of +2 percent and -2 percent respectively from 2010
when Portland had 30,686 total households with 54 percent renter occupied and 46 percent
owner occupied.
 HOUSING TENURE BY AGE

 61.10%



 43.60%
 41.50%


 27.40%


 14.90%
 11.50%


 AGE 15 - 34 AGE 35 - 64 AGE 65 AND OVER

 Renter Occupied Owner Occupied


Source: U.S. Census Bureau 2013-2017 American Community Survey 5-year Estimates




Household Age Distribution
 • The median age in Portland in 2018 was 36 which is less than the U.S. median of 37.8
 • People aged 25 to 34 year olds make up the largest percentage of Portland residents
 • People aged 25 to 34 years old (this age group includes the millennial population (aged
 23 to 38) grew by slightly more than 3% from 2010
 • People aged 65 to 74 years old (this age group includes the older baby boomer
 population (currently aged 63 to 73) grew by about 2% from 2010
Maine continues to hold the distinction of being the nation’s oldest state population. While the
median age in the United State in 2018 was 37.8 and 44.3 statewide, Portland’s median age is
36. People aged 25 to 34 year olds make up the largest percentage of residents in Portland.
This age group has grown from 17.7 percent of the population in 2010 to 20.8 percent of the
population in 2017. The percent of residents aged 55 to 64 year olds has also grown from 11.5
percent to 12.2 percent of the population in 2017. This is in contrast to residents aged 35 to 44
and 45 to 54 who have decreased by 2.1 percent and 1.4 percent of the population
respectively. This downward trend reverses itself with those aged 55 to 74 years and over. This
population grew by 2.8 percent from 2010 to 2017. People who are 23 to 38 years old in 2019
are also known as Millennials while Generation X is comprised of people aged 39 to 54. Baby
Boomers are currently 55 to 72 years old.
 Percent of Population by Age Groups


 20.8

 17.7

 14 13.7 14.8 14.5
 12.7 13.1
 11.5 12.2

 7.5
 5.4 4.7
 3.9 2.7 2.2

 15 TO 24 25 TO 34 35 TO 44 45 TO 54 55 TO 64 65 TO 74 75 TO 84 85 YEARS
 YEARS YEARS YEARS YEARS YEARS YEARS YEARS AND OVER

 2010 2017


Source: U.S. Census Bureau 2006-2010 and 2013-2017 American Community Survey 5-year Estimates




Employment, Wages and Income
 • The three largest job sectors within the Portland- South Portland labor market are some
 of the lowest paying jobs
 • Median household income in 2018 was $51,799
 • Portland’s estimated median income ranks towards the bottom (38 out of 44) within the
 Portland – South Portland Metropolitan Area communities
 • Employees in many of the largest local job sectors cannot afford to rent or purchase a
 home in Portland.

Within the Portland- South Portland labor market, the three largest job sectors are Office and
Administrative Support (15% of all jobs); Sales (10%); and Food Preparation and Services (9%).
Hourly wages in these occupational groups are some of the lowest paying jobs in major job
sector categories. The median household income of Portland residents in 2018 was $51,430. As
will be discussed in further detail later in this report, the income necessary to purchase the
median priced home in Portland is $102,173. Approximately 79 percent of Portland residents
cannot afford to purchase the median priced home. The median rent for a two-bedroom unit
was $1,380 in 2018 according to the Portland Rental Market Survey, which may or may not
include heat and other utilities. The income necessary to afford the median rent for a two-
bedroom unit is $55,000, while the income necessary to afford the median one-bedroom rent
of $1,050 is $42,000. Employees in many of the largest local job sectors cannot afford to rent
or purchase a home in Portland.
 Employment per 1,000 Median Hourly Annual Mean
 Occupation Title Employment jobs Wage Wage Percentage
 All Occupations 208,520 1,000 $19.07 $52,260
 Office and Administrative Support 31,170 149.495 $17.60 $38,530 15%
 Sales and Related 21,250 101.929 $14.33 $41,460 10%
 Food Prep and Service 20,530 98.56 $11.97 $28,800 9%
 Management 14,180 67.990 $46.24 $109,170 7%
 Healthcare Practitioners 13,350 64.034 $32.86 $88,220 6.4%
 Education, Training, and Library 12,370 59.344 $23.91 $52,480 5.9%
 Transportation 11,710 56.172 $16.36 $36,600 5.6%
 Business and Financial 11,160 53.539 $30.59 $71,060 5.4%
 Production 9,830 47.152 $17.39 $38,850 4.7%
 Installation, Maintenance, & Repair 7,470 35.837 $22.06 $48,340 3.6
 Construction 7,260 34.804 $19.66 $43,600 3.5%
 Community and Social Service 3,400 33.245 $21.09 $47,050 3.3%
 Protective Services 4,150 19.923 $18.41 $41,870 2%
 Cashiers 3,870 18.559 $11.10 $24,500 2%
 Legal 1,840 8.808 $30.53 $88,370 0.8%
 Landscaping and Groundskeeping 1,740 8.355 $15.61 $34,400 0.8%
 Maids and Housekeeping 1,520 7.268 $11.98 $25,680 0.7%
 US. Department of Labor Bureau of Labor Statistics, May 2018 Portland- South Portland, ME Wage Estimates



Portland’s estimated median income in 2018 of $51,799, places the city towards the bottom of
the Portland – South Portland Metropolitan Area community income earners. Area wide,
Portland’s median income is 38 out of 44 cities and towns. South Portland, Biddeford, and
Westbrook had estimated median incomes in 2018 of $65,195, $56,079, and $51,076
respectively. As noted in the 2030 Comprehensive Plan, “Portland’s lower household income
reflects its status as an urban employment and housing center, home to a range of populations
groups from the highly affluent to those just starting out in the workforce.”


 2018 HOUSING FACTS AND AFFORDABILITY INDEX FOR PORTLAND – SOUTH PORTLAND
 METRO AREA HOUSING MARKET
 COMMUNITY MEDIAN INCOME RANKING
 PORTER $45,294 1
 NEWFIELD $47,075 2
 HIRAM $47,292 3
 PARSONSFIELD $47,517 4
 CORNISH $49,919 5
 WESTBROOK $51,076 6
 PORTLAND $51,799 7
 SEBAGO $55,739 8
 OLD ORCHARD BEACH $53,848 9
 BIDDEFORD $56,079 10
 STATE OF MAINE $56,987 11
Source: MaineHousing 2018 Portland-South Portland MA Housing Market/Housing Facts & Affordability Index
Income by Housing Type
 • Median homeowner income in 2017 was $83,380
 • Median renter income in 2017 was $33,654
Portland’s median household income went up by $6,277 between 2011 and 2017. The median
income levels for renters and homeowners in Portland has grown since 2011. The median
renter income is $33,654 per year. Median homeowner incomes are $83,380 in 2017,
exceeding the 2011 by approximately $8,200. While median renter incomes increased slightly,
they have consistently lagged behind homeowner incomes. Renters with special needs and
seniors are more likely than other renters to have extremely low incomes.




 INCOME BY HOUSING TYPE
 $150,000 or more
 $100,000 to $149,999
 $75,000 to $99,999
 $50,000 to $74,999
 $35,000 to $49,999
 $25,000 to $34,999
 $20,000 to $24,999
 $15,000 to $19,999
 $10,000 to $14,999
 $5,000 to $9,999
 Less than $5,000

 0 500 1000 1500 2000 2500 3000 3500

 Renters Owners


Source: U.S. Census 2013-2017 American Community Survey 5-Year Estimates




Poverty
 • 18% or 12,000 Portland residents live in poverty
Individuals are considered living in poverty if the resources they share with others in the
household are not enough to meet basic needs. An estimated 12,000 Portland residents (or
18%) live in poverty. Roughly, 22% are children and 12% are aged 65 or older.
2019 POVERTY GUIDELINES FOR THE 48 CONTIGUOUS STATES AND THE DISTRICT OF COLUMBIA
 Persons in Family/Household Poverty Guideline
 1 $12,490
 2 $16,910
 3 $21,330
 4 $25,750
 5 $30,170
Source: U.S. Department of Health & Human Services, 2019




 PORTLAND CUMBERLAND COUNTY MAINE
 TOTAL POPULATION 65,407 281,447 1,294,998
 POPULATION IN POVERTY 11,983 29,984 166,904
 PERCENT IN POVERTY 18.3% 10.7% 12.8%
 Under 18 years 4% 2.6% 3.2%
 18-64 years 12% 6.7% 8%
 65 years and over 2.3% 1.4% 1.6%
Source: 2013-2017 American Community Survey 5-year Estimates
HOUSING AFFORDABILITY

Affordability Index & Affordability Gap

 • Portland has an affordability gap of $155,796
 • Of 41 city and towns in the Portland- South Portland Area Housing Market, Portland
 ranks 2nd in unaffordability.
Maine State Housing Authority provides an annual Homeownership Affordability Index that
provides median income levels by city and towns, and the income needed to afford the median
home price. The Index measures the degree to which a typical homebuyer can afford the
mortgage payments on the median-priced home. An index measurement of 1 indicates the
median income of the household is just high enough to qualify for the median-priced ownership
unit. An index measurement of less than 1 means the area is generally unaffordable- i.e., a
household earning the area median income could not cover the payment on a median price
home (30 year mortgage, taxes, and insurance) using no more than 28% of gross income.

In 2018, to purchase the median priced home in Portland of $316,000, a household would need
an income of $102,173, which is almost double the actual median income in Portland of
$51,799. Based on the actual median income, Portland residents can only afford a home price
of $160,204. Portland has a housing affordability gap of $155,796 ($316,000 - $160,204). Of
the forty-one cities and towns that are included in the Portland-South Portland Metropolitan
Area Housing Market, only Kennebunkport is less affordable when residents are looking for
homes to purchase within their community. With an index of .51, only slightly more than half
of Portland residents can afford to qualify for a mortgage to purchase the median priced home.



 Community Index Median Median Income Home Price
 Home Price Income Needed to Affordable to
 Afford Median
 Median Income
 Home Price
 Kennebunkport .47 $675,125 $87,500 $186,509 $316,733
 Portland .51 $316,000 $51,799 $102,173 $160,204
 Old Orchard .62 $285,000 $53,843 $86,250 $177,934
 Beach
 Yarmouth .63 $465,000 $90,681 $143,041 $294,787
 Westbrook .65 $250,942 $51,076 $78,758 $162,741
 Cape Elizabeth .66 $543,000 $111,398 $167,966 $360,127
Source: MaineHousing 2018 Portland-South Portland MA Housing Market/Housing Facts & Affordability Index
Interpreting Income Levels
 • The median income for a family of four in the Portland- South Portland metropolitan
 statistical area is $93,000


The U.S. Department of Housing and Urban Development (HUD) computes income limits for
Portland based on local Area Median Income (AMI). At least 11 HUD programs and 14 other
Federal programs use some variation of HUD’s income limits. For a household to income
qualify for workforce housing for sale under the City’s Inclusionary Zoning Ordinance, the
household may earn no more than 120% AMI, while workforce housing for rent is set at 100%
or less AMI.
2019 INCOME LIMITS – PORTLAND HUD METRO FMR AREA
 Household Size 1 2 3 4 5 6
 Area Median Income (AMI)
 30% (Extremely Low Income) $19,550 $22,350 $25,150 $27,900 $30,170 $34,590
 50% (Very Low Income) $32,550 $37,200 $41,850 $46,500 $50,250 $53,950
 60% $39,060 $44,640 $50,220 $55,800 $60,264 $64,720
 80% (Low Income) $52,100 $59,550 $67,000 $74,400 $80,400 $86,350
 100% $65,100 $74,400 $83,700 $93,000 $100,400 $107,880
 120% (Moderate Income) $78,120 $89,280 $100,440 $111,600 $120,528 $129,456
Source: U.S. Department of Housing and Urban Development, 2019 Fair Market Area



Household Income Distribution
Of the estimated 13,269 owner-occupied housing units and 16,898 renter-occupied housing
units in Portland, 51.4% of renter households earn less than $35,000 per year compared to
15.7% of owner households. Conversely, 39.2% of owner households earn $100,000 or more
compared to 8.7% of renter households.
 Income Range Owner, Owner, Renter, Renter, Total Total
 Estimate Percent Estimate Percent Estimate Percent
 $0 to $19,999 1,011 7.6% 5,392 31.8% 6,402 21.1%
 $20,000 to $24,999 360 2.7% 1,082 6.4% 1,442 4.8%
 $25,000 to $34,999 713 5.4% 2,227 13.2% 2,940 9.7%
 $35,000 to $49,999 1,443 10.9% 2,483 14.7% 3,926 13%
 $50,000 to $74,999 2,329 17.6% 2,738 16.2% 5,067 16.8%
 $75,000 to $99,999 2,219 16.7% 1,502 8.9% 3,721 12.3%
 $100,000 to $149,000 2,928 22.1% 971 5.7% 3,899 12.9%
 $150,000 or more 2,266 17.1% 503 3% 2,769 9.2%
Source: U.S. Census 2013-2017 American Community Survey, 5-year Estimates
Wages and the Cost of Rental Housing

 • Portland’s minimum wage as of July 1, 2019 is $11.11 per hour
 • The rent affordable at the State minimum wage is $572.
 • The hourly wage a household must earn to afford a two-bedroom rental unit, without
 paying more than 30% of their income towards housing, is $26.67 or $55,474 per year.
 • Maine ranks 7th in the nation with largest shortfall between average rent wage and two
 bedroom housing wage

In the National Low Income Housing Coalition’s 2019 annual report, Out of Reach, Maine
ranked 7th overall in states with the largest shortfall between average renter wage and two
bedroom housing wage. Last year Maine ranked 9th overall meaning the shortfall in wages to
housing cost in Maine is growing. However, in “no state, metropolitan area, or county can a
worker earning the federal minimum wage or prevailing state minimum wage afford a two-
bedroom rental home at fair market rent by working a standard 40-hour week.”

Effective January 1, 2019, the State of Maine minimum wage was $11.00 per hour. On July 1,
2019, Portland’s minimum wage increased to $11.11 per hour. Per the NLIHC, the hourly wage
that a household must earn in order to afford the Fair Market Rent in Portland for a two-
bedroom rental apartment, without paying more than 30% of their income towards housing
costs, is $26.67 or $55,480 per year.
The rent affordable at the State minimum wage is $572/month. The NLIHC estimates the
renter median household income in Portland is $954/month, and estimates the rent affordable
at 30% of the area median income is $698/month leaving $256 per month for food, clothing,
transportation, and medical care.

 States with the Largest Shortfall Between Average Renter
 Wage and Two-Bedroom Housing Wage
 $0.00



 ($5.00)


 ($8.09) ($7.87) ($7.72)
  ($10.00)
 ($9.64) ($9.37)
 ($10.18)
 ($11.91)
  ($15.00) ($13.09)



  ($20.00)
 $20.13

  ($25.00)
Source: National Low Income Housing Coalition, 2019 (based on Maine’s minimum wage of $11.00 per hour)

Household Income Distribution

 • 35% of Portland renter households are considered extremely low-income during 2016
 • 56% of Portland residents were considered low-income households during 2016
 • 73% of Rental households were considered low-income households during 2016
 • 9% of Rental households fall within the low-income to workforce housing range during
 2016

In August of this year, HUD released its Consolidated Planning/Comprehensive Housing
Affordability Strategy data for 2012-2016. This data, known as the “CHAS” data, demonstrates
the extent of housing problems and housing needs, particularly for low -income households.
Per CHAS, Portland had an estimated extremely low-income population (<= 30% AMI) of 7,055
or 23% of its residents. The next largest household group at 20% of the population is
households earning between 50% to 80% Area Median Income (AMI), also known as low-
income households.



 Income Distribution Owner Renter Total
 Est. % Est. % Est. %
 Household Income <= 30% AMI 1,005 7.7% 6,050 35% 7,055 23%
 Household Income >30% to <= 50% AMI 935 7.2% 2,945 17% 3,880 13%
 Household Income >50% to <= 80% AMI 2,315 17.7% 3,650 21% 5,965 20%
 Household Income >80% to 100%% AMI 1,475 11.4% 1,505 9% 2,980 10%
 Household Income > 100% AMI 7,265 55.5% 3,070 18% 10,335 34%
 Total 12,990 100% 17,220 100% 30,210 100%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) data for 2012-2016




Housing-Cost Burdened
 • 47 percent of renter-occupied households are housing-cost burdened
 • Almost 8,000 rental and 4,000 homeowner households are cost-burdened
Housing affordability is calculated based on median household income relative to the income
needed to purchase a median-priced house. As seen above, Portland is unaffordable to the
median income household. Another means of measuring affordability, as defined by the
Federal government, concludes housing costs should be at or below 30% of a household’s
income to be affordable. Housing is unaffordable to moderate-income homebuyers/renters
and existing moderate-income homeowners/renters if they have to spend more than 30
percent of their gross monthly income on housing costs. By definition, they are housing-cost
  burdened. The 2013-2017 American Community Survey asked participating residents to
  indicate if their monthly housing costs as a percentage of household income is; less than 20
  percent; 20 to 29 percent; or 30 percent or more (i.e. unaffordable). Approximately 29 percent
  of owner-occupied households -across multiple income ranges-indicated they are paying more
  than 30 percent of their income towards housing (including mortgage payments, insurance,
  property taxes and condo fees). Renter households fare far worse with 47 percent reporting
  they are paying more than 30 percent of their income towards rent and utilities.



Income Range Less than $20,000 to $35,000 to $50,000 to $75,000 or Total or %
 $20,000 $34,999 $49,999 $74,999 more
Total Owner 5,610 4,269 3,888 5,015 10,314 29,096
Housing Units
Owner Households 790 816 799 864 683 3,952
paying 30% or more
for Housing Costs
Percent of Owner 6% 6.1% 6% 6.5% 5.1%
Households paying
30% or more for 29.7%
Housing Costs
Total Rental Housing 4,721 3,196 2,445 2,686 2,901 15,949
Units
Rental Households 3,826 2,431 1,212 436 89 7,994
paying 30% or more
for Housing Costs
Percent of Rental 22.6% 14.4% 7.2% 2.6% .5% 47.3%
Households paying
30% or more for
Housing Costs
  Source: 2013-2017 American Community Survey 5 year estimates
HOUSING SUPPLY

Residential Property Characters
 • 35.82% of all residential housing is single-family homes
 • Approximately 50% of all residential housing is in multi-family buildings
 • 14.77% of all residential housing is in buildings of 21 or more units
 • Condominiums and two-family dwellings are the next largest percentage of
 residential housing at 11.14% and 11.01% respectively
 • One-bedroom units are the most popularly proposed bedroom unit during 2014-
 2019


The majority of Portland residents live in duplex and apartment buildings. Almost 40% of
Portland’s residential housing stock is comprised of three-family or more buildings. Single-
family houses and condominiums account for about 36% and 11% respectively of the housing
stock.



 LAND USE # LIVING UNITS % OF PRIMARY RESIDENTIAL
 Seasonal 603 1.91%
 Rooming Houses 198 .63%
 Single Family 11,318 35.82%
 Two Family 3,480 11.01%
 Three Family 2,829 8.95%
 Four Family 1,144 3.62%
 Five to Ten Family 2,682 8.49%
 Eleven to Twenty Family 1,085 3.43%
 Twenty-one Plus Family 4,668 14.77%
 Condominium 3,520 11.14%
 Multi-Use Residential 26 .08%
 Apartment & Rooms 43 .14%
 Exempt Apartments 2,588 1.%
Source: City of Portland Assessor’s Office FY19
 From 2014 to September of 2019, the Planning Board has approved over 2,200 units of new
 and renovated rental and single-family houses. One-bedroom projects, followed by two-
 bedroom and efficiency units are the most popular projects proposed for approval. Larger (4
 and 5) bedroom projects are associated with construction projects proposed by non-profit
 developers.




 Bedroom Count
 Efficiency 1-bdrm 2-bdrm 3-bdrm 4-bdrm 5-bdrm
 Units 443 1,044 485 224 36 2
 approved
 Units under 31 118 83 56 0 0
Construction
 Units 303 534 214 65 0 0
  Completed
 Source: Planning Department: 2014 – September 2019




 Age of Housing Stock
 • 50% of Portland housing stock is 80 years old
 • 54% of Portland’s housing stock was built pre 1950- which is the riskiest housing for lead
 hazards
 Portland has approximately 33,785 housing units (rental and homeownership). Almost fifty
 percent (16,260) of those units were built before 1939. Seventy percent (23,761) were built
 before 1970. Older homes can be more expensive to maintain and heat while fire and lead
 hazard safety are additional concerns.
 Year Built for All Housing
 18,000
 16,000
 14,000
 12,000
 10,000
  8,000
  6,000
  4,000
  2,000
 0
 1939 or 1940 to 1950 to 1960 to 1970 to 1980 to 1990 to 2000 to 2010 to 2014 or
 Earlier 1949 1959 1969 1979 1989 1999 2009 2013 later

 Year Built for All Housing


Source: 2017 U.S. Census American Community Survey 5-Year Estimates




Source: 2017 U.S. Census American Community Survey 5-Year Estimates



Vacancy Rates


 • Rental apartment vacancy rate was 4.2% in June 2018
 • Homeownership vacancy rate was 1.2% in June 2018
 • Healthy market rate is 7-8% for rental housing and 2% for homeownership
The vacancy rate measures the state of the housing market. Vacant units represent the supply
of homes that exceeds demand, which is related to economic trends. A low vacancy rate can
result in pressure on housing prices. A 2% or below vacancy rate for ownership and 7 – 8 % for
rental units is considered natural vacancy rates in a healthy market. As of June 2018, the rental
housing market in the Portland-South Portland Housing Market was 5.7% while the rental
apartment market was 4.2% (which is a decrease from 6.6% one year earlier). The vacancy rate
for homeownership units is at 1.2%, down from 1.4% in September of 2015. Increased demand
and limited homebuilding activities have contributed to a significant decline in available
inventory.



 Portland-South Portland Housing Market Vacancy Rates
 8

 7

 6

 5

 4

 3

 2

 1

 0
 Home Ownership Home Rental Multifamily Rental

 Healthy Rate Portland-SP Housing Market


Source: HUD Office of Policy Development and Research, June 1, 2018




Housing Availability
 • Deficit of affordable and available units, at or below 50% AMI, is 17,904 units in Maine
 • Of every 100 extremely low-income renter household, only 59 occupy or have access to
 affordable and available units leaving a shortage of 41 rental homes per low-income
 renter household


Each year the National Low Income Housing Coalitional (NLIHC) measures the availability of
rental housing affordable to extremely low income (ELI) households and other income groups.
Rental homes are both affordable and available at a particular level of income if they are
affordable to households with income below the defined income level and are currently vacant,
or are not occupied by households in a higher income range. Nationally and locally, ELI
households face the largest shortage of affordable and available rental housing. In 2018, Maine
had 59 affordable and available homes for every 100 extremely low income renter households.
As household earning increased, the availability of housing units also increased. 105 and 108
affordable and available rental homes exist for every 100 renter households earning at or below
80% of AMI and 100% of AMI respectively.


 Deficit of Affordable and Available Units per Percent within Each Category with Severe
 Affordable 100 Households at or below Housing Cost Burden
 and Threshold
 Available
 Units at or
 below 50%
 AMI
 50% AMI 80% AMI 100% AMI 50% AMI 80% AMI 100% AMI
 -17,904 75 105 108 73% 3% 0%
Source: NLIHC Tabulations of 2016 ACS PUMS data




According to the NLIHC, “the lack of new affordable rental construction in the private market,
and insufficient housing assistance forces extremely low-income renters to rely on private-
market housing that filters down in relative price as it becomes older. The filtering theory
suggest that new market-rate development for higher-income households results in a chain of
household moves that helps lower-income households: higher-income households move into
new, more expensive homes, leaving behind their older and presumably less expensive housing,
which is then occupied by other households who leave even older housing behind, and so on.
The filtering process, however, fails to produce a sufficient supply of rental homes inexpensive
enough for the lowest-income renters to afford.”



Planning Board Approval Activity
 • 142 rental units were approved by the Planning Board during 2018
 • 429 rental units were approved by the Planning Board during 2019
 • 199 condominium units were approved by the Planning Board during 2018
 • 16 condominium units were approved by the Planning Board during 2019


Between 2014 and August of 2019, the Planning Board approved almost 2,300 units of
residential housing during Level III reviews (Level III site plan review is conducted for new
building construction or additions of 10,000 square feet or more, subdivisions, multiple family
 development, and change of use over 20,000 square feet). Approval types and quantity have
 fluctuated year to year based on the type of projects requesting approval. During the last five
 years, rental unit approvals (1,326 units) have outpaced all other approval types while two
 single-family subdivision approvals during 2017 (Knights Farm and Stroudwater) account for
 76% of all single-family units approved through subdivision review. Condominium projects
 brought forward for review have steadily increased, but 2019 may see a sharp downturn as
 eight rental projects and one lodging house have sought and received Planning Board approval
 compared to one condominium project.




Level III 2014 2015 2016 2017 2018 As of Total
Unit-Approvals 8/19 Units
Single-Family 0 0 0 104 23 9 136
Rental (mkt rate) 18 346 96 10 51 313 834
Rental 54 103 0 130 91 116 494
(subsidized)
Condominium 60 141 95 175 199 16 686
Congregate Care 0 150 0 0 0 0 150
Facility
Total Units 132 740 191 419 364 454 2,300
Approved
 Source: Portland Planning & Urban Development 8/19/19




 Housing Supply: Certificate of Occupancy


 • During 2017, 419 units of residential housing were approved, but only 67 units have
 received a certificate of occupancy
 • Of the 22 residential development projects approved by the Planning Board during
 2018, only 4 projects are completed

 A Certificate of Occupancy permit is issued after a building is deemed complete – which can be
 years after Planning Board approval. For example, 62 India Street (29 condo units) was
 approved in May 2016 but was not ready for occupancy until July of 2018- 26 months later. 25
 High (63 condo units) was approved and completed over 29 months. Hobson’s Landing (383
 Commercial Street; 85 condo units) received Planning Board approval during June of 2018 and
 anticipates occupancy during the fall of 2020. Other approved projects have not advanced
 beyond the planning stage, such as; 75 Chestnut Street (53 rental units approved in 2016); 218-
 220 Washington Street (45 condominiums approved in 2017); and 155 Sheridan (19
 condominiums approved in 2017). As noted, large development projects require years to
 complete, and based on past history, Planning Board approval does not always equate to the
 eventual creation of much needed and anticipated residential housing.



Level III 2014 2015 2016 2017 2018 As of Total
Unit-Approvals 8/19 Units
Single-Family 0 0 0 104 23 9 136
Rental (mkt rate) 18 346 96 10 51 313 834
Rental (subsidized) 54 103 0 130 91 116 494
Condo 60 141 95 175 199 16 686
Congregate Care 0 150 0 0 0 0 150
Facility
Total Units 132 740 191 419 364 454 2,300
Approved
Total Units under 0 0 0 173 207 0 380
Construction
Total Units 0 0 58 179 112 454 803
approved but not
under construction
Total Units 132 740 133 67 45 0 1,117
Completed
 Source: Planning Board approvals, 2014 to August 2019




 Place of development
Code: Orange: Approved by Planning Board

 Green: Under Construction

 Blue: Completed
SHORT TERM RENTALS


 • Cap of 400 non-owner occupied STR was attained on May 15 of this year
 • STR remove much needed housing from the supply of long-term housing


As of May 15 of this year, 400 non-owner occupied residential units were registered as Short
Term Rentals (STR). The rise of STR removes apartments and homes from the market, limiting
the supply of long term housing for local residents, and drives up prices of the available housing
stock. Traditional buyers may find themselves in competition with individuals or companies
who assume revenue benefits with STR over long-term rentals. Most of the units offered as STR
are on the Peninsula, which may have a disproportionate impact on those neighborhoods.
Considering the Peninsula’s extremely low vacancy rate, any significant reduction in available
housing stock is a concern.



 Type Total Amount Island Non Owner Owner Tenant
 Occupied Occupied Occupied
 Property 732 128 288 287 29
 Units 872 131 400 312 29
Source: Permitting and Inspections Department 8/29/19




Home Sales
 • Home sales declined in 2017 and 2018, but sale prices increased
 • Low inventory of homes for sales impacted both sale numbers and prices
Portland is the largest market in Maine for both single-family and condominium units. During
2017 and 2018, Portland experienced a decline in home sales; 2017 was the first decline since
2012, however, sale prices remain robust. According to the June 2018 HUD Comprehensive
Housing Market Analysis “part of the increase in new home sales and prices since 2011 is
attributed to increased development of relatively expensive condominiums because older
households downsized from larger, single-family homes”. Per a local real estate agency, the
median home sale price in 2018 of $316,250 was 10.4% greater than in 2017 and the median
condominium sale price of $330,000 in 2018 increased 11% from the previous year’s median
price of $297,500. During the first six months of 2019, the number of single-family sales
transactions are approximately 2% below the comparable time-period for 2018 due mostly to
low inventory levels.
 Housing Type Median Price 2017 Median Price 2018 Median Price as of May 2019
 Single-Family Homes $286,000 $316,250 $327,000
 Condominiums $297,500 $330,000 $340,000
Source: Maine Home Connection from Maine Real Estate Information System, 2019




Development Costs
 • Cost of materials and labor shortage is the largest contributor to construction costs
From the 2017 Maine State Housing Authority report, Development Cost Trends in Affordable
Housing, “the largest contributor to construction cost was primarily comprised of material and
labor costs. Subsidized development costs are similar to market-rate units and projects in
metro areas generally cost less than projects in rural area likely due to economies of scale from
increased density. Development costs have generally risen as a result of increased materials
and land prices, and continued shortage of labor. Fast-forward to June of this year, the
National Association of Home Builders reported tariffs on $10 billion worth of building
materials, along with the shortage of construction workers, and concerns over housing finance
continue to impact housing affordability.” Also, increased prices and construction delays
notably impede the creation of subsidized rental housing as rent limits are determined and set
for the year by HUD which does not allow developers to increase rents to cover higher costs.

Labor Shortage
 • Unemployment rate of 2.6 percent in June is below the healthy rate of 4.5 to 5 percent
 • Shortage of skilled laborers leads to higher labor cost and increases development costs
The cost/availability of labor was builders’ top concern in 2017 cited by 82% in a December
National Association of Home Builders Survey. The unemployment rate of 2.6% in the Portland-
South Portland Metropolitan area is below the statewide average of 3.2% as of June 2019. The
Federal Reserve estimates a healthy economy will experience 4.5 to 5 percent unemployment.
Associated General Contractors, a nation trade group, notes employers are paying more for
overtime, recruitment and training and new technology to compensate for a lack of skilled
workers. The shortage of skilled laborers leads to higher labor costs, which increases total
development costs.
 Location Unemployment Rate 6/19
 Portland – South Portland Metro 2.6%
 Maine 3.2%
 United States 3.7%
Source: Maine Department of Labor, Center for Workforce Research and Information
HOUSING DEMAND

Portland is a service center providing jobs, health services, and educational opportunities.
Demand for housing by employees and students is a natural consequence growing out of this
role. Two newly headquartered business, WEX and Covetrus, alone are expected to bring 1,500
to 2,000 new jobs to Portland. Portland is also nationally recognized and promoted as the Most
Livable City (by Forbes), the Best Town in the East (by Outside Magazine), the Best Healthy
Place to Retire (by AARP), the Best City for Mid-Level Professionals (by Kiplinger’s), the Best
Cities for Young Professionals (by Forbes), and a food destination (by the New York Times).
Positive publicity, changes in the city demographics and the limited amount of housing created
over the past decade all contribute towards the shortage and demand for housing.



Housing Demand
 • Demand for housing within the Portland-South Portland Housing Market will require an
 additional 7,200 housing units by 2021.
 • Buyers 36 years and younger are the largest share of homebuyers (34%)
 • 47% of Older Boomers, buy due to retirement


To achieve a balanced market of demand and supply within the Portland- South Portland
Housing Market Area, HUD estimates a demand for 5,525 units of ownership housing and 1,675
rental units to be created by 2021.
Buyers 37 years and younger (Millennials/Gen Z) are the largest share of homebuyers at 34
percent of the market, and the largest share of first-time homebuyers (86% of Gen Z and 52%
of Millennials) according to a 2019 National Association of Realtors report. Gen X consists of 24
percent of recent homebuyers. This group is the most likely to be married and have children
under the age of 18 in their home. They are at the peak of their earning years and tend to buy
the largest homes located within top performing school districts and near their place of work.
Buyers 55 to 64 (Younger Baby Boomers) purchase multi-generational homes as their
households consist of children both over and under age 18, and aging parents that need
caretakers. Older Baby Boomers, aged 65 to 73, often purchase due to retirement, the desire
to be closer to friends and family, and to downsize. Buyers 74 to 93 (the Silent Generation)
purchase homes to also be closer to friends and family and for the desire to own a smaller
home. Twenty-nine percent purchased senior-related housing and they tend to purchase the
newest homes.
Condominiums
 • 169 Newbury Street (Luminato), 26 units ($345,000 one-bdrm., $500,000 two-bdrm.,
 $900,000 three-bdrm.) Sold-out six months before the development was completed
 • 25 High Street, 63 units while under construction were converted to condos. This
 building is sold out
 • 20 Thames, 28 units priced between $500,00 to more than $2 million, 5 units unsold
 • 383 Commercial (Hobson’s Landing), 85 units ($395,000 one-bdrm., $525,000 two-
 bdrm., $850,000 three-bdrm.). Expected completion date is fall 2020; 50% under
 contract
During 2018, condominium units in Portland sold faster and at higher prices than in previous
years. According to a report by Elise Loschiavo of the Vitalius Real Estate Group, the average
condo price rose around 6% after several years on the rise (including a 20% increase in 2017).
The average sale price for a condo on the Portland peninsula was $434,410 in 2018, while the
average price off-peninsula was $247,933. The median days for a condo listing dropped from
20 days in 2017 to 13 days in 2018. Demand by suburban retirees desiring to downsize in an
urban setting, millennials who prefer walkable and vibrant locations, and out-of-staters is
fueling demand.



Multi-Family Rentals
 • During the next three years, demand is expected for 1,675 new market-rate units in the
 Portland-South Portland housing market area (HUD 6/19)
 • Construction of new multi-family rental units in Portland include; 443 Congress Street,
 28 multi-family rental units; Hiawatha, 139 unit multi-family rental units; and 58 Boyd
 Street, 55 multi-family rental units

Per HUD, the demand for rental housing has “exceeded supply as relatively high home sales
prices have prevented many renter households from pursuing homeownership”. Fewer young
adults are buying homes, and the growing retiree population has also affected the demand for
rental housing for both market and subsidized units. HUD defines the current apartment
market conditions as slightly tight.
2018 Estimated Demand for New Market-Rate Rental Housing in the Portland- South Portland
HMA




Source: HUD Portland-South Portland, Maine Comprehensive Housing Market Analysis June 1, 2018




Single-Family Houses
 • 1700 Westbrook Street (Stroudwater Preserve): 123 Single Family & Townhouses (under
 construction)

“Sales of single-family existing homes in Maine remain stable and positive” according to the
August report from the Maine Association of Realtors, and demand should remain stable based
on an increase in inventory and lower mortgage interest rates. Demand remains stable as
buyers wait for affordable housing to come onto the market. A Harvard University Housing
Study in 2018 reported that homeownership rates among young adults today are lower than in
the 80s as soaring housing costs, higher rates of college and graduate school attendance and
lower rates of marriage and childbearing are to blame, however, the sheer number of young
adults will eventually lift housing demand.



Senior Housing
 • The Motherhouse at Baxter Woods, 88 55+ rental units at affordable and market rate
 • Stevens Square at Baxter Woods, 21 55+ market rate condominium units; broke-ground
 8-26-19, anticipated occupancy is early 2021
 • 173 Kennebec Street, 40 55+ units of low-income rental housing (proposed)
 • 83 Middle Street, 44 55+ units of low-income rental housing (proposed)
 • 200 Valley Street, 60 55+ units of low-income rental housing (proposed)
A growing retiree population has increased the demand for housing. An estimated 13.7% of
Portland households are headed by a person age 65 or older during 2017 (per the US Census
Bureau) compared to 12.8% during 2010. Seniors age 75 or older need accessible buildings and
apartments as well as supportive care due to the prevalence of increasing disability with age.
Seniors hoping to age in place are downsizing into homes that require less upkeep, and offer a
walkable community. Some seniors are seeking amenities such as fitness studios, recreation
rooms, high-end fixtures and finish options. Stevens Square at Baxter Woods, a 21 unit
condominium development for seniors broke ground on August 26. Prices range from
$372,165 to $612,057- only 8 units remain unsold. Demand is also strong for affordable
housing. According to Avesta Housing, “income qualified demand in Portland currently exceeds
500 households (age 55+) and is projected to remain above 500 through 2023. In addition,
across Cumberland County, there are currently 5,000 income qualified households.”



 Households Age 65 or Older by Tenure
 2010 ACS 5-Yr Sample 2017 ACS 5-Yr Sample
 Homeowners  3,309 3,629
 Renters 2,471 2,524
 Total 5,780 6,153
Source: US Census 2006-2010 American Community Survey 5-Year Estimates
Source: US Census 2013-2017 American Community Survey 5-Year Estimates




Low-Income Housing/Homelessness
 • Very high demand for Very-low and Extremely-Low Income housing
 • Over 3,600 Portland residents or employee are applicants on the Maine Centralized
 Waitlist


An example of demand far exceeding supply is the 2017 report by Avesta that 1,600 households
applied for an affordable apartment in Portland; however, they were only able to place 119 of
those households. The Maine Centralized Waitlist contains 14,000 to 16,000 households
waiting for affordable housing within the state. The Waitlist of applicants who live or work in
Portland is 3,600+. Portland Housing Authority is providing housing through 1,754 Section 8
vouchers; 88 Veteran Vouchers; 28 HUD Mainstream Vouchers; 100 Loring House Vouchers;
and 25 Foster Youth to Independence Initiatives. Of the 3,600+ waitlist applicants, 1,252
qualify for one the previously mentioned voucher programs. Portland Housing Authority’s
“internal data, market research and professional management experience point to high
demand for affordable rental homes in Portland. Of over 1,000 affordable rental apartments,
the occupancy rates (> 98%) and fast lease-up rates are the norm. In particular, there is very
high housing demand for Very-Low Income and Extremely-Low Income housing”. The average
total number of individuals residing in Portland homeless shelters had a slight decrease from
August of 2018 to August of 2019. The average number of adolescents dropped from 19
individual to 16; average families decreased from 206 individuals to 189 individuals (or 64
average families to 59 average families); and average adults declined from 507 individuals to
457 individuals (these numbers do not include the Expo). The Oxford Street Sheltered provided
housing for forty individuals from other cities and towns in Maine during the month of August,
as well as thirty out-of-state and four out-of-country shelter seekers.



 Oxford Street Shelter: Intakes by Residency August
 2019
 Maine
 Town Total Maine Town Total Total Total
 Auburn 1 Norway 1 Out-of- 30 Out-of- 4
 State Country
  Augusta 1 Portland 26
 Bangor 1 Rumford 1
 Biddeford 5 Saco 1
 Brewer 1 Sanford 2
 Charleston 1 Scarborough 1
 Falmouth 1 S. Portland 4
  Freeport 1 Standish 1
  Lewiston 5 Waterville 1
  Machias 1 Wells 1
 Milo 1 Westbrook 4
 North 1 Windham 3
 Berwick
Source: City of Portland Health & Human Services Department, Social Services Division, 9/19




Student Housing
 • Approximately 2,500 USM students rent off campus in Portland
 • About 76% of off campus students rent apartments in Portland
According to HUD’s 2018 Comprehensive Housing Market Analysis, “the rental market in the
Housing Market Area is notably impacted by enrollment at the University of Southern Maine
and the University of New England. Of the 16,100 students enrolled at the two universities,
approximately 2,700 are housed in on-campus dormitories. The remaining 13,400 students who
live off campus occupy an estimated 4,375 rental units. Students account for approximately 6
percent of the rental market.” During the fall of 2018, student housing at the University of
Southern Maine, on the Gorham campus, was over-occupied by 112% (or 140 students). In
USM’s 2019 report, Portland Campus Student Housing Project Definition, total residence hall
capacity is 1,180 students. An additional 2,575 students live off-campus in Portland. Of those
students, 6% rented in Parkside, 25% rented in the East End, 18% rented in the West
End/Downtown, 40% rented North of 295, and approximately 12% rented in other
neighborhoods. Approximately 76% of students renting off-campus live in apartments, 5% live
in houses, and 20% rent a bedroom. The University of Southern Maine is aware of the demand
for student housing and is working towards a solution.




Source: Brailsford & Dunlavey/ USM: Portland Campus Student Housing Project Definition, June 2019




Desirability
 • Portland is the sixth most viewed city by out of state housing shoppers, out of 100 large
 metro areas across the US
 • About 38% of all views are from residents of Boston
According to Realtor.com, Portland is number six for the share of views from out-of-state
shoppers. Every quarter, Realtor.com conducts a cross market demand of which housing
market received the most non-local views. The 100 largest metro areas across the county are
ranked based on the number of out-of-state views. The metro centers on the top ten list are
described as desirable destinations for retirees, vacation destinations, second-home markets,
and booming employment centers. The Portland-South Portland area market is viewed most
often by residents of Boston (37.1% of the time), New York City (12.8%), and Worcester, MA
(3.3%).




 Rank Metro 2019 Share of Views from
 Out of State
 1 Charleston- North Charleston, SC 59.8%
 2 Boise City, ID 59.6%
 3 Urban Honolulu, HI 56.0%
 4 Columbia, SC 52.8%
 5 Cape Coral- Fort Meyers, FL 52.1%
 6 Portland-South Portland, ME 51.9%
 7 North Port-Sarasota-Bradenton, FL 49.5%
 8 Greenville-Anderson-Mauldin, SC 48.7%
 9 Tucson, AZ 48.0%
 Source: Realtor.com Q2 2019 Cross Market Demand Report
HOUSING RESOURCES

According to the nonprofit Enterprise Community Partners, “new rental construction over the
past decade has been largely geared toward the high end of the rental market, due to
increasingly high development costs.” Public subsidies are needed to subsidize the production
and operation of affordable homes for the reason that the private market provides too few
homes affordable to the lowest-income households.



A. Federal Resources


The U.S. Department of Housing and Urban Development’s (HUD) mission is to “create strong,
sustainable, inclusive communities and quality affordable housing for all.”
To fund this mission, HUD allocates money directly to states and local governments for
community planning and development projects through:

• HOME Investment Partnerships Program (HOME)
• Community Development Block Grants (CDBG)
• Emergency Solutions Grants Program (ESG)
• Neighborhood Stabilization Program – no longer available
• Lead Hazard Control Grant
• Brownfield Economic Development Initiative (U.S. EPA funded)



HOME Investment Partnerships Program
• FY 2019 HOME Award totaled $1,020,693, slightly less than FY 2018 total of $1,151,710
• $1,573,439 was committed towards the renovation and creation of 366 units of low
 income housing during 2018 and 2019
• Recent HOME funded projects; 37 Front Street (105 units); 178 Kennebec Street (51
 units); Deering Place (75 units); 66 State Street (30 units); 83 Middle Street (44 units)

HOME funds are awarded annually as formula grants to participating jurisdictions. HOME funds
are used to assist with building, buying, and/or rehabilitating affordable housing for rent or
homeownership as well as providing direct short-term rental assistance and security deposits to
low-income families through the Tenant Based Rental Assistance Voucher Program (TBRA).
During FY 18, Portland provided $118,529 in TBRA to 87 households
During 2018 and 2019, $1,080,174 and $493,265 were committed respectively towards the
creation of affordable housing. HOME has been the largest funding source for the City helping
to develop approximately 1,143 units of low-income housing through the allocation of
approximately $9.3 million in funds since 2000.
 HOME Grant
 2019 $1,020,693.00
 2018 $1,151,710.00
 2017 $824,856.00
 2016 $832,643.00
 2015 $820,832.00
 2014 $913,178.00
 2013 $866,153.00
 2012 $898,543.00
 2011 $1,221,812.00
 2010 $1,379,749.00
 2009 $1,387,142.00

 $0.00 $200,000.00$400,000.00$600,000.00$800,000.00$1,000,000.00
 $1,200,000.00
 $1,400,000.00
 $1,600,000.00

 Annual Funding


Source: HUD Exchange, HUD Awards and Allocations (2009-2019)



Community Development Block Grant (CDBG)
• FY 2019 CDBG award totaled $1,893,566, slightly less than FY 2018 total of $1,895,922
• $260,000 of CDBG funds was committed towards 166 units of low-income housing
 during 2018 and 2019
• 58 Boyd Street (55 units); and 37 Front Street (105 units)


The Community Development Block Grant (CDBG) program distributes annual grants to provide
communities with resources to develop and expand housing and economic opportunities for
low-income households at or below 80% AMI. Approximately $3.7 million has been award
during 2018 and 2019 of which $260,000 was committed towards 166 units of low-income
housing.
 Community Development Block Grant
 2019 $1,893,566
 2018 $1,895,922
 2017 $1,745,465
 2016 $1,791,448
 2015 $1,791,064
 2014 $1,815,577
 2013 $1,850,549
 2012 $1,688,198
 2011 $1,940,539
 2010 $2,325,975
 2009 $2,142,580

 $0 $500,000 $1,000,000 $1,500,000 $2,000,000 $2,500,000

 Annual Funding


Source: HUD Exchange, HUD Awards and Allocations (2009-2019)




Emergency Solutions Grants Program (ESG)
• Portland’s ESG funding award in 2018 was $157,131, and $160,873 in 2019
• Portland has seven homeless shelters
HUD provides funding for the Emergency Solutions Grants Programs (ESG) to operate, provide
essential services, and improve the number and quality of emergency shelters for homeless
individuals and families as well as to prevent families/individuals from becoming homeless.
Portland’s Health and Human Service Department operates both the Oxford Street Shelter,
which is the largest emergency shelter in Maine, the Family Shelter, which is the largest shelter
for families in Maine, and the Community Overflow Shelter(s) with ESG funding. The City’s
shelter program provides efficient and effective support services to promote rapid re-
stabilization and the achievement of permanent housing. The Family Shelter also serves as a
Welcome House for new Mainer’s or refugees/immigrants.




Neighborhood Stabilization Program (NSP)
• Approximately $1.7 million in NSP funds helped develop the Adam Schools site into 16
 moderate-income homeownership units

The Neighborhood Stabilization Program provided emergency assistance to communities to
purchase and redevelop foreclosed and abandoned properties to house workforce and low-
income households. This program is no longer available.
Lead Safe Housing
• Since 1998, the Lead Safe Program has funded lead abatement work in 430 housing
 units, protecting local citizens and children from lead hazards in their homes
The Lead Safe Program is funded by a competitive grant program available through HUD’s
Office of Lead Hazard Control and Healthy Homes. The program is designed to raise awareness
about the risks of childhood lead poisoning and to cover the costs of lead abatement of housing
units in Portland that contain identified lead hazards. Portland received its sixth Lead Hazard
Control Grant in 2016 that was for a three-year period. The 2016 grant included a Healthy
Homes allocation, which was used in tandem with the Cumberland County and City HOME
Rehab program in order to improve the overall health and safety of Cumberland County’s low
to moderate income housing stock. HUD recently approved a total of $2,541,696 for the City of
Portland for another round of three-year funding to continue assisting in the critical financing of
the high cost of lead abatement work.
In the summer of 2019, LD 1116 was signed into law mandating all children in Maine, regardless
of income, be tested for lead at the ages of 1- and 2- years old. This new law, along with the
lowering of Maine’s childhood lead poisoning standard in 2016, is expected to create a spike in
the number of children identified with lead poisoning. The Lead Safe Housing Program works
closely with the Maine CDC to address high priority cases with program funding when
applicable.



Brownfield Economic Development Initiative (BEDI)
Through grants received from the U.S. Environmental Protecting Agency, Portland is able to
cover the cost of site assessments and provide financial assistance in the form of low interest
loans and grants to assist Portland and other cities with the redevelopment of abandoned
industrial lots that are considered environmentally contaminated. Cleaning up and reinvesting
in brownfields properties yield many benefits to a community. These range from increasing the
local tax base, property redevelopment, and job growth to taking development pressure off of
open land, and protecting the environment and people’s health.




B. Local Resources


Portland has valuable local funding tools to assist the City in financing affordable housing. The
Housing Trust Funds (HTF) and Affordable Housing Tax Incremental Financing Districts (AHTIF)
support the production of housing affordable to low and moderate-income households.
Housing Trust Fund (HTF)
• 137 units of affordable and workforce housing funded during 2018 and 2019
• $3,340,996.80 has been deposited into the fund from which $663,835 has been spent
 and $1,786,734 is committed towards future housing projects
• The balance of the Housing Trust Fund is $890,427.80 (10-9-19)

The Housing Trust Fund is a more flexible source of gap financing for projects that are not
eligible for HUD funding. Projects creating housing for the missing-middle (less than 120% AMI)
may be funded through the Housing Trust Fund. During 2018, two projects creating or
renovating 151 units of housing, and during 2019, two projects creating or renovating 56 units
of housing were approved at a cost of $1,225,000 and $561,734 respectively.

Revenue is generated mainly from fees associated with the City’s Housing Preservation and
Replacement Ordinance, Inclusionary Zoning fee-in-lieu, and Inclusionary Zoning for Hotel
Projects fee-in-lieu. The Housing Trust Fund has a balance of $890,427.80. To date,
$3,340,996.80 has been deposited into the fund from which $663,835 has been spent and
$1,786,734 is committed towards future housing projects such as; 37 Front Street; 977 Brighton
Avenue; 83 Middle Street; and 47 Boyd Street. The new Inclusionary Zoning for Hotels fee-in-
lieu is expected to add $593,736 to the HTF (fees are deposited upon completion of the
project). Expected fee-in-lieu deposits from Inclusionary Zoning total $1,393,325 (fees are also
deposited upon completion of the project). Since 2011, the Housing Trust Fund assisted in
creating 208 low income, 12 workforce homeownership units and 9 market rate units within 6
development projects.



Affordable Housing Tax Increment Financing (AHTIF)

• 58 Boyd Street: 55 Units (44 low-income/11 market rate)
• 977 Brighton Ave: 40 Units (34 low-income/6 market rate)
• Deering Place: 75 Units (45 low-income/30 market rate)
• 178 Kennebec Street: 51 Units (40 low-income/11 market rate)
• 66 State Street: 30 Units (30 low-income); 40 rooming units lodging home for women
• 37 Front Street; 105 Units (84 low-income/21 market rate)
Affordable Housing Tax Incremental Finance is a tool used by municipalities in Maine to assist in
the development of affordable housing. An AHTIF works by capturing tax growth above the
existing tax revenue from a project or district. These funds are then targeted to support a
specific project or district. To qualify for subsidy funding (subject to City Council approval)
through an Affordable Housing TIF, one key requirement is at least thirty-three percent (33%) of
the units in a development must be affordable as units for rent or sale to households earning
no more than 100% of the area median income (AMI) or 120% of the area median income
respectively.
Housing Development Fund (HDF)
• Housing Development Funds have subsidized the creation of 218 housing units utilizing
 more than $1.5 million since 2000


The Housing Development Fund is comprised of loan repayments from CDBG’s Multi-family
rehabilitation program, and proceeds from the sale of HUD Urban Development Action Grants
UDAG) properties in Portland. The money that comes into this fund from these programs is
repurposed, at this time towards subsidized housing development in Portland. HDF resources
have subsidized the creation of 218 housing units utilizing $1,555,139 since 2000.
 Subsidized Housing Development in Portland Since 2000

 Appropriation
No. Owner/Project Date Units HOME HDF CDBG HTF TIF NSP
 1 Unity Village 2000 33 $ 86,500 $ - $ 363,863 $ - $ -  $ -
 2 Island View Apartments 2013 70 $ 71,015 $  192,639 $ 136,346 $ - $ -  $ -
 3 St. Dominic's Family Housing 2002 12 $ - $  436,500 $ - $ - $ -  $ -
 4 Brannigan House 2002 10 $ 93,000 $ - $ - $ - $ -  $ -
 5 Wellesley Estates 2002 45 $ - $  256,000 $ - $ - $ -  $ -
 6 Yale Court 2002 30 $  150,000 $  200,000 $ - $ - $ -  $ -
 7 Fay Garman Senior Housing 2003 12 $  150,000 $ - $ - $ - $ -  $ -
 8 Logan Place 2003 30 $  435,000 $ - $ - $ - $ -  $ -
 9 Peninsula Community I 2003 12 $  300,000 $ - $ - $ - $ -  $ -
10 Peninsula Community II 2004 16 $  307,700 $ - $ - $ - $ -  $ -
11 Peninsula Community III 2004 10 $  200,000 $ - $ - $ - $ -  $ -
12 IRIS Park Apartments 2004 31 $ - $  250,000 $ - $ - $ -  $ -
13 Walker Terrace 2004 40 $  382,000 $  220,000 $ - $ - $ -  $ -
14 Fore River 2005 20 $  388,474 $ - $ - $ - $ -  $ -
15 Valley Apts. (Shalom House) 2005 24 $  320,000 $ - $ - $ - $ -  $ -
16 Pearl Place Apt 2005 60 $  427,000 $ - $ - $ - $ 615,502 $ -
17 Bayside East 2006 20 $  250,000 $ - $ - $ - $ -  $ -
18 53 Danforth Street 2008 43 $  325,000 $ - $ - $ - $ -  $ -
19 Florence House 2008 25 $  240,000 $ - $ - $ - $ -  $ -
20 Oak Street Lofts 2011 37 $ - $ - $ - $ 380,585 $ -  $ -
21 Pearl Place II 2011 54 $  400,000 $ - $ - $ - $ -  $ -
22 Elm Terrace 2011 38 $  403,795 $ - $ - $ - $ -  $ -
23 409 Cumberland 2012/2013 57 $  500,000 $ - $ - $ - $ 759,392 $ -
24 Adams School 2013 16 $ - $ - $ - $ - $ -  $ 1,710,000
25 Bayside Anchor 2013 45 $  500,000 $ - $ - $ - $ -  $ -
26 Thomas Heights 2013/2014 18 $  522,448 $ - $ - $ - $ 207,116 $ -
27 17 Carleton Street Apt 2015 37 $ - $ - $ - $ - $ 726,000 $ -
28 Rosa True School 2015 10 $  149,500 $ - $ - $ - $ -  $ -
29 Motherhouse 2017 88 $  627,223 $ - $ - $ - $ -  $ -
30 65 Munjoy 2017 8 $ - $ - $ - $ 175,000 $ -  $ -
31 58 Boyd Street 2018 55 $  200,000 $ 30,000 $ 2,144,566
32 977 Brighton Avenue 2018 40 $ - $ - $ - $ 300,000 $ 1,954,486 $ -
33 Deering Place 2018 75 $  500,000 $ - $ - $ - $ 4,185,757 $ -
34 37 Front Street 2018 111 $  510,174 $ - $ 250,000 $ 925,000 $ 6,056,916 $ -
35 178 Kennebec Street 2018 51 $  370,000 $ - $ - $ - $ 2,889,164 $ -
36 83 Middle Street 2019 44 $  193,266 $ - $ - $ 136,734 $ -
37 47 Boyd Street 2019 12 $ - $ - $ - $ 425,000 $ -
38 66 State Street 2019 30 $  299,999 $ - $ - $ - $ 2,672,169 $ -
 Units HOME HDF CDBG HTF TIF NSP
 Total 1369 $9,302,094 $1,555,139 $780,209 $2,342,319 $22,211,068 $1,710,000

 Total City Investment $37,900,829 Last Updated 9-18-2019
 Avg. City Contribution/Unit $27,685.05

Source: Housing and Community Development




Selling/Leasing City-Owned and Tax Acquired Property
• Sales proceeds are targeted for the Housing Trust Fund
• 60 Parris Terrace: 23 condominium units (2 deed restricted workforce units)
• 178 Kennebec Street: 51 rental units for households age 55+
• 83 Middle Street: 44 rental units for households age 55+
The City passed a provision governing tax acquired property wherein any profits from
subsequent sales are allocated to the City’s Housing Trust Fund. The City may also provide city-
owned land for housing development and may offer the land below market price to encourage
housing development or support greater affordability. Selling city-owned land provides the City
with unique control over the timing, location, and affordability of housing development in
Portland. It also has the added benefit of turning land with no tax liability into an income
generating property for the City’s tax rolls. The City is currently reviewing excess land with the
intent of creating future housing. Previous transfers, such as 60 Parris Street from the City to a
private developer, created 23 condominium units- two of which are deed restricted as
Inclusionary Zoning units, and twenty-one that were sold at or below 120% AMI (i.e. workforce
affordable). Similarly, the transfer of 178 Kennebec Street will result in 51 units of age 55+
housing; forty units will be leased at or below 60% AMI, and 11 units will be market rate. More
recently, the City Council approved the option to lease land at 83 Middle Street to Community
Housing of Maine for the proposed creation of 44 units of affordable housing for households
aged 55+.
HOUSING TOOLBOX

Zoning is a local tool used to regulate the use of land in order to avoid nuisance conditions and
to protect the health, safety and welfare of its citizens. Housing policy experts however cite the
importance of reducing regularity barriers that limit the construction of housing through
outdated, exclusionary, and unnecessary zoning regulations. There is a general agreement that
barriers consist of regulations that were adopted to protect or maximize the value of the
investment homeowners made in their residence against unwarranted fears. Those regulations
have unnecessarily raised housing cost and negatively affected socioeconomic diversity.


Inclusionary Zoning (Order 82-15/16, effective 11-18-15)

 • 40 Free Street; 5 workforce rental units approved in 2019
 • 132 Marginal Way; 20 workforce rental units approved in 2019
 • Total of $826,500 collected as fee-in-lieu
 • Provides 25% density bonus in certain zones and development fee reductions
In October 2015, the City Council approved an amendment to the City’s zoning ordinance to
mandate inclusionary zoning within all residential development projects of ten or more units.
Qualifying projects are required to make available a minimum of 10% of their units as
workforce housing to eligible households earning 100 to 120% of the area median income.
Projects subject to Inclusionary Zoning are eligible for a 25% increase in total permitted units.
Effective July 18, 2018 the term housing expense was amended (Order 247-18/19) to include
condominium/HOA fees, mortgage insurance, and real estate taxes, and the sunset provision
was deleted.

The introduction of Inclusionary Zoning ensures critically needed workforce housing is built or
through the fee-in-lieu option, funded for development at a later date. Four units of rental and
condominium housing have been created on-site and two units of rental housing have been
created off-site; eight single-family homes are planned or under construction; and thirty-five
units of rental and condominium housing have been approved but are pending construction.
$826,500 of fee-in-lieu payments have been deposited into the Housing Trust fund and
allocated towards increasing the creation and affordability of rental housing. An additional
$1,393,325 will be collected upon completion of nine approved housing projects.
Hotel Inclusionary Zoning (Order 134-18/19 effective 2-22-19)

 • 121 Middle Street, pending fee-in-lieu of $79,926
 • 1 Center Street, pending fee-in-lieu of $513,810
In 2019, Portland amended Chapter 14 of the Land Use Code to require new hotel projects with
10 or more hotel rooms within any 5-year period, to provide low-income housing for rent on-
site, or pay a fee-in-lieu to support affordable housing in the City. Based on City analysis, most
specifically the analysis documented in the Greater Portland Council of Government study
“Proposed Hotel Linkage Fee: Supportable Range” finds that new hospitality development
creates a need for new affordable housing. This need is the result of the fact that hospitality
developments necessarily create a number of jobs that do not pay employees at a rate
sufficient to allow those employees to afford market-rate housing in the City.


Housing Replacement Ordinance (Order 280-09/10 effective 8-19-10)

 • Of the $1,056,830 deposited into the Housing Trust Fund (HTF), $630,585 has
 been expended to leverage the creation of 37 units of low-income housing, 8
 workforce housing units, and 34 Housing First units.


The city's land use ordinance contains a housing replacement requirement intended to limit
the loss of housing stock but in cases where housing is lost, promote and facilitate the
development of new housing supply. The ordinance requires the payment of a fee per unit for
any net loss of housing as a result of demolition of an existing residential property or
conversion of residential space to another use. The fees received by the City are contributed to
the Housing Trust Fund. The last deposit into the Housing Trust Fund from the Housing
Replacement Ordinance was for $250,000 during 2012.


Reduced Fees for Developing Affordable Housing (Order 98-06/07 effective 12-4-06)

 • 72 Bishop Street- 30 affordable units
 • 17 Carleton Street- 37 affordable units
 • 134 Washington Street- 18 affordable units
 • 81 East Boyd Street – 45 affordable units
 • 58 Boyd Street – 44 affordable units
 • 510 Cumberland Avenue – 45 affordable units


Portland adopted amendments to the land use code to reduce the development fees
associated with the development of eligible affordable residential real estate projects by 5 to
25%. The cost of work (i.e. Building Permit) fees are also reduced based on the percentage
of new units that are low income or workforce units.


Downtown Height Overlay District Amendment (Order 91-13/14 effective 12-17-13)

 • 667 Congress St (Hiawatha- Longfellow Apartments)- 139 market-rate rental units.
The Downtown Height Overlay District Map was amended to rezone parcels between Danforth
and York Street to B-3 and increase the allowed height to sixty-five feet. Two years later the
City adopted a second map amendment (Order 81 15/16 effective 11-18-15) to further expand
the Downtown Height Overlay District on additional underutilized land between Danforth, York
and High Streets to increase the allowable height from 45” to 65” for residential development.


B-1, B-1b Amendment (Order 118 13/14 effective 1-15-14)

 • 118 Congress Street- 12 units
An amendment to the B-1 and B-1b zone was adopted to encourage traditional small-scale
commercial and mixed-use forms in existing neighborhood retail nodes. Buildings in the B-1
zone along Congress Street with commercial first floor and residential upper floors are allowed
to be 50 feet in height rather than 45 feet.


Allowing Accessory Structures in R-3 and R-5 Zones to be converted to dwelling units (Order
202-13/14 effective 5-28-14)

 • 14 low-income units have been approved by the Zoning Board of Appeals in the R-5
 zone
Any detached or accessory structure in the R-3 and R-5 zones, which were in existence on
January 1, 1940, may be converted to dwelling units without meeting front, side or rear yard
setbacks. Converted units within the R-5 zone must be affordable to households earning up to
80% of the area median income and are subject to income verification. Units may not be sold
as condominium units.


R-6 Zone in the Vicinity of Boyd, Oxford, and Mayo Street Rezoned to R-7 (Order 244-13/14
effective 6-18-14)

 • 81 East Oxford (Bayside Anchor) - 45 units (36 rental units for low-income households).
 • 58 Boyd Street- 55 units (44 rental units for low-income households).
In May of 2014, the City Council passed an amendment to the zoning map in the vicinity of
Boyd, Oxford, and Mayo Streets in East Bayside from R-6 to R-7 to allow for greater density for
future housing development.


Multi-Family Density Standard Amendment (Order 263 13/14 effective 7-16-14)

 • 101-121 Newbury Street- 35 units
 • 72 Bishop Street- 30 affordable units;
 • 3 Pleasant Avenue- 25 units


The Commercial Business Zone (B-2, B-2b, B-2c) was amended to offer the opportunity for
larger scale commercial and residential development along the city’s major arterials and
shopping centers. This amendment permitted multi-family dwellings without boundary and
commercial use restrictions, increased the permitted housing density, clarified the setback
requirements, and provided for lively, urban ground floor uses.


R-6A Zone (Order 73 14/15, effective 11-19-14)
In October of 2014, the City Council passed an order creating a new R-6a zone to encourage
higher density multi-family housing on large parcels located off the peninsula. The zone was
designated appropriate for areas that are along major transportation routes, near service areas,
and in redevelopment (underutilized) or infill areas. The R-6a zone encompasses the majority
of Munjoy Hill. Prior to the text amendment, the minimum lot size of 4,500 sf rendered 71% of
the existing parcels as non-conforming. After lowering the minimum lot size to 2,000 sf, 86% of
the existing R-6a lots were considered conforming.


R-6A Zone (Order 74 14/15 effective 11-19-14)

 • 777 Stevens Avenue (the Park Danforth) - 59 units of age restricted housing.
Following the creation of the R-6a zone, the City Council amended the zoning map to include
777 Stevens and 880 Forest Avenue in the R-6a zone. This amendment allowed for the
construction of a new building with fifty-four (59) senior independent living units attached to
the existing building with a one-story connector. The new building is four stories along Arbor
Street and Forest Avenue, with a fifth story corner projection.
Rezoning 89 Anderson Street (Order 102-14/15 effective 1-14-15)

 • 89 Anderson Street (East Bayside Lofts)- 53 market rate apartments
The zoning map was amended to rezone 89 Anderson Street from Residential R-6 to
Neighborhood Business B-1b to support greater residential development above a ground floor
commercial use to serve the local market.


R-5A Zone Amendment (Order 276 14/15, effective 7-15-15)

 • 605 Stevens Avenue (Motherhouse) – 88 units of which 66 are affordable
 • 802 Ocean Avenue (Portland Retirement Residence)
The R-5a zone was amended by the City Council allowing the creation of multifamily dwelling
units as a permitted use. Multifamily development of four or more dwelling units qualify for
height bonuses while three-family dwellings have dimensional requirements similar to those of
lesser density.


IR-1 and IR-2 Accessory Dwelling Unit (ADU) Amendment for Peaks Island (Order 82-15/16
effective 11-18-15)

On October 19, 2015, the City Council approved amendments to the IR-1 and IR-2 zones
allowing for revisions to the language regulating accessory dwelling units on Peaks Island. The
revisions called for allowing ADUs on undersized lots within or as additions to existing dwellings
provided certain conditions are met. These units would only be allowed if they are rented year
round to households earning no more than 100% of the area median income. The intent is to
provide affordable year round housing to Peaks Island residents who face pressure from
seasonal rental markets.


Reduced Parking Requirements & Fee-in-Lieu Option (Order 240-09/10 effective 6-
21-10 and Order 83-15/16 effective 11-2-15)

 • Nine projects, including six devoted to the creation of low-income housing have
 been permitted under the reduced parking requirements. One project, also aimed at
 low-income housing chose to pay a fee-in-lieu.
The cost of providing parking in new residential development projects can often be
substantial and encourages inefficient land use patterns. The city has reduced some parking
requirement on the peninsula to help decrease parking-related costs and incentivize
residential development. Developers in the non-residential or the IS-FBC zones have the
option of paying a fee-in-lieu to meet their project's parking requirements. Fee-in-lieu
payments go to the Sustainable Transportation Fund. For each low-income or workforce
housing unit for rent or sale within an eligible project under the Affordable Housing Ordinance,
no more than one parking space is required. Additionally, the planning board may establish a
parking requirement for affordable housing units for rent or sale within an eligible project that
is less than one parking space per affordable housing unit, regardless of the size of the
structure.


Priority Review (Order 82-15/16 effective 11-18-15)

To the extent possible, the Planning Division offers expedited reviews for projects
including low-income or workforce housing units. The Planning Board make its
best effort to hear, review, conditionally approve or deny within one workshop and
one public hearing any proposed plans or applications for eligible housing projects
containing some low-income or workforce units.


India Street Form Based Code (IS FBC) (Order 83-15/16 effective 12-2-15)

 • 169 Newbury Street (Luminato) 26 condo (2 off-site IZ units)
 • 62 India Street 29 condo units $276,500 to the Housing Trust Fund (collected)
 • 20 Thames Street 28 condo units $280,000 to the Housing Trust Fund (collected)
 • 56 Hampshire Street 30 rental units (1 off-site IZ unit, and $209,398 to Housing Trust
 Fund) (under construction)
 • 86 Newbury Street (Shipyard) 10 rental units (1 IZ unit on site)
The rezoning of India Street to a form-based code is intended to regulate development through
emphasizing the relationship between buildings, streets, open space, walkability, and urban
uses. By implementing this new zoning method, the city hopes to create a more predictable
development environment for the private sector and the public alike. Also, one additional story
of up to 12 feet in height is allowed for residential developments where 20% of the units are
workforce units for sale or low-income housing units for rent.


Amendments to Zoning Ordinance for Greater Density and Height (Order 31-17/18 effective
10-6-17)
In 2017, the city amended Division 30 (Affordable Housing) to offer incentives for affordable
housing in the B-1, B-1b, B-2, B-2b, B-2c, B-3, B-3b, B-5, R-7, and R-P zones to allow the
maximum number of units that would otherwise be allowed to increase, along with a height
bonus and a reduction in setback for Inclusionary Zoning projects that create a greater
percentage of low-income or workforce units for sale or rent. These zones are best aligned to
access transit along and adjacent to primary transit routes.
Order 31-17/18 also provided dimensional bonuses to promote orderly development of low
and moderate-income developments as Planned Residential Unit Developments (PRUDs).
When any PRUD provides 50% or more workforce or low income housing, the area per dwelling
unit would be reduced by 50%; the maximum number of units and maximum length of building
do not apply but may be set through site plan review; minimum building setbacks may be
reduced; and the minimum recreation space is reduced to 200 square feet per unit. The
amendment also allows land on both sides of a street to count toward the minimum lot size
requirement for the PRUD.


B-1 and B-1b Neighborhood Business Zone (Order 170-17/18, effective 3-5-18)
The City Council approved amendment of the city code to allow live/work units or straight
residential units to remove the regulatory barrier on ground-floor units in off-peninsula
locations. The B-1 and B-1b Neighborhood Business zones are intended to foster mixed-use
development in its traditional form, with residential uses located over ground floor commercial
spaces. However, this design standard is somewhat incompatible with fair housing laws that
require residential projects of four or more units provide ADA accessible ground-floor units
where no elevator exists, or make all units and common space accessible in a building where an
elevator does exist. Installation of an elevator for universal building access in small-scale mixed-
use projects is oftentimes challenging if not cost prohibitive, thus requiring a ground-floor
residential unit.


Munjoy Hill Neighborhood Conservation Overlay District (Order 221-17/18 effective 6-4-18)

 • 130 Morning Street (9 units, 1 affordable unit)
 • 33 Montreal Street (9 units, 1 affordable unit)
 • 128 North Street (6 units, 1 affordable unit) (under Planning Board review)


The Munjoy Hill Neighborhood Conservation Overly District was added to Chapter 14 of the
Land Use Ordinance to address the negative impacts of development pressures within Munjoy
Hill and to create a positive framework for investment in the area. Alternative dimension and
design standards and demolition review were created for the District. In addition,
developments of three or more units that elect to maximize the height bonus of 45’ must
include at least one workforce housing unit for rent or for sale.


Nonconforming Use and Nonconforming Buildings (Order 222 17/18 effective 6-4-18)
In 2018, the City amended section 14-381 through 14-437 to simplify and modernize the
requirements for additions to non-conforming structures in order to better accommodate
owner’s desire to put limited additions on these structures. The amendment addresses
concerns the existing language made it difficult to add on to existing homes and, therefore,
encourage demolition over renovation.


Transportation Improvements to Allow for Greater Density

 • Redesign Franklin Street and the Forest Avenue corridor to allow for additional
 development and multi-modal transportation.


The Planning and Urban Development Department, in cooperation with the Department of
Public Works, has been working on improvements to the city's transportation infrastructure
both on- and off peninsula in part to better accommodate greater housing density.


Short Term Rentals (Order 179-16/17 effective 4-26-17)

 • 732 properties are registered as short-term rentals- 128 are on Peaks Island; 288 are
 non-owner occupied; 287 are owner-occupied, and 29 are tenant occupied
 • 872 units are registered as short-term rentals- 131 are on Peaks Island; 400 are non-
 owner occupied; 312 are owner-occupied; and 29 are tenant occupied
 • Total of $209,436.80 transferred into the Housing Trust Fund from funds not spent
 toward program administration


Portland approve an ordinance in April 2017 that requires Short Term Rental (STR) units to be
registered with the city effective January 1, 2018 and placed a rental cap of 300 non-owner
occupied units on the mainland. During 2019, changes in how STR units were defined and a new
rental cap of 400 non-owner occupied units on the mainland went into effect. The purposed of
the Ordinance is to protect Portland’s long-term rental units from leaving the local market to
host short-term guests, and to ensure the safety of each unit. The City adopted a registration
fee to pay the cost of inspections. Funds not spend towards program administration are
deposited into the Housing Trust Fund for the creation of affordable housing.


Portland Water District Efficiency and Repair Services Program

 • A total of 10 projects were funded by the Portland Water District

The Portland Water District Efficiency and Repair Services Program provides financial assistance
to low-income residential customers of the Portland Water District (PWD) for the repairs and
improvements that reduce water consumption through the installation of plumbing fixtures
and water saving devices including the repair of leaking or broken water pipes, toilets, hot
water tanks, faucets, showerheads, toilet dams, and low-flow devices. The City of Portland
administers the program on behalf of the PWD. A qualified residential customer is one who
owns and occupies a year round residence within the PWD service area and whose household
income is at or below 80% of the area median income. The PWD has initially set aside $10,000
for this program but has funded a total of $15,700.




Healthy Neighborhoods Program (Order 112-17/18 effective 12-20-17)
The City Council approved an amendment to Chapter 14 of the City Code requiring Maine
Medical Center to initiate and adopt a memorandum of understanding between MMC and the
City of Portland towards a Healthy Neighborhoods Program within the Maine Medical Center
Institutional Overlay Zone. The Program shall be designed to fund and execute housing and
community improvement programs in the surrounding St. John Valley and other
neighborhoods.


Rental Housing Advisory Committee (Order 32-18/19 effective 9-12-18)
Portland’s Rental Housing Advisory Committee provides the Housing Committee with
recommendations or proposals for improvements, modifications, or changes regarding landlord
and tenant policy issues, and identifies educational opportunities, seminars, and materials that
would be useful to landlords and tenants. The Committee held their first meeting on
September 24 to create a work plan of topics for future discussion.



Housing Safety


Rental Housing Registration/Inspections

 • 18,076 units registered in 2019; up from 15,675 units registered as of May 2017.
 • 25 illegal unit inspections (8-26-19)
 • 936 long and short-term housing safety inspections (8-26-19)


The Housing Safety Office administers a rental housing registration and inspection program
for residential rental properties in the City of Portland. All property owners are required to
register residential rented apartment units, rented houses, rented rooms, or rented beds
with the City's Housing Safety Office beginning January 1, 2016 or within thirty (30) days of
renting a property. The annual registration fee pays for the cost of a citywide rental inspection
program. Owners occupying a unit on their own property are not required to register the unit
they occupy, but must register the units that are rented. Over 2,500 inspections of short-
term and long-term units have been conducted as of August 26, 2019.



Fire Department Inspection Program


 • 724 fire prevention inspections completed from January to September 4, 2019

In 2015, Portland established a task force to review its fire inspections programs. The
traditional focus had been on three-unit and above structures (as well as schools, fire permits,
and commercial buildings), but following the tragic Noyes Street fire, the focus of residential
inspections is now one and two-unit properties, and with the introduction of the short-term
rental program, these dwelling units also require on-site inspections.
 CITY OF PORTLAND
 Planning & Urban Development Department
 Housing and Community Development Division

TO: Councilor Duson, Chair
 Members of the Housing Committee

FROM: Victoria Volent, Housing Program Manager
 Housing and Community Development
DATE: October 2, 2019
SUBJECT: Disposition of Tax Acquired and City-owned Property


Introduction

This is an update to the May 16, 2019 memo to the Housing Committee regarding the
disposition of tax acquired and city-owned property.

99 Capisic Street/Tax-Acquired Property

The City received 7 bids on its offer for sale of 99 Capisic Street. After reviewing the bids,
the City Owned and Tax-Acquired Property Committee (COTAPC) unanimously
recommended to the City Manager the highest bid of $200,000, which offeror also wrote a
letter that they would renovate the property. As noted in the May 16 memo the City
Manager, upon review by the Finance Director, is authorized to sell tax-acquired properties
if the assessed value is under $400,000. The property is under a Purchase and Sale
Agreement with a deadline to close of October 8. Net proceeds from the sale would be
deposited in the Housing Trust Fund (after payment of any taxes or fees owed).

622 Auburn / 165 Lambert Streets

These lots are divided by Washington Avenue Extension at Auburn Street. 622 Auburn
Street abuts the Falmouth property line and contains 4.85 acres of land. There appears to be
development opportunity for housing in the upland area closer to Auburn Street. If it were
rezoned from R-2 to R-3, it could open up the option of a Planned Residential Unit
Development for approximately 10+/- units. 165 Lambert Street across the street contains
13.38 acres; the topography is very challenging and does provide for some wetland
mitigation.

Both properties were purchased, together with 13 acres in Falmouth abutting the 622
Auburn Street property, which the City still owns in order to create the Auburn Street
Connector with Washington Avenue. This is leftover land from that purchase and
construction.

A Department Survey was conducted for 622 Auburn/165 Lambert Streets. Results of the
survey show the Parking and School Departments do not have an interest in the parcels.
Public Works would rather not sell either lot, particularly 165 Lambert Street, due to steep
topography, much of it is wetlands, and a large portion of the 622 Auburn Street storm
drain discharges into 165 Lambert Street, which flows into the Presumpscot River. The
cost of wetland mitigation, storm water management, and fill would be astronomical and
the damage to water quality in the river significant. However, there might be some
developable land in the northwest corner of the parcel(s). If the parcels are sold, a
conservation easement should be placed on the non-developable portions. Parks and
Recreation would like to retain the parcels for a future athletic complex and open space.

Both parcels are under environmental review by a consultant. A report is expected in
October.

21 Randall Street

A Department Survey was conducted for 21 Randall Street, with no stated interest by the
City in retaining the property and support by the Planning Department in selling the parcel
for housing. The Department of Public Works noted there is a major sewer easement
through one of the lots, which would probably preclude development on that side of the
property. The easement contains both a Portland Water District sewer line (from 1976) and
a presumed abandoned sewer line. If the presumed abandoned sewer is not abandoned,
then DPW recommends retaining the property containing the sewer line. The City is
working with the Department of Public Works on the status of the underground utilities.

200 Lambert Street/City-Owned Property

An environmental review is being conducted together with 622 Auburn and 165 Lambert
Streets. The report is expected by October.

83 Middle Street

The City Council met on September 4, 2019 and voted 9 – 0 for passage of the Order
approving the Option to Lease and 99 –Year Lease Agreement with Community Housing of
Maine for land at 83 Middle Street. The Option to Lease may be exercised for up to one-
year.

Community Housing of Maine (CHOM) requested a 99-year lease of city-owned property at
83 Middle Street to develop approximately 49 units of affordable rental housing for seniors
aged 55 and older, which will also include a preference for 11 units for long-term shelter
stayers, parking and ground level commercial space. CHOM has not presented preliminary
plans to the Planning Department but has secured $330,000 in Affordable Housing
Development funding from the City of Portland. Securing additional financing and Planning
Board approval would be the next steps for this project.




Attachments:

May 16, 2019 Disposition of Tax Acquired and City-Owned Property
 CITY OF PORTLAND
 Planning & Urban Development Department
 Housing and Community Development Division

TO: Councilor Duson, Chair
 Members of the Housing Committee

FROM: Victoria Volent, Housing Program Manager
 Housing and Community Development
DATE: May 16, 2019
SUBJECT: Disposition of Tax Acquired and City-owned Property



Introduction

In response to the request from members of the Housing Committee, staff has prepared a
review of the process and procedures for the sale of certain tax acquired and City-owned
property pursuant to Section 2-313 of the City Code, and Rules for Disposition of City-
owned and Tax Acquired Property as promulgated by the Finance Director and as may be
amended from time to time by the City Manager.


Background for Goals and Objectives of the Disposition Process

The first of two goals for property disposition is to find the highest and best use for
property for the benefit of the City, its neighborhoods, and its citizens. Second is to
establish a clear and fair policy for the disposition of property. The responsibility of
implementing the City’s Property Disposition Guidelines and Procedures is delegated to
the City-Owned and Tax Acquired Property Committee (COTAPC). COTAPC is an
internal-staff committee representing City Departments as follows: Assessor, Corporation
Counsel, Economic Development, Executive, Finance, Planning and Urban Development,
and Public Works. The Economic Development Department staffs COTAPC.

COTAPC reviews properties for a recommendation to the City Manager to retain and/or
sell the property. Prior to that recommendation to the City Manager, COTAPC will have
surveyed City Departments, District Councilor, At Large Councilors, and the Mayor to
obtain information on whether to sell or retain a specific property for municipal use, to
ascertain whether there are neighborhood issues involving the use of the property, or
whether conditions should be placed on a sale. This survey will also assist in identifying
any known property environmental limitations, as well as an assessment for housing
potential for vacant residentially zoned properties.

Retaining vacant land for the Land Bank would require City Council authorization whether
tax-acquired or City-owned. Retaining tax-acquired vacant land for City use can be done
administratively by the City Manager if the assessed value is $400,000 or under.
If the recommendation is to sell the City-owned or tax-acquired property, conditions may
be placed on the property in the form of: affordability covenants and restrictions for
residential property; type and density of development; design standards; and required local
approvals and easements.

All sales shall be subject to the approval of the City Council, except that the City Manager,
upon review by the Finance Director, is authorized to sell tax-acquired properties that are
residential land or residential buildings containing no more than three units and have an
assessed value of no more than four hundred thousand dollars ($400,000). Such sales are
conducted in accordance with the City of Portland’s Rules for the Disposition of City-
owned and Tax Acquired Property.

For City-owned properties and other tax-acquired properties outside of the City Manager’s
disposition authority, the City Manager provides a recommendation to the City Council
and/or City Council Committee to begin the disposition process. Disposition of property
recommended for sale includes marketing and the review of bids/proposals with a final
recommendation to the City Council Committee for its recommendation to the City
Council, together with a Purchase and Sale Agreement. Lastly, the City Council authorizes
the City Manager/Finance Director to execute documents necessary to close the sale.


Marketing

There are a variety of methods to market property to the general public. In some cases,
more than one method may be employed.

 • Real Estate Broker Contract - selling with a pre-qualified approved Real Estate
 Broker to find a buyer.

 • Public Offering – Straight Bid Process - soliciting sealed proposals with an
 advertised public offering of a property or group of properties. Under this method,
 the offer with the highest bid will be selected.

 • Public Offering – Request for Proposal (RFP) – soliciting proposals using a
 Request for Proposal process. Under this method, because of varying proposals for
 use of the property are anticipated, the highest bid is not always selected.

 • Auction - contracting with a pre-qualified Auctioneer or Attorney for the sale of
 property.


Real Estate Broker Contract

The City currently has a broker under contract to sell tax-acquired properties. A tax-
acquired property marketed by its real estate broker is generally sold “as-is” and “where-is”
meaning the buyer is purchasing the property as it presently exists, and that the buyer is
accepting the property “with all faults”, whether or not immediately apparent. The City
drafts the Purchase and Sales agreement with any conditions upon sale, which Agreement
the Broker has offerors sign.

The Broker provides guidance to the City regarding the best method of disposing of tax
acquired properties; provides an opinion of the value of the property with a recommended
asking price and a minimum sale price; markets the property as broadly as possible; shows
the property to prospective purchasers; and coordinated the sale of the property. The
broker is paid a commission of 5% of the purchase price, paid from sale proceeds. A
typical listing is advertised for one to two weeks. After the marketing period expires, the
broker provides all sale offers to the City. Any unpaid taxes, past due utility bills, and City
property related expensed are also deducted from the sale price.


Public Offering - Straight Bid Offering

The straight bid process ensures the highest price for the property. It does not allow
conditions to be placed upon the property. Price is the only consideration. The City
solicits sealed proposals with an advertised public offering. This method can be used for
both tax-acquired properties and City-owned properties; the latter of which requires City
Council approval.

Public Offering – Request for Proposal

The disposal of real estate through a request for proposal (RFP) is based on a negotiated
proposal, with the City of Portland reserving the right to refuse any proposals. Again,
under this method, because varying proposals for use of the property are anticipated, the
highest bid is not always selected. Property may be sold “as-is” and “where is”, in its
existing condition, with no warranties expressed or implied. The City does not contract
with a broker to conduct the sale. The City does pay for an appraisal and survey if
needed.
 • City-owned properties and tax-acquired properties not under City Manager
 Authority: City staff reviews the proposals and, in consultation with the
 City Manager, makes a recommendation to the appropriate Council
 Committee for its recommendation to the City Council.
 • Tax-acquired properties under City Manager authority: COTAPC reviews
 the proposals and makes a recommendation to the City Manager. The City
 Manager authorized the sale and City staff finalizes the closing of the sale.


Public Auction

Contracting with a pre-qualified Auctioneer or Attorney for the sale of property. Property
is sold to the highest bidder.




99 Capisic Street/Tax-Acquired Property

This tax-acquired property is assessed at $208,160. As previously noted, the City Manager,
upon review by the Finance Director, is authorized to sell tax-acquired properties if the
assessed value is under $400,000. Due to the uniqueness of this property, the City
Manager recommended the Planning and Urban Development Department work with the
Housing Committee to provide direction on sale.
Based on the original City-wide department survey undertaken by COTAPC, the City
Manager received the recommendation to sell the property with conditions of either
obtaining a permit to renovate or demolish within 60 days of purchase, and sell at the
Broker’s opinion of value. It was recommended to check in with the Broker about possibly
dividing the property into two lots, one with the house, and one with just land for further
housing development, and check with zoning/surveyor. Deb Andrews, the Historic
Preservation Manager, indicated in her survey response that the property is not on the
Registry for Historic Places, but is eligible. She further added “I would love to see the City
require that it not be torn down when it puts it up for sale”.

During the February 13, 2019 meeting of the Housing Committee, staff produced a memo
for the Committee titled Public/Private Partnerships to Add Housing Units Utilizing City-
Owned Land recommending waiting for the consultant’s structural evaluation of the
existing house; explore adaptive reuse potential; and develop a Request for Proposal for
renovation and potential additional housing.

The following is from the consultant’s structural evaluation:

 With sufficient resources of money, expertise, time, and effort, (or at
 least three of the four) one could rehabilitate virtually any house. This
 structure faces a critical point in time where further water infiltration
 will irreversibly damage the entire building structure. Currently, this
 building would have to be completely gutted, sanitized, abated,
 strengthened, re-wired, insulated, re-plumbed and restored inside and
 out to rehabilitate it according to currently-adopted residential building
 codes.

Permitting and Inspection’s Zoning Administrator notes:

 The minimum lot size in the R-3 zone is 6,500 square feet; the existing lot
 is 38,159 sf. The minimum required street frontage is 50'; the GIS map
 shows a total of 262.58′ of street frontage. There is also a minimum lot
 width of 65 feet; the lot is 262' wide where the existing building is located.
 The lot appears to be big enough to meet the minimum setbacks. The lot
 could be split into buildable lots as long as it is split so that all these
 requirements are met for both lots. The R-3 zone allows for single family
 homes [14-87(a)]. Under section 14-88 - Conditional Use, subsection
 (a)(2) allows you to add an accessory dwelling unit to a single family
 home. There is certain criteria that need to be met including but not
 limited to the accessory unit needs to have a minimum of 400 square feet
 of floor area,

 There are two other things to be aware of. One thing is that currently, there
 is one curb-cut/driveway. Public Works would have to confirm that a
 second curb-cut/driveway could be added for the new lot. The second
 thing is that where the new lot gets developed, care will need to be taken
 so that any runoff does not drain into the neighbor's property.


The Committee has indicated a desire to sell property through a real estate broker. Staff is
prepared to move forward with that option. If we are to do that, we are looking for
direction from the Committee as to what conditions to place on that sale. Staff
recommends two options:

 • Offering the site with only a preference for preservation of the existing building,
 with any proceeds to go to the Housing Trust to fund affordable housing elsewhere.
 There have been several unsolicited offers already that would allow this option to
 move forward;
 • Offering the site with an equal preference for preservation and affordable housing
 production. This is a difficult option to offer through a broker and might be better
 done through an RFP process.



West School Site/ City-Owned Property


Following the Committee’s last update, staff has learned the former West School parcel
may qualify as a brownfield. A brownfield is a property whose expansion, redevelopment,
or reuse is complicated by the presence of potential presence of a hazardous substance,
pollutant, or contaminant. A Phase I Environment Site Assessment (ESA) is a research
report that provides the history and status of a property and identifies potential
environmental concerns. A Phase II ESA involves an investigation to confirm whether
contamination is actually present at the site. If contamination is found in the samples
collected during the Phase II ESA investigation, cleanup/remediation may be required to
remove the contaminants prior to redevelopment of the site. The Bayside Project included
a Phase I ESA (paid for by the City) and a Phase II ESA (paid for by the Department of
Environmental Protection). Staff has begun the process to request COTAPC to survey City
Departments, District Councilor, At Large Councilors, and the Mayor. There is some
ongoing internal discussion about the best way to position this site for successful
redevelopment. Staff recommends holding off on any sale at this time and will bring
forward a recommendation from the City Manager as soon as possible.


622 Auburn / 165 Lambert Streets

This City-owned property may be disposed by a broker (chosen through the RFP process)
or through the Request for Proposal process. Staff has begun the process to request
COTAPC to survey City Departments, District Councilor, At Large Councilors, and the
Mayor for recommendations.



21 Randall Street

This .32 acre or 13,956 sf parcel of City-owned land in the R-5 zone abuts the Front Street
development project. The R-5 zone allows medium density residential development
characterized by single-family, two-family, and low-intensity multi-family dwelling units.
The minimum lot size for a single-family home is 6,000 square feet while a multiplex
requires 9,000 square feet for development. Every 9,000 square feet allows for 6 units per
building. At 13,956 square feet, 21 Randall would allow for one multiplex building of 6
units of housing. Attached is the Assessor information and GIS map highlighting the
property in red.
This parcel may be disposed by a broker (chosen through the RFP process) or through a
Request for Proposal. The parcel may be sold either without conditions or with conditions
regarding the creation of affordable housing. Staff has begun the process to request
COTAPC to survey City Departments, District Councilor, At Large Councilors, and the
Mayor for their recommendations.


200 Lambert Street/City-Owned Property

After a City-wide survey and because of housing potential, the City Manager recommended
the Planning and Urban Development Department work with the Housing Committee to
provide direction on sale.

There was interest from an abutting property owner to purchase the property and build a
three-bay garage with an in-law apartment on top, noting that the development would share
the same driveway as his house. This property is a leftover piece from when the City built
the Washington Avenue extension to connect to Auburn Street (known as the Auburn
Street Connector). The land is in an R-2 Zone, which requires 10,000 sf for a single family
dwelling. The City-owned lot is 29,275 sf, so it is buildable. COTAPC’s recommendation
to the City Manager was to put this City-owned property on the market as a single-family
lot. Attached is the Assessor information and GIS map highlighting the property in red.

This City-owned property may be disposed by a broker (chosen through the RFP process)
or through the Request for Proposal process. This parcel may be sold either without
conditions or with conditions regarding the creation of affordable housing. Staff
recommends working with a broker directly for a site this small, with direction to the
broker that we are ideally seeking an affordable housing development.



Summary

During the Housing Committee’s meeting on February 13, Jeff Levine provided a memo
describing the above noted parcels along with a recommendation for following steps. 21
Randall Street has been added to the list of public/private partnerships to add housing units
utilizing city-owned land based on direction from the Housing Committee at their last
meeting on May 8. 200 Lambert Street has been added for review based on the recent
recommendation by the City Manager.




Attachments:

Rules for Disposition of City-Owned and Tax-Acquired Property
Division 3 Sale or Disposal of Real or Personal Property, Section 2-313
Public/Private Partnerships to Add Housing Units Utilizing City-Owned Land (2-8-19)
Resurgence Engineering and preservation, inc. letter to Deborah Andrews (2-11-19
21 Randall Street Assessment
21 Randall Street GIS map
200 Lambert Street Assessment
200 Lambert Street GIS map
 Draft 2019 Housing Committee Work Plan
 as of October 3, 2019



October 9, 2019
 1. Presentation of 2019 Biennial Housing Report
 2. Communication Item: Update on 93 Douglass Street (site of former West School) – City Manager Jon Jennings will
 provide an update for the Committee.
 3. Communication Item: Update on Disposition of Tax Acquired and City-Owned Property
 4. 2019 Work Plan Discussion

November 13, 2019
 1. Review of 2019 Annual Committee Report
 2. 2019 and 2020 Work Plan Discussion (new and/or updated recommendations to forward to the 2020 Housing
 Committee)

December 11, 2019


 COMPLETED WORK
January 9, 2019
 1. 2019 Work Plan Discussion and Preparation for Council Goals and Objectives Setting Session
February 13, 2019
 1. Review, Discussion and Recommendation to the City Council of Proposed Portland Development Corp. By-Law
 Modification and Program Guideline Amendments to allow the use of Brownfields Funds for Residential Projects.
 2. Housing Committee Accomplishments 2016-2018
 3. Update on Rental Housing Advisory Committee
 4. Review and discussion of opportunities to engage the city in a public/private partnership to add housing units to
 the City’s housing inventory utilizing city-owned property. (Auburn St., 99 Capisic St., West School Site.) Possible
 Executive Session
 5. 2019 Work Plan Discussion – a. Housing Committee Goals for 2019; b. March meeting date
March 7, 2019 (Joint Meeting with Finance Committee)
 1. Housing Trust Fund Discussion
March 27, 2019
 1. (Action Item) Housing Program Budget - Review and Recommendation to the City Council
 2. (Action Item) Rental Housing Advisory Committee Update and Proposed Ordinance Amendments
 3. 2019 Work Plan Discussion
April 10, 2019
 1. Housing Policy Discussion – Non-Renewal of Leases and Notification Requirements, Voucher/Rental Subsidy
 Discrimination, Rental Application Fee Abuse
 2. (Action Item) Affordable Housing Development Application - Review and Approval to Issue by the Committee
 3. (Action Item) Review and Recommendation to the City Council of the 2019 Housing Trust Fund Annual Plan
 4. Community Development Week – April 22-26/Fair Housing Month
 5. 2019 Work Plan Discussion
May 8, 2019
 1. Report from the Permitting and Inspections Department on the implementation and outcome of initiatives
 concerning the permitting and review process, time frames, etc.
 2. Report from Planning & Urban Development regarding Residential Housing from 2016-2019.
 3. Verbal update from Corporation Counsel’s Office and staff regarding possible revisions to City Code Chapter 14,
 Division 23 Nonconforming Use and Nonconforming Buildings, Section 14-391 Nonconformity as to number of
 dwelling units.
 4. Review of Affordable Housing TIF Applications
 1
 5. 2019 Work Plan Discussion
May 21, 2019 (Joint Meeting with Economic Development Committee)
 1. (Action Item) Review and Approval of Affordable Housing TIF Applications
 2. Presentation from Health and Human Services Acting Director on possible public-private partnerships to support
 affordable housing projects on City-owned properties.
 3. Presentation of Disposition of Tax Acquired and City-owned Property
June 12, 2019
 1. Review of 2019 Short Term Rental Registration Program (Possible Executive Session)
 2. Communication Item FY20 HUD Annual Allocation Plan
 3. Review of Affordable Housing Development Funding Requests
July 10, 2019
 1. (Action Item) Review and Approval of Funding Requests Received from the Affordable Housing Development
 Application
 2. 2019 Work Plan Discussion
 3. Verbal update on miscellaneous items
August 14, 2019 cancelled
September 11, 2019
 1. Review of Affordable Housing Development Funding Request for 18 Luther Street
 2. Welcome and Organizational Meeting for the Rental Housing Advisory Committee
 a. Introduction of newly appointed members of the Rental Housing Advisory Committee
 b. Quick overview of the language establishing the Committee and respond to questions
 c. Facilitate the Rental Housing Advisory Committee in establishing a meeting schedule
 3. Metro Regional Coalition Housing Resolution
 4. Presentation, Overview and Integrated Report from Permitting and Inspections and Fire Department re: Short-term
 and Long-term Rental Housing Safety & Inspection Program - Implementation and Financial Report (Public
 Comment)
 5. Communication Item: FY19 HUD Consolidated Annual Performance Report
 6. Communication Item: Bayside Village Briefing
 7. 2019 Work Plan Discussion




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