Housing Committee — Portland, ME
Date: 2020-06-10
Time: 17:30

HOUSING COMMITTEE

DATE: Wednesday, June 10, 2020
TIME: 5:30 PM
LOCATION:
ZOOM MEETING INSTRUCTIONS:

The Housing Committee will hold a remote meeting on Wednesday, June 10, 2020 at 5:30 pm. This meeting
will take place remotely using Zoom.

Virtual meetings are allowed using emergency legislation approved by LD 2167; 1 M.R.S. §403­A, that
authorizes cities and towns to conduct meetings online.

Allow your computer to install the free Zoom app to get the best meeting experience. If you are not able to
attend live, a recording will be uploaded to portlandmaine.gov/livestream the next day.

Please click the link below to join the webinar:
https://us02web.zoom.us/j/82071541155

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

To join via Telephone dial: US: +1 301 715 8592 or +1 312 626 6799 or +1 646 558 8656 or +1 253 215 8782 or
+1 346 248 7799 or +1 669 900 9128

iPhone one­tap for mobile: US: +13017158592,,82071541155# or +13126266799,,82071541155#

Webinar ID: 820 7154 1155




 AGENDA

1. Review and accept Minutes of previous meeting held on 5­13­20
 5­13­20 Minutes

 a. Draft Minutes of Meeting Held on May 13, 2020




 389 Congress Street / www.portland.gov / tel, 207­874­8720 / tty, 207­874­8936 / fax, 207­756­8258
 Review and Recommendation to the City Council of Funding Requests
 Received from the Affordable Housing Development Applications­ 200
2.
 Valley Street (Aesta), 337 Cumberland Avenue (PHA), Washington
 Gardens (PHA)
 This is an actionable item and public comment will be taken.

 a. Memo Re: Affordable Housing Development Funding Requests

 Discussion and Housing Committee Direction Related to an Affordable
3. Housing Tax Increment Financing Request for a Proposed Housing
 Development at 45 Brown Street
 AHTIF

 a. 45 Brown Street Affordable Housing TIF Request

4. Communication Item: FY21 HUD Annual Allocation Plan
 FY21 HUD Annual Allocation Plan

 a. Communication Memo

5. 2020 Work Plan Discussion
 2020 Work Plan Discussion

 a. 2020 Draft Housing Committee Work Plan with Memo regarding Housing
 Forum



Next Meeting Date:
July 8, 2020




City of Portland Commissions are not required to take public comment under FOAA and our Ordinance is
 silent regarding the duties of the Commission. The Commission has the discretion to not allow or allow
public comment during its meetings, including the authority to limit the duration of comments. Since the
 Commission makes recommendations to the City Council, public comment is available at that level.

HOUSING COMMITTEE

DATE: Wednesday, June 10, 2020
TIME: 5:30 PM
LOCATION:
ZOOM MEETING INSTRUCTIONS:

The Housing Committee will hold a remote meeting on Wednesday, June 10, 2020 at 5:30 pm. This meeting
will take place remotely using Zoom.

Virtual meetings are allowed using emergency legislation approved by LD 2167; 1 M.R.S. §403­A, that
authorizes cities and towns to conduct meetings online.

Allow your computer to install the free Zoom app to get the best meeting experience. If you are not able to
attend live, a recording will be uploaded to portlandmaine.gov/livestream the next day.

Please click the link below to join the webinar:
https://us02web.zoom.us/j/82071541155

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

To join via Telephone dial: US: +1 301 715 8592 or +1 312 626 6799 or +1 646 558 8656 or +1 253 215 8782 or
+1 346 248 7799 or +1 669 900 9128

iPhone one­tap for mobile: US: +13017158592,,82071541155# or +13126266799,,82071541155#

Webinar ID: 820 7154 1155




 AGENDA

1. Review and accept Minutes of previous meeting held on 5­13­20
 5­13­20 Minutes

 a. Draft Minutes of Meeting Held on May 13, 2020




 389 Congress Street / www.portland.gov / tel, 207­874­8720 / tty, 207­874­8936 / fax, 207­756­8258
 Review and Recommendation to the City Council of Funding Requests
 Received from the Affordable Housing Development Applications­ 200
2.
 Valley Street (Aesta), 337 Cumberland Avenue (PHA), Washington
 Gardens (PHA)
 This is an actionable item and public comment will be taken.

 a. Memo Re: Affordable Housing Development Funding Requests

 Discussion and Housing Committee Direction Related to an Affordable
3. Housing Tax Increment Financing Request for a Proposed Housing
 Development at 45 Brown Street
 AHTIF

 a. 45 Brown Street Affordable Housing TIF Request

4. Communication Item: FY21 HUD Annual Allocation Plan
 FY21 HUD Annual Allocation Plan

 a. Communication Memo

5. 2020 Work Plan Discussion
 2020 Work Plan Discussion

 a. 2020 Draft Housing Committee Work Plan with Memo regarding Housing
 Forum



Next Meeting Date:
July 8, 2020




City of Portland Commissions are not required to take public comment under FOAA and our Ordinance is
 silent regarding the duties of the Commission. The Commission has the discretion to not allow or allow
public comment during its meetings, including the authority to limit the duration of comments. Since the
 Commission makes recommendations to the City Council, public comment is available at that level.
 Housing Committee
 Minutes of May 13, 2020 Meeting


 A meeting of the Portland City Council’s Housing Committee (HC) was held on Wednesday, May
13, 2020 at 5:30 P.M. via ZOOM. Councilors present at the meeting included Committee members
Councilor Pious Ali, Councilor Kim Cook, and Councilor Jill Duson, Chair of the Committee. City staff
present included Mary Davis Division Director Housing and Community Development, Greg Mitchell
Division Director Economic Development, Michael Goldman Associate Corporation Counsel and
Victoria Volent Housing Program Manager,


Item 1: Review and accept Minutes of previous meetings held on April 22, 2020
On motion made by Councilor Duson, seconded by Councilor Ali, the Committee voted 3-0 to accept the
minutes from April 22, 2020.


Item 2: EXECUTIVE SESSION re: Possible disposition of City-owned real estate at 431 Commercial
Street; and possible disposition of City-owned real estate in Falmouth

The Committee may go into executive session to discuss the City’s legal rights pursuant to 5 M.R.S.A.
13119A, 1 M.R.S.A. § 405 (6) ( C) and ( E)


On motion made by Councilor Ali, seconded by Councilor Cook, Councilor Duson noted the Housing
Committee would vote to go into executive session after Committee discussion and public comment.

Councilor Duson opened the meeting to public comment.

George Rheault: 28 Hanover Street: Noted it is really unclear why the committee needs to go into
executive session. Is the posture the City has received viable offers to discuss a negotiating stance on
price? From a process point of view, this should be an RFP. You should not be doing a single deal with
a single party just because that party has reached out to you and made an offer.

Seeing no further comments. The public comment period was closed.

Councilor Cook indicated she was not sure why the Housing Committee was entering into executive
session but she trusts Corporation Counsels Office’s determination. Material regarding the executive
session was not sent to Committee members. No decisions and no deliberation will occur during executive
session.

 1
Mary Davis resent the Zoom information for the executive session with the original attachment.
Councilor Duson called for a roll vote to enter into executive session. Based on an unanimous vote, the
Housing Committee entered into executive session to discuss the City’s legal rights pursuant to 5 M.R.S.A.
13119A, and 1 M.R.S.A. § 405 (6) (C) and (E) to discuss possible disposition positions.

The Housing Committee entered into executive session.
The Housing Committee exited from executive session.
Councilor Cook moved that the memo prepared and sent to the Housing Committee as confidential be
placed in the Committee record and be made public except for the section on negations with the town of
Falmouth. Councilor Ali seconded the motion. The Committee voted 3-0 to accept the motion.

Councilor Duson provided direction to staff to add 431 Commercial Street (Angelo’s Acre) to the Work
Plan and to make materials available to the public for this discussion. Councilor Cook made the motion
to take up Angelo’s Acre (431 Commercial Street) during the next Housing Committee meeting on June
10 for public comment and action. Councilor Ali seconded the motion. Councilor Cook amended the
motion to include adding the property owned by the City in Falmouth to the June 10 agenda. Councilor
Ali seconded the friendly amendment. The Committee voted 3-0 to accept the amended motion.

Item 3: Review and Recommendation to City Council regarding the Rental Housing Advisory
Committee Policy Recommendation. This is an actionable item and public comment will be taken.


Councilor Duson invited members of the Rental Housing Advisory Committee (RHAC) to provide a
summary.

Katherine McGovern of the RHAC provided the majority position. The courts are expected to open on June
1, when they do, there is an expectation that there will be a tsunami of evictions. The housing crisis will
deepen and the need for a limit or ban on application fees will be all the more important. Application fees is
an area the City is allowed to take action. The RHAC requests that this issued be brought before the council
for a full consideration.

Regan Sweeney of the RHAC noted some RHAC members felt a ban on application fees is unnecessary but
he does not need to provide a full opposition position. He is here to take questions.

Councilor Duson opened the meeting to public comment.

Dee Clarke: Portland resident. Noted she is a low-income renter, advocate for Homeless Voices for Justice
and founder of Survivor Speak USA. Portland has been less and less friendly to lower income renters. Little
action has been taken to keep Portland home to low-income renters. No cause evictions cause homelessness.
Landlords being able to deny housing vouchers is another roadblock. Supports the RHAC recommendation.

 2
Rental fees makes it more difficult to apply for multiple housing opportunities. Low-income renters cannot
get past the threshold to fill out rental applications due to fees. Removing these fees supports low-income
renters.

George Rheault: Hanover Street- Strongly urges the Housing Committee to pass this on to the full Council.
This policy is necessary. Portland is a small city, and it’s getting squeezed in two directions. Portland rents
are being driven up by people from out of state who find Portland as a bargain. Trying to deal with bad
apples - the predatory landlords. Housing staff should gather data for the full Council to evaluate.

Frank D’Alessandro- Litigation and Policy Director for Maine Equal Justice. Supports the recommendation
to ban application fees for rental units in the City of Portland. Not all landlords charge application fees. Not
aware of any studies of the impact application fees have on the landlord’s bottom line. Not aware of any
studies that landlords who charge application fees do better financially than landlords who do not charge
fees. Application fees decrease the availability of affordable housing for the City’s most vulnerable tenants.
It is the experience of Maine Equal Justice that rental application fees exasperates finding housing for low-
income tenants. This will help ease the burden of Portland’s homeless service system. Adopting the
recommend ban on rental application fees will make it easier to find housing for households and individuals
that are homeless or in danger of becoming homelessness, and this is a first step towards easing the burden
on the City’s homeless shelters.

Heather Zimmerman. Advocacy Director at Preble Street. Urging the Housing Committee to adopt the
RHAC recommendation to ban application fees for rental units. This is an important step the City Council
can take to address the affordable housing crisis. Application fees are acting as a barrier for low-income
households to apply for housing. The recommendation will help address that barrier and address homeless
in the City. The recommendation would add uniformity to the rental application fee process within the City.
Many landlords require application fees before anyone can even be consider as a possible tenant for an open
unit. The costs of multiple application fees can act as a significant barrier to low-income households seeking
housing. Caseworkers at Preble Street often see people apply to ten or more units, which can add up to $300.
There is no financial support to assist households with this cost and these fees do not guarantee serious
consideration as a potential tenant. Households use these funds in place of purchasing food. Application
fees are a risky prospect for low-income households already on strained budgets. Fees can prevent
households and individuals from finding a unit, which leaves them homeless. Appreciates the Housing
Committee’s consideration of this proposal and encourages their support toward putting this before the full
council

Seeing no further comments, the public hearing was closed.

Councilor Cook indicted she is not interested in forwarding this item to Council at this time for consideration,
as this topic will be in front of the State legislation next year.

 3
Motion by Councilor Cook to forward the recommendation to the City Council as a communication item
without a recommendation for adoption.

Councilor Ali noted he would like to forward the recommendation to the City Council to vote on the item.
He further acknowledged the State is expected take up this item in the future; however, there is no guarantee
when that will occur- it could be many months from now.

Councilor Duson stated she would like to see this forwarded to the full Council with a recommendation for
adoption of the ban. However, she would feel more comfortable with capping the fee and tying it to a
reasonable cost. But there does not appear to be a strong response to develop a new proposal in the middle
and with the COVID-19 priorities, she is less inclined to insist on the development of an alternative plan.

Councilor Duson made a motion to forward the recommendation from the RHAC to the City Council with a
recommendation for approval. Councilor Ali seconded the motion. Mary Davis took a roll call vote on the
motion and it passed (2-0).


Item 4: Review of CDBG-CV and ESG-CV Supplemental Funding Recommendations


Mary Davis introduced this item. As a result of the federal Coronavirus Aid, Relief, and Economic
Security Act (CARES Act, Public Law 116-136), the City of Portland received supplemental CDBG
funding (known as CDBG-CV) in the amount of $1,137,154 and Emergency Solutions Grant funding
(known as ESG-CV) in the amount of $573,734. These funds must be used to mitigate the impacts of
COVID-19. The CARES Act also provided several temporary waivers and regulatory alternatives to assist
communities with expediting the use of the funds to prevent, prepare for and respond to coronavirus. The
City is required by the CARES Act to ensure that funding is not be used to pay costs if another source of
financial assistance is available to pay that cost.

The focus of the ESC-EV funding will be Emergency Shelter (including shelter operations and essential
services) and Street Outreach (including case management, transportation and urgent physical needs). Up
to 10% of the grant will be used for administrative costs including the management and oversight of the
program along with costs associated with the use of the HUD required data management system. The
recommendation for CDBG-CV includes direct funding for several programs (Summer Camps through
Parks & Rec; BAP and microenterprise program through Eco Dev; Amistad Peer Outreach Program). The
Homeless Prevention and Food Assistance programs would be available to Portland social service
agencies through a streamlined CDBG application process.
This item will appear on the City Council’s May 18 agenda for public discussion.

Committee members asked clarifying questions to staff.

 4
Council Duson asked the Committee if they wished to make a formal recommendation on the amount f the
rental assistance.

Councilor Cook- comfortable with recommendation of $750 or $500. Was leaning towards $500 per month.
Wants to help more people but is comfortable with the $750 recommendation. Should people be encourage
to apply to state first then city?

Councilor Ali- recommends moving this item to the full Council for a vote.

Councilor Duson- is comfortable deferring the amount of the monthly rental assistance to the Council.


Item 5: Review of Funding Requests Received from the Affordable Housing Development Application:
Avesta (200 Valley Street); PHA (337 Cumberland Avenue and Washington Gardens)


Mary Davis combined agenda item 5 and 6 in her introduction. These funding requests will be brought back
to the Housing Committee after a full staff review. Staff will bring any comments from the Housing
Committee, regarding the AHTIF requests, to the May 19 meeting of the Economic Development Committee.

Three Affordable Housing Development Financing requests were received; 200 Valley Street, 337
Cumberland Avenue and 577 Washington Avenue (Washington Gardens).

The 2020 Affordable Housing Development Application made available a total of $976,576 from the 2020-
2021 HOME fund ($497,545) and Housing Trust Fund ($479,031) for affordable housing development.
With amendments made for new and returned sources of funds into the Housing Trust Fund during the
months of February and March, including the return of $425,000 awarded to the Portland Housing
Authority’s 47 Boyd Street project, funding available for affordable housing development is now
$1,564,744 (an increase of $588,168). The three proposals requested a total of $1,495,000 in funding.

The City of Portland’s Division of Housing and Community Development recently received four
Affordable Housing Tax Increment Financing Request (AHTIF). The Housing Committee will provide a
recommendation to the Economic Development Committee regarding these requests to establish
Affordable Housing TIF districts and provide financial assistance through Credit Enhancement
Agreements. The Economic Development Committee will hold a meeting on May 19th to review and take
action on these requests. The proposed Affordable Housing Tax Increment Financing Districts are located
at 83 Middle Street, 200 Valley Street, 337 Cumberland Avenue, and 577 Washington Avenue
(Washington Gardens).


Councilor Duson asked the Housing Committee preference to either make a recommendation to Economic
Development Committee (EDC) or hold a joint meeting with EDC regarding the AHTIF requests.

 5
Councilor Duson opened the meeting to public comment on the recommendation regarding the AHTIF
requests.

George Rheault- Hanover Street. Washing Gardens is an example of a broken housing policy. That site
should be redeveloped with new buildings that are taller than two stories. In regards to 337 Cumberland
Street, the public knows virtually nothing about this project. Would like to know what Councilor Ali’s role
is with Youth and Family Outreach. Renderings have not been provided. It is not right for any City decision
or City subsidy to be made with virtually no information provided to citizens.

Seeing no further comments, the public hearing was closed.

Councilor Ali disclosed he was formerly involved in a capital campaign for the Youth and Family Outreach.
He is no longer involved with the campaign program.

Councilor Duson asked if Committee members wish to send any recommendations or guidance to the
Economic Development Committee. Seeing no requests for comment from the Committee, Councilor Duson
closed these items.


Item 6: Review and possible Recommendation to Economic Development Committee and/or City
Council re: AHTIF request from CHOM (83 Middle Street), Avesta (200 Valley Street); PHA (337
Cumberland Avenue and 577 Washington Avenue aka Washington Gardens). This is an actionable
item and public comment will be taken.


Item 7: Review and Recommendation to the City Council re: Disposition of City-owned property at
157 Brackett Street and 176 Clark Street. This is an actionable item and public comment will be taken.


Mary Davis introduced this item. During the Housing Committee meeting on February 12, 2020, the
Housing Committee requested staff to contact the Portland School Department in regards to the proposed
disposition of city-owned property at 157 Brackett Street and 176 Clark Street. On February 14, staff
contacted Portland School Department Facilities Director Doug Sherwood requesting an updated response
in regards to the last Department Wide Survey conducted by the City-owned and Tax Acquired Property
Committee (COTAPC).

According to Doug Sherwood, “The information in the attached 2015 memo is consistent with the situation
as it is today. Reiche School needs the 36 spaces at a minimum. The Community Center and pool patrons
also use the spaces along with neighbors needing to get their cars off the road during snow bans. Parking
is crucial in the West End if not all of Portland, but very few parking lots meet so many different demands
to include local businesses during non-school hours.”
 6
The City-owned and Tax Acquired Property Committee recommended that the parking concerns be
addressed and that the disposition process include a condition that any redevelopment of the site must
accommodate adequate parking.
Councilor Duson opened the meeting to public comment.

George Rheault – Hanover Street. The Planning Department could be rethinking what to do with these lots
and put idea on paper that might be feasible. An underground parking garage could be placed here. Piece
meal infill will need large per unit subsidies to work. Does not think parking concerns and housing could
happen.

Seeing no further comments, Councilor Duson closed the public comment period

Councilor Cook- Clarified she brought this to the forefront, there is not a specific project in mind. Would
like to modify the recommendation to remove the staff recommendation regarding satisfying parking
conditions. If school department needs the lots for parking, then they could add that in the RFP. Cannot
support subsidizing parking cars on city lots. Would like to see a mixed-use building with retail or
community space on first floor.

Councilor Ali- recommends moving this to full council for further discussion.

Councilor Cook made a motion to forward the recommendation to the Council for approval without
conditions for parking; Councilor Ali seconded the motion. Mary Davis then took a roll call vote on the
motion and it passed (3-0).


Item 8: 2020 Work Plan Discussion Session

Two new items for June discussed during meeting.

Councilor Duson asked if the Committee would like to move forward with a Housing Forum and asked
staff to add this for discussion in June. Asked HC members to submit ideas about how a housing forum
could be structured.

Motion to adjourn by Councilor Ali, seconded by Councilor Cook, (approved 3-0), the meeting adjourned at
8:42 P.M.

 Respectively submitted

 Victoria Volent
 7
 1




 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

DATE: June 5, 2020

SUBJECT: 2020 Affordable Housing Development Funding Requests Scoring and Recommendation

________________________________________________________________________________



Introduction
The three Affordable Housing Development Applications each hold merit for Portland and the
targeted residents’ community. The proposals were reviewed by staff according to the selection
criteria stated in the 2020 Affordable Housing Development Application (Section IV, page 12 -
14, a copy of which is attached). Staff scored the applications with the caveat that final scoring
is pending underwriting information. Staff will re-evaluate the scoring after review of the
underwriting reports.
Preliminary recommendations include scoring and determining factors such as other funding sources,
developer funding encumbrance, and unique circumstances.
Total Housing Development funding available for affordable housing development is $1,571,245.
The three proposals requested $1,495,000 in funding.
 2




Scoring


 Washington
 Selection Criteria/Maximum Value 200 Valley 337 Cumberland Gardens

 Proposed Use of Funds
 (Assigned weight: 26) 26 24 24

 Impact on Surrounding
 Neighborhood 24 22 22
 (Assigned weight: 24)
 Financial Feasibility TBD TBD TBD
 (Assigned weight: 20)
 Applicant's Ability to Complete
 Project 30 30 30
 (Assigned weight: 30)
 TOTALS 80 76 76



Staff Analysis
Staff was impressed with the quality of all three applications, agreeing that each application had
strengths and weaknesses across the scoring categories. All three proposals are quality projects
that are in line with the City’s goals for housing.
It should be noted that any recommendation for Affordable Housing Development funding from
the Housing Committee to the Council is not the same as approval of any new development
project. After carefully weighing the potential benefits and impacts on the City and surrounding
neighborhood the Planning Board will ultimately determine if a project meets the City’s site
plan ordinance. Any funding awarded will be contingent on the project’s final approval by the
Planning Board.


200 Valley Street

As you may recall from the May 13 meeting of the Housing Committee, Avesta Housing
Development Corporation (AHDC) is proposing to construct 60 apartment units on a site they own
located at 200 Valley Street. Forty-eight (48) units will have income restrictions.

AHDC has requested two forms of financial assistance.

(1) Affordable Housing Development (AHD) fund request: $595,000, 0% interest rate loan, deferred
for 30 years.

City AHD request of $595,000/unit = $9,916.66
City AHD request of $595,000/affordable unit = $12,395.83
 3




(2) Tax Increment Financing request: At a meeting on May 27th, the Economic Development
Committee voted to support this request and forward a recommendation for approval to the City
Council. If approved by the City Council, the Affordable Housing TIF financing will be provided
through a Credit Enhancement Agreement at 75% of the increased taxable value, currently estimated
at a 30-year annual average of $136,409 with an estimated total of $4,092,269 in captured revenue
returned to the developer to off-set project operating costs.

AHDC plans to apply for $206,921 in City of Portland and Maine Medical Center’s Healthy
Neighborhoods Funding. If successful, these funds could be used in lieu of an equal amount of
HOME/HTF subsidy. The development will include:


 200 Valley Street
 Studio (11) at or below 50% area median income 7
 at or below 60% area median income 4
 One-bedroom (25) at or below 50% area median income 10
 at or below 60% area median income 3
 Market Rate 12
 Two-bedroom (14) at or below 50% area median income 11
 at or below 60% area median income 3
 Three-bedroom (10) at or below 50% area median income 8
 at or below 60% area median income 2
 Total Units at or below 50% area median income 36
 Total Units at or below 60% area median income 12
 Total Units Market Rate 12
 Total Units 60

According to the developer’s application:

Valley Street Apartments will create 60 homes in the St. John/Valley Street Neighborhood of
Portland. Of the 60 units, 48 will have income restrictions: 36 will be reserved for households at or
below 50% AMI and 12 will be reserved for households at or below 60% AMI. The remaining 12
apartments will be unrestricted market rate.

This project is seeking a 9% Low Income Housing Tax Credit and tax-exempt debt of $945,149 with
Maine Housing contingent upon a reduction in operating costs through a tax increment financing
program that provides for a minimum of 75% of the projects annual property tax revenue to be
returned to the developer.

337 Cumberland Avenue

As noted during the May 13 meeting of the Housing Committee, Portland Housing Development
Corporation (PHDC) is proposing to construct 60 rental units on a site located at 337 Cumberland
Avenue.
 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 4




PHDC has requested two forms of financial assistance.

(1) Affordable Housing Development (AHD) request: $500,000, 0% interest rate loan, deferred for
30 years.

City AHD request of $500,000/unit = $8,333.33
City AHD request of $500,000/affordable unit = $10,416.66

(2) Tax Increment Financing request: At a meeting on May 27th, the Economic Development
Committee voted to support this request and forward a recommendation for approval to the City
Council. If approved by the City Council, the Affordable Housing TIF financing will be provided
through a Credit Enhancement Agreement at 75% of the increased taxable value, currently estimated
at a 30 year annual average of $109,900, with an estimated total of $3,296,995 in captured revenue
returned to the developer to off-set project operating costs.

Portland Housing Development Corporation is proposing the redevelopment of 337 Cumberland
Avenue by providing a newly constructed six-story structure containing 60 mixed-income units in a
mixed-use building. The site is currently owned by Youth and Family Outreach (YFO), who will
lease it for 90 years to 337 Cumberland Avenue, LP who will be the development owner. The site
consists of an existing building containing a restaurant and a chapel that provides space for YFO to
offer early childhood education and other supportive services for 58 children. The chapel will be
updated and the building will be demolished. The first floor of the new building will provide
expansion space for YFP that will allow for an increase in childcare spots from 58 to 107, floors two
through five will be residential housing. 337 Cumberland would attempt to secure Project Based
Housing Choice Vouchers from PHA for some of the 50% AMI units.


 337 Cumberland Street
 Studio (19) at or below 50% area median income 10
 at or below 60% area median income 4
 Market Rate 6
 One bedroom (16) at or below 50% area median income 7
 at or below 60% area median income 3
 Market Rate 5
 Two bedroom (15) at or below 50% area median income 11
 at or below 60% area median income 3
 Market Rate 1
 Three bedroom (10) at or below 50% area median income 8
 at or below 60% area median income 2
 Total Units at or below 50% area median income 36
 Total Units at or below 60% area median income 12
 Total Units Market Rate 12
 Total Units 60

 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 5




As stated in the developer’s application:

The 337 Cumberland Ave development is an opportunity for the City to create 60 new, long‐term
affordable apartments and increase childcare spots from 58 to 107 in a highly‐walkable
neighborhood in an energy‐efficient, resilient, and beautiful building.

Youth and Family Outreach and Portland Housing Development Corporation acknowledge the
importance of residing in an affordable, stable home, particularly for our most vulnerable families.
In alignment with the sponsors’ missions to ensure children have stability and a good foundation,
10% of the homes (6 units) will be set‐aside for families residing in a Portland shelter.

Additional building amenities include a laundry room, easily accessible storage for bicycles,
strollers, and items that support human‐powered mobility, onsite handicap parking, a community
room, free wireless internet throughout the building, and access of YFO’s playground spaces.

This project is seeking a 9% Low Income Housing Tax Credit and tax-exempt debt of $980,000 with
Maine Housing contingent upon a reduction in operating costs through a tax increment financing
program that provides for a minimum of 75% of the projects annual property tax revenue to be returned
to the developer.

577 Washington Avenue (Washington Gardens)

Portland Housing Development Corporation (PHDC) is proposing to rehabilitate 100 units of public
housing serving seniors and person with disabilities at 577 Washington Avenue (Washington Gardens)
to a project-based voucher funding platform. PHDC is requesting financial assistance from the City
in the form of an Affordable Housing TIF (AHTIF) to assist with the project. If approved, the AHTIF
financing will be provided through a Credit Enhancement Agreement at 75% of the increased taxable
value, currently estimated at an average $190,500 annually over 30 years.

The developer has requested three forms of financial assistance.

(1) Affordable Housing Development request: $400,000, 0% interest rate loan, deferred for 30 years.

City Affordable Housing Development request of $400,000/unit = $4,000
City Affordable Housing Development request of $400,000/affordable unit = $4,000

(2) CDBG Funds received: $184,150, 0% interest rate loan, deferred for 30 years.

Total CDBG Funds Investment of $184,150/unit = $1,841.50
Total CDBG Funds Investment of $184,150/affordable unit = 1,841.50

The developer secured a 9% Low Income Housing Tax Credit and tax-exempt debt subsidy for
$450,000 from MaineHousing in December 2019.


 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 6




(3) Tax Increment Financing request: At a meeting on May 27th, the Economic Development
Committee voted to support this request and forward a recommendation for approval to the City
Council. If approved by the City Council, the Affordable Housing TIF financing will be provided
through a Credit Enhancement Agreement at 75% of the increased taxable value, currently estimated
at a 30 year annual average of $190,500, with an estimated total of $5,714,987 in captured revenue
returned to the developer to off-set project operating costs.

Washington Gardens contains 100 rental units within 15 two-story residential buildings. There are
currently 60 studios, 36 one-bedroom units, and 4 two-bedroom units. No change in unit mix is
proposed for rehabilitation and Washington Gardens will remain a rental property. Sixty (60) units
will be affordable to households earning up to 50% of the area median income, the remaining forty
(40) units will be affordable to households earning up to 60% of the area median income. The project
has applied for 100 project-based vouchers. Vouchers will guarantee that households will pay no more
than 30% of their income towards housing costs.


 Washington Gardens
 Studio (60) at or below 50% area median income 37
 at or below 60% area median income 23
 One bedroom (36) at or below 50% area median income 22
 at or below 60% area median income 14
 Two bedroom (4) at or below 50% area median income 1
 at or below 60% area median income 3
 Total Units at or below 50% area median income 60
 Total Units at or below 60% area median income 40
 Total Units 100

As stated in the developer’s application:

The TIF district and rehabilitation of Washington Gardens will help alleviate housing demand and
preserve affordability:

•100 units of affordable housing for seniors and persons with disabilities will be preserved.
•All Washington Gardens units will remain affordable for low-income families for at least 45 years,
as required by MaineHousing for an award of Low Income Housing Tax Credits, and potentially up
to 90 years, as required by the City of Portland.
•100 Project Based Vouchers will guarantee that all households continue to pay no more than 30% of
their income towards housing costs.
•17 units (17% of units) will be reconfigured to be fully accessible. Proposed site work to sidewalks,
ramps and parking lots will improve accessible routes throughout the property.
•The property will be in like-new condition following rehabilitation: all units will enjoy new finishes
and fixtures; envelope and structural systems will be upgraded; plumbing and ventilation issues will
be resolved; accessible units and accessible routes will improve livability and visit ability for persons
with disabilities; and landscaping will improve property aesthetics and marketability.

 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 7




•Washington Gardens is next to a METRO route (9A and 9B), thereby promoting smart growth and
transit oriented development.

After nearly fifty years without a significant renovation, the property is in fair-to-poor condition and
most major systems are nearing the end of their useful life. The proposed scope of work will include
but is not limited to upgrading building envelopes and insulation, upgrading mechanical systems,
adding new accessible units, improving site work and ramps, renovating unit interiors and finishes,
installing new energy- and water-efficient fixtures and appliances, and installing rooftop solar
photovoltaic panels.

Staff Recommendations:
Staff present the following funding recommendations for consider by the Housing Committee.
200 Valley Street: Total funding up to $595,000; HOME funds: $97,545 and up to $497,455 in
Housing Trust Funds; proposed loan terms of 0% interest rate, deferred for 30 years (final loan terms
will be determined based on the results of the city’s financial underwriting). Staff further recommends
if AHDC receives Healthy Neighborhoods Funding then the Housing Trust funds should be reduced
in an amount equal to the Housing Trust fund subsidy.

337 Cumberland Avenue: Housing Trust Funds $500,000; proposed loan terms of 0% interest rate,
deferred for 30 years (final loan terms will be determined based on the results of the city’s financial
underwriting).

577 Washington Avenue: HOME funds: $400,000; proposed loan terms of 0% interest rate, deferred
for 30 years (final loan terms will be determined based on the results of the city’s financial
underwriting).

Attachment:
Affordable Housing Development Funding Request Balance Sheet
Application Scoring Criteria




 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 8


 Affordable Housing Development Funding Requests
Project Address 83 Middle Street 200 Valley Street 337 Cumberland Washington Gardens
Project Description Construction of 50 units Construction of 60 units Construction of 60 units Rehabilitation of 100
 of affordable housing of mixed income of mixed-income rental rental unit property and
 housing housing and increased relocation of senior and
 childcare spots from 58 disabled population
 to 107 during renovation.




Developer
 CHOM Avesta YFO & PHA PHA
Affordable Housing Development Funding Requests $0 $595,000 $500,000 $400,000
HOME (approved) $193,266 n/a n/a n/a
Housing Trust Fund (approved) $136,734 n/a n/a n/a
CDBG (approved) $200,000 n/a n/a $184,150
Healthy Neighborhood RFP n/a tentative $206,921 n/a n/a
TIF Request $2,062,185 $4,092,269 $3,296,995 $5,714,987
Land Lease Yes n/a n/a n/a
 9




 2020 AFFORDABLE HOUSING DEVELOPMENT FUNDING REQUESTS BALANCE SHEET

Funds Available

HOME Funds Available $ 497,545
Housing Trust Funds Available ($1,573,700 - $500,000 = $932,438) $ 1,073,700
 $ 1,571,245
Funding Requests

200 Valley Street (Avesta) $ 595,000
337 Cumberland Avenue (PHA & YFO) $ 500,000
577 Washington Avenue: Washington Gardens (PHA) $ 400,000
 $ 1,495,000

Funds Available - Funding Requests = $ 76,245

HOME Funds Available $ 497,545
Staff Funding Recommendations
200 Valley Street (Avesta) $ 97,545
337 Cumberland Avenue (PHA & YFO) $ -
577 Washington Avenue: Washington Gardens (PHA) $ 400,000

HOME Funds Available - HOME Funding Recommendations = $ -

Housing Trust Funds Available $ 1,073,700
Staff Funding Recommendations
200 Valley Street (Avesta) $ 497,455
337 Cumberland Avenue (PHA & YFO) $ 500,000
577 Washington Avenue: Washington Gardens (PHA) $ -

Housing Trust Funds Available - HOME Funding Recommendations = $ 76,245
 10




City of Portland 2020 HOME Application
Valley Street Apartments | A – Project Summary
April 21, 2020

Valley Street Apartments will create 60 homes in the St. John/Valley Street Neighborhood of Portland.
This neighborhood has traditionally been home to Portland’s workforce, and the recent MaineMed
expansion has strengthened the neighborhood's dedication to preserving its identity as a home for
people of all income levels who live and work in Portland. By granting this request of $595,000 in HOME
and/or Housing Trust Fund contributions (some of which could be replaced with funds from a successful
Healthy Neighborhoods application), the City of Portland can facilitate the creation of these 60 homes
for less than $10,000 per unit.

Valley Street Apartments is located at 200 Valley Street and covers four parcels of the City’s tax map: 064
F015, 064 F007, 064 F008, and 064 F009. Avesta Housing owns all four parcels. The building will be five
stories on Valley Street: the first floor will feature a large community space, secure indoor bike storage,
laundry, office space, and secured covered parking. The four upper floors will be comprised of 11 studio
apartments, 25 one-bedroom apartments, 14 two-bedroom apartments, and 10 three-bedroom
apartments. The significant grade change along C Street facilitates an additional partially below-grade
parking level. All told, the redevelopment of these parcels will create 40 covered parking spots on the
peninsula in the same footprint as the proposed building. Although not all residents will own cars,
especially at a site that has such significant access to public transportation, the size of units and
neighborhood concerns made this amount of parking a significant design priority for the building.
 Studio One Two Three
The sixty homes at Valley Street Apartments will have Bedroom Bedroom Bedroom
broad income targeting and promote economic 50% Rent $878 $941 $1,128 $1,304
diversity and integration in the neighborhood. A total 60% Rent $1,054  $1,129  $1,354 $1,565
 Market Study $1,300  $1,600  $1,800 $2,000
of 48 apartments will have income restrictions: 36 will
be reserved for households at or below 50% AMI and 12 will be reserved for households at or below 60%
AMI. The remaining 12 apartments will be unrestricted market rate units. Average household income in
this census tract is 71% AMI, so these market rate units will encourage economic diversity in the
neighborhood. All units will have the same design features and characteristics and the same access to
building amenities, thus promoting economic integration and destigmatizing affordable housing.

The location of these homes is unparalleled. On the crowded Portland peninsula, it is difficult to identify
locations that can support a large number of new units, even though this size of development is crucial
to any resolution of the city’s affordable housing crisis. The workforce population that will live at Valley
Street Apartments will benefit from the building’s proximity to significant places of employment,
including Maine Medical Center. The building is also less than ½ mile from bus stops that serve six
different routes, including an intracity connector, thereby linking residents of this building to hundreds
of employment, educational, economic, and recreational opportunities throughout the city and greater
metro area. Finally, the building makes good use of the site characteristics, using the existing site grading
to secure a creative solution to neighborhood parking concerns.
 11


Valley Street Apartments will feature high quality, environmentally sustainable design. Avesta has
building standards that ensure our baseline building envelopes and mechanical systems exceed minimum
building code requirements and minimize the environmental footprint. In line with these initiatives, the
building will incorporate a range of features to promote and support sustainability, energy efficiency,
and indoor air quality at Valley Street Apartments. Systems and features will include, but are not limited
to, energy efficient heating systems, boilers, and furnaces; water conserving fixtures; Energy Star
appliances; LED or Energy Star qualified lighting; and natural ventilation through operable windows.

The design for Valley Street Apartments will be responsive to neighborhood characteristics. Avesta
strongly believes that high quality housing that is well-integrated into the community has the best chance
at achieving positive outcomes for individuals, families, and the community. Avesta’s design for the
Florence House property at 190 Valley Street in 2009 took special care to ensure that the design was
consistent with the neighborhood context, and a similar approach informs the design for Valley Street
Apartments. The architect for the project, Ryan Senatore Architects, has a proven track record of
designing contextually appropriate infill developments. Ryan’s residential developments include 667
Congress Street, 89 Anderson Street Apartments, and Munjoy Heights. Each design created new homes
in high density neighborhoods that met the needs of residents and neighborhoods while also showing
deference for existing architectural standards.

In addition to these contextual benefits, we will incorporate design features that meet the needs of
residents with various mobility needs. There will be six accessible units beyond the minimum required
by law, and all apartments will be on accessible routes. Other design features include levers instead of
doorknobs where possible, cabinet pulls instead of knobs, lighting that promotes visibility, no-trip
entryways, and accessible parking spots. High quality, safe and healthy affordable housing is Avesta’s
core priority and will inform every step of the design process for Valley Street Apartments.

View from Valley Street Aerial & Map view of site




View from corner of Valley Street & C Street




View from C Street
 12




 APARTMENTS
200 VALLEY STREET, PORTLAND, MAINE
 APRIL 14, 2020




 N L Y
 I N TO n
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RYAN SENATORE ARCHITECTURE R
 P Not f
 13




 APRIL 14, 2020
APARTMENTS
200 VALLEY STREET, PORTLAND, MAINE




 PERSPECTIVE 1
 N L Y
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 I N
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 PRO Not for


 RYAN SENATORE ARCHITECTURE
 14




 APRIL 14, 2020
APARTMENTS
200 VALLEY STREET, PORTLAND, MAINE




 N L Y
 1
 PERSPECTIVE 2
 I N TO n
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 S S PR ructio
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 RYAN SENATORE ARCHITECTURE
 15




 APRIL 14, 2020
APARTMENTS
200 VALLEY STREET, PORTLAND, MAINE




 N L Y
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 PERSPECTIVE 3
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 RYAN SENATORE ARCHITECTURE
 16




 APRIL 14, 2020
APARTMENTS
200 VALLEY STREET, PORTLAND, MAINE




 N L Y
 I N TO n
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 1
 PERSPECTIVE 4
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 RYAN SENATORE ARCHITECTURE
 17




City of Portland 2020 HOME Funds Application
Valley Street Apartments | B5 – Map Showing Site Location
March 6, 2020



Google Maps Aerial – St. John Street/Valley Street
 18




Google Maps Aerial – Building Site
 19




Google Maps Street View from Valley Street




Google Maps Street View from C Street
 20



PROJECT NAME: Valley Street Apartments Date: 04/27/20
LOCATION: 200-210 Valley St, Portland, ME

 DEVELOPMENT ASSUMPTIONS LIHTC Alloc. 945,149
Total Units 60 Inflation Adjustments Yr 1-5 Yr. 6-15 Yr. 16-30 Equity yield 0.86
# @ 30% AMI (Low HOME) 0.0% 0 Rent 2.00% 2.00% 2.00% Synd. % 99.99%
# @ 50% AMI (Low HOME) 0.0% 0 Operating Expense 3.00% 3.00% 3.00% Equity Raise 8,128,281
# @ 50% AMI (LIHTC) 60.0% 36 Other Income 2.00% 2.00% 2.00%
# @ 60% AMI (LIHTC) 20.0% 12 Debt Coverage Ratio 1.15 Solar Credit FED 0
# @ Market 20.0% 12 Vacancy 5.0% Equity yield 0.95
 Synd. % 99.99%
 Equity Raise 0
 PRO FORMA DEVELOPMENT BUDGET
 Residential Per Unit Commercial Total Total Equity: 8,128,281
Site Improvements 0 0 0
Construction 12,271,000 204,517 12,271,000
General Requirements 0 0 0
Solar 0 0 0
Builder Profit 0 0 0
Bond Premium 0 0 0 Total Dev Costs 16,748,281
Construction Contingency 5.0% 613,550 10,226 613,550 Less Commercial Construction: 0
Subtotal Construction Costs 12,884,550 214,743 0 12,884,550 Less: Equity Bridge Interest
 Less: Prepaid Monitoring Fees 124,386
Building Permits and Fees 377,000 6,283 377,000 Less: ODE 409,000
Off-Site Improvements 0 0 0 Scored TDC 16,214,895
On-Site Improvements 0 0 0 Per Unit 270,248
Survey & Engineering 36,000 600 36,000
Design & Permitting 520,000 8,667 520,000
Legal 68,000 1,133 68,000 New TDC calculation
Title & Recording 18,885 315 18,885 [(2 x TDC/unit) + (TDC/bedroom)] / 3
Accounting 10,000 167 10,000 TDC Per Unit $237,665
Construction Period Tax 15,000 250 15,000
Construction Period Insurance 30,000 500 30,000
Other: FF&E, Security, Soft Contingency 80,000 1,333 80,000 Notes
Subtotal Soft Costs 1,154,885 19,248 0 1,154,885
 1. Proposed funding reflects a 75% TIF for 30 years.
Construction Loan Origination Fees 28,750 479 28,750
Construction Loan Interest 425,000 7,083 425,000 2. This application contemplates $595,000 in City HOME/HTF and/or
Equity Bridge Loan Costs 0 Healthy Neighborhoods Funding. Avesta intends to respond to the Healthy
Lender Inspection Fees 12,000 200 12,000 Neighborhoods RFP issued in April and any funds awarded through that
Letter of Credit Fee 5,000 83 5,000 process could be used in lieu of an equal amount of City HOME/HTF funds
Permanent Loan Fees 10,000 167 10,000 for a total funding level of $595,000.
Other: Constrct Lender Legal; Constrct Close Fee; P 15,000 250 15,000
Subtotal Finance Costs 495,750 8,263 0 495,750

Market Survey 5,000 83 5,000
Appraisal 6,500 108 6,500
Environmental Study 4,000 67 4,000
LIHTC Fees - prepaid monitoring 124,386 2,073 124,386
Other: Testing & Special Inspections 25,000 417 25,000
Other: 0 0 0
Subtotal Miscellaneous 164,886 2,748 0 164,886

Acquisition: Buildings 0 0 0
Acquisition: Land 629,500 10,492 629,500
Acquisition: Legal 0 0 0
Subtotal Acquisition 629,500 10,492 0 629,500

Operating Deficit Escrow 409,000 6,817 409,000 581,710
Pre-funded Replacements 122,710 2,045 122,710
Tax & Insurance Escrow 87,000 1,450 87,000
Total Syndication Expenses 0 0 0
Consultant Fee 0 0 0 2,368,267 800,000
Developer Overhead 750,000 12,500 750,000 MAXIMUM DEVELOPER FEE AVAILABLE 750,000
Developer Profit 0 0 0 ACTUAL DEVELOPER FEE 750,000
Rent-Up Reserve & Marketing 50,000 833 50,000 % OF MAXIMUM DEVELOPER FEE 100.0%
Subtotal Fee and Reserves 1,418,710 23,645 0 1,418,710 NET DEVELOPER FEE COLLECTED 750,000
 % OF MAXIMUM DEVELOPER FEE 100.0%
Total Development Costs 16,748,281 279,138 0 16,748,281
 16,214,895 237,665 QAP TDC Index

 FLOW OF FUNDS

 CLC During Construction PLC
Sources 8/15/2021 11/13/21 2/11/22 4/12/22 8/10/22 10/14/2022 2023 2024 Total

Beginning Cash 0 331,106 0 0 0 0 0 0 0
Construction Loan 0 2,404,253 3,385,359 5,024,913 726,562 11,541,087
Capital Contribution 1,219,242 0 0 0 1,019,242 5,689,797 150,000 50,000 8,128,281
 0
-- 0

MSHA Subsidy 480,000 0 480,000 960,000
MSHA Debt 0 0 5,390,000 5,390,000
City HOME/Healthy Neighborhoods 595,000 0 595,000
FHLBBoston Loan 0 0 0 1,025,000 1,025,000
FHLBBoston Subsidy 650,000 0 650,000
Conventional loan 0
Healthy Neighborhoods 0 0 0
Other 0 0 0 0
Development Fee Loan 0 0
TOTAL SOURCES 2,294,242 3,385,359 3,385,359 5,024,913 1,745,804 12,584,797 150,000 50,000 28,289,368

Uses

Acquisition 629,500 629,500
Construction 3,221,138 3,221,138 4,831,706 1,610,569 12,884,550
Soft Costs 923,000 57,971 57,971 86,957 28,986 0 1,154,885
Financing Costs 70,750 106,250 106,250 106,250 106,250 495,750
Miscellaneous 139,886 75,000 214,886
Dev Fee 200,000 350,000 150,000 50,000 750,000
Reserves 618,710 618,710
TOTAL DEV. COSTS 1,963,136 3,385,359 3,385,359 5,024,913 1,745,804 1,043,710 150,000 50,000 16,748,281

Repay Equity Bridge Loan 0 0
Repay Construction Loan 11,541,087 11,541,087
Other Syndication Costs 0 0 0
SUBTOTAL OTHER ITEMS 0 0 0 0 0 11,541,087 0 0 11,541,087
TOTAL USES OF FUNDS 1,963,136 3,385,359 3,385,359 5,024,913 1,745,804 12,584,797 150,000 50,000 28,289,368

Ending Cash 331,106 0 0 0 0 0 0 0 0
 21




 PROJECT FINANCING
Source Amount Rate Term Lien Annual D/S
 Yr. 1-5 Yr. 6-15 Yr. 16-30
Source 1: MSHA Subsidy 960,000 0.00% 30 First 0 0 0
Source 2: MSHA Debt 5,390,000 6.00% 30 First 323,400 323,400 323,400
Source 3 City HOME/Healthy Neighborhood 595,000 0.00% 0 First 0 0
Source 4 FHLBBoston Loan 1,025,000 2.50% 30 Second 48,600 48,600 48,600
Source 5 FHLBBoston Subsidy 650,000 0.00% 0 Second 0 0
Source 6 Conventional loan 0 5.50% 30 Second 0 0 0
Source 7 Healthy Neighborhoods 0 Third 0 0
Source 8 Other 0 0.00% 30 Unsecured 0 0 0
Source 9 Development Fee Loan 0 Unsecured
Source 10 Net Syndication 8,128,281 $0.86

 Capitalization Gap (Surplus) (0)

 Total Development Costs 16,748,281




PROPOSED RENT SCHEDULE OPERATING EXPENSES

 Contract LIHTC Total Gross Market Utility Total Annual Monthly
Type AMI # Units Rent Max Rents Rent* Rent Allow. Rent Expense Annual Per Unit Per Unit
Efficiency 50% LowHOME 0 $1,300 33 0 Administrative Expenses:
 50% - PBV 0 $1,300 33 0 Management Fees 50,907 848 71
 50% LIHTC 7 878 878 878 $1,300 33 70,980 Management Charges 50,907 848 71
 60% LIHTC 4 1,054 1,054 1,054 $1,300 33 49,008 Marketing Expenses 500 8 1
 11 Market 0 1,100 $1,300 0 Legal Expenses 500 8 1
1BR 50% LowHOME 0 0 0 $1,600 43 0 Auditing Expenses 7,500 125 10
 50% - PBV 0 $1,600 43 0 Other Administrative Expenses 0 0 0
 50% LIHTC 10 941 941 941 $1,600 43 107,760 Administrative Expenses 110,313 1,839 153
 60% LIHTC 3 1,129 1,129 1,129 $1,600 43 39,096 Operating Expenses: 0 0
 25 Market 12 1,400 $1,600 201,600 Janitorial Payroll 0 0 0
2BR 50% LowHOME 0 0 0 $1,800 56 0 Janitorial Supplies and Equipment 0 0 0
 50% - PBV 0 $1,800 56 0 Janitorial Contractual Services 10,000 167 14
 50% LIHTC 11 1,128 1,128 1,128 $1,800 56 141,504 Natural Gas 30,000 500 42
 60% LIHTC 3 1,354 1,354 1,354 $1,800 56 46,728 Electricity 15,000 250 21
 14 Market 0 1,600 $1,800 0 Water and Sewer 12,500 208 17
3BR 50% LowHOME 0 $2,000 70 0 Garbage and Trash Removal 6,500 108 9
 50% - PBV 0 $2,000 70 0 Vehicle and Equipment Expenses 0 0 0
 50% LIHTC 8 1,304 1,209 1,304 $2,000 70 118,464 Other Operating Expenses 0 0 0
 60% LIHTC 2 1,565 1,451 1,565 $2,000 70 35,880 Operating Expenses 74,000 1,233 103
 10 Market 1,700 $2,000 0 Maintenance Expenses:
4BR 50% LowHOME 0 Grounds Maintenance Payroll 0 0 0
 50% - PBV 0 0 Grounds Tools and Supplies 0 0 0
 50% LIHTC 0 0 Grounds Contractual Services 10,000 167 14
 60% LIHTC 0 0 Miscellaneous Ground Maintenance 0 0 0
 0 Market 0 Tenant Damage Charges - Grounds 0 0 0
Other: 0 Building Maintenance Payroll 0 0 0
 0 Building Tools and Supplies 0 0
Subtotals 60 811,020 Building Contractual Services 20,000 333 28
Total Bedrooms 94 Building Systems Maintenance 30,000 500 42
 Vacancy Rate 5.00% (40,551) Miscellaneous Building Maintenance 0 0 0
 Other Income TIF 75% 99,000 Tenant Damage Charges - Building 0 0 0
 Other Income Laundry 2,880 Maintenance Expenses 60,000 1,000 83
 General Expenses:
 Effective Gross Income 872,349 Property Taxes 132,000 2,200 183
 Property and Liability Insurance 21,000 350 29
 AFFORDABLE MORTGAGE CALCULATION Investor Fees 0 0
 Tenant Service Expenses 21,528 359 30
 Effective Gross Income 872,349 General Expenses 174,528 2,909 242
 Annual Operating Expense 445,841
 Replacement Reserve Funding 27,000 450 38
 Stabilized NOI 426,508 Parking Lease 0 0
 DSC 1.15 Commercial Expenses (if applicable) 0 0
 $ Avail for D/S
 Other DS 372,000 Total 445,841 7,431 619
 DCR 1.15


 Affordable Mortgage

 BREAKEVEN ANALYSIS: RENT SENSITIVITY OCCUPANCY

 Total Annual
 Operating Expense 445,841 Gross Revenues 912,900
 Debt Service 372,000

 Breakeven Rent 1,136 Breakeven Occupancy 90%
 22




PROFORMA OPERATING INCOME AND EXPENSE STATEMENT
 3 Months Yr 1 Yr 2 Yr 3 Yr 4 Yr 5 Yr 6 Yr 7 Yr 8 Yr 9 Yr 10
 9/1/2022 12/31/2022 12/31/2023 12/30/2024 12/31/2025 12/31/2026 12/31/2027 12/30/2028 12/31/2029 12/31/2030 12/31/2031 12/30/2032
Effective Gross Income 218,087 872,349 889,796 907,592 925,744 944,259 963,144 982,407 1,002,055 1,022,096 1,042,538
Less Operating Expense 111,460 445,841 459,217 472,993 487,183 501,798 516,852 532,358 548,329 564,779 581,722
Net Operating Income 106,627 426,508 430,579 434,599 438,561 442,460 446,291 450,049 453,726 457,317 460,816

Less RLP Repay 80,850 323,400 323,400 323,400 323,400 323,400 323,400 323,400 323,400 323,400 323,400 Total Cash Flow
Less Other Repay 12,150 48,600 48,600 48,600 48,600 48,600 48,600 48,600 48,600 48,600 48,600 Projected over 12 Years

Cash Flow 13,627 54,508 58,579 62,599 66,561 70,460 74,292 78,049 81,726 85,317 88,816 922,257
Cash Flow per Unit 908 908 976 1,043 1,109 1,174 1,238 1,301 1,362 1,422 1,480

Debt Coverage Ratio(RLP) 1.15 1.15 1.16 1.17 1.18 1.19 1.20 1.21 1.22 1.23 1.24

Operating Reserve Balance 409,000 429,450 450,923 473,469 497,142 521,999 548,099 575,504 604,279 634,493 666,218 699,529


PROFORMA OPERATING INCOME AND EXPENSE STATEMENT, continued
 Yr 11 Yr 12 Yr 13 Yr 14 Yr 15 Yr 16 Yr 17 Yr 18 Yr 19 Yr 20 Yr 21
 12/31/2033 12/31/2034 12/31/2035 12/30/2036 12/31/2037 12/31/2038 12/31/2039 12/30/2040 12/31/2041 12/31/2042 12/31/2043
Effective Gross Income 1,063,389  1,084,656 1,106,349 1,128,476 1,151,046 1,174,067 1,197,548 1,221,499 1,245,929 1,270,848 1,296,265
Less Operating Expense 599,174 617,149  635,663 654,733 674,375 694,606 715,445 736,908 759,015 781,786 805,239
Net Operating Income 464,215 467,508  470,686 473,743 476,671 479,461 482,104 484,591 486,914 489,062 491,026

Less RLP Repay 323,400 323,400 323,400 323,400 323,400 323,400 323,400 323,400 323,400 323,400 323,400
Less Other Repay 48,600 48,600 48,600 48,600 48,600 48,600 48,600 48,600 48,600 48,600 48,600

Cash Flow 92,215 95,508 98,686 101,743 104,671 107,461 110,104 112,591 114,914 117,062 119,026
Cash Flow per Unit 1,537 1,592 1,645 1,696 1,745 1,791 1,835 1,877 1,915 1,951 1,984

Debt Coverage Ratio(RLP) 1.25 1.26 1.27 1.27 1.28 1.29 1.30 1.30 1.31 1.31 1.32

Operating Reserve Balance 699,529 734,505 771,230 809,792 850,282 892,796 937,435 984,307 1,033,523 1,085,199 1,139,459 1,196,432
 23




 Project Summary – 337 Cumberland Ave
 Affordable Housing Development Application
Youth and Family Outreach creates opportunities that support learning and enhance the quality of life
for children, teens, and families in Greater Portland. Together with its community partners, the
Portland Housing Development Corporation provides and expands affordable housing and services that
improve quality of life, build community, enhance safety and promote personal success for the people
we serve and the neighborhoods in which they reside. Youth and Family Outreach and Portland Housing
Development Corporation acknowledge the importance of residing in an affordable, stable home,
particularly for our most vulnerable families. Combining the foundations of home and high‐quality
education increase the opportunity to grow with a sense of purpose, well‐being, and stability. By
increasing the availability of affordable homes and childcare opportunities within Portland’s downtown
core, YFO and PHA will provide even more opportunity for residents of Portland to engage and prosper.

The proposed redevelopment of 337 Cumberland Ave supports the common goals of the sponsor
organizations and the City of Portland by providing a newly constructed structure containing 60 mixed‐
income apartments and space for YFO to increase the number of families they support through early
childhood education and other support services. Active and lively street frontages, families living steps
from job and educational opportunities, and two community partners working together to provide a
community hub are just some of the benefits from building 337 Cumberland Ave, a model sustainable
building designed to embrace beauty, equity, and a stable climate for now and future generations.

The existing restaurant located at 337 Cumberland Ave will be demolished, and in its place a new 6 story
building will be constructed. On the first floor will be expansion space for Youth and Family Outreach;
the new space will allow the long‐time neighborhood organization to support 49 additional children. The
neighboring Chapel building, currently used by YFO for childcare, will be renovated to contain
community space and childcare classrooms. The upper five floors will contain 60 apartments with a mix
of apartment types and a blend of income targets. There will be twelve market rate units, and all
apartments will be comparable in size and furnishings. Market rate units, combined with a variety of
lower‐targeted apartments, supports the City’s goal of promoting economic diversity in the
neighborhood. A non‐smoking policy will be building‐wide and will extend to within 25 feet of
entrances. In alignment with the sponsors’ missions to ensure children have stability and a good
foundation, 10% of the homes (6 units) will be set‐aside for families residing in a Portland shelter.

The building is located on an underdeveloped site in the urban core and will be a mixed‐use building
with uses that are fully appropriate for the site. This will provide apartments in a location within easy
walking distance of the largest concentration of employment in the state, a transit hub with direct
connections across Greater Portland, and on the edge of the residential neighborhood of West Bayside.
Along both Portland Street and Cumberland Street the building will have appropriately designed entries
and enhancements along the sidewalk edges. The YFO childcare playground areas at the street level will
be improved. The team is planning for the building to meet the Core Green Building and Passive House
standards, in addition to meeting the City’s Green Building Ordinance. Accessibility requirements will be
 24




met, and careful attention will be made to compartmentalization of the apartments in order to provide
optimal levels of visual, acoustical, and odor privacy. The following amenities will be available to all
residents: secure entrance lobby containing a site manager’s office, ADA bathroom, mailbox and
package area, and gathering space for working or visiting. Additional building amenities include a
laundry room, easily accessible storage for bicycles, strollers, and items that support human‐powered
mobility, onsite handicap parking, a community room, free wireless internet throughout the building,
and access of YFO’s playground spaces.

The development conforms to City of Portland and MaineHousing underwriting criteria. The developer
requests $500,000 in HOME funds, roughly $8,333 per unit. PHDC understands and is prepared to meet
all the requirements set forth by the City and HUD related to using these funds. Additionally, it is
understood that the affordability period will be for at least 90 years. Below is a breakdown of the
proposed unit affordability mix. The project will attempt to secure Project Based Housing Choice
Vouchers from Portland Housing Authority for some of 50% AMI apartments.

 Unit Size Income Targeting (% of AMI or less) # of Units
 Studio 50% AMI 10
 60% AMI 4
 Market Rate 5
 1‐Bedroom 50% AMI 7
 60% AMI 3
 Market Rate 6
 2‐Bedroom 50% AMI 11
 60% AMI 3
 Market Rate 1
 3‐Bedroom 50% AMI 8
 60% AMI 2
 Total 60
Portland Housing Development Corporation has a strong organizational and financial background and
has organized a development team with experience and capacity to complete the project. Matthew
Peters, of Elysian Enterprises LLC, will lead the development project management. Kaplan Thompson
Architects and Atlantic Resource Consultants will lead the design and permitting. Portland Housing
Authority will provide ongoing property management. Their background in facilities, financial
compliance, and the needs of Portland residents will ensure that the building is an asset to the
neighborhood and broader community.

The site is currently owned by YFO, who will lease it for 90 years to 337 Cumberland Avenue, LP, who
will be the development owner. Development can be completed using current zoning and will not
require a contract, conditional zone, or zoning amendment. The current timeline allows for planning
board related approvals to be completed prior to City Council approval of this application. A ESA Phase I
and II have been competed through Brownfields support funds through the City. Soil contamination on
the site was identified that is typical for this location. A plan for containment and proper removal, as
recommended by the report, is included in the project budget. The project timeline is to complete all
local planning approvals by August 2020, obtain all financing commitments by the end of 2020, begin
design development in January 2021, with construction starting August 2021 and lasting 16 months.
25




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 26
PROJECT NAME: 337 Cumberland Date: 4/22/2020
LOCATION: 337 Cumberland Ave Portland, ME 04101 Proforma:

 DEVELOPMENT ASSUMPTIONS LIHTC Alloc. 945,000
Total Units 60 Inflation Adjustments Yr 1-5 Yr. 6-15 Yr. 16-30 Equity yield 0.81
# @ 50% AMI (low HOME) 25.0% 15 Rent 2.00% 2.00% 3.00% Synd. % 99.99%
# @ 50% AMI (LIHTC) 35.0% 21 Operating Expense 3.00% 3.00% 3.00% Equity Raise 7,653,735
# @ 60% AMI (High HOME) 0.0% 0 Other Income 2.00% 2.50% 3.00%
# @ 60% AMI (LIHTC) 20.0% 12 Debt Coverage Ratio 1.15 Historic Credit FED 0
# @ Market Rate 20.0% 12 Vacancy 5% Equity yield 0.88
Appraised Market Value 3,866,966 Market Value/Unit $64,449 Synd. % 99.99%
 Equity Raise 0
 PRO FORMA DEVELOPMENT BUDGET
 Residential Per Unit Commercial Total Number of Tax-payers 1
Site Improvements 0 0 0 Historic Credit STATE 0
Construction 13,550,628 225,844 13,550,628 Equity yield 0.89
Childcare 0 0 0 Synd. % 99.99%
Builder Overhead 0 0 0 Equity Raise 0
Builder Profit 0 0 0
Bond Premium 0 0 0 Total Equity: 7,653,735
Construction Contingency 5.2% 708,531 11,809 708,531
Subtotal Construction Costs 14,259,159 237,653 0 14,259,159
 Gross Square Footage 69,170
Building Permits and Fees 383,068 6,384 383,068 Construction Cost/Sq ft. $206
Survey & Engineering 60,500 1,008 60,500
Design & Permitting 944,597 15,743 944,597
Legal 70,000 1,167 70,000
Title & Recording 11,000 183 11,000
Accounting 10,000 167 10,000
Construction Period Tax 30,000 500 30,000
Construction Period Insurance 20,000 333 20,000
Other: FF&E, Security 145,000 2,417 145,000
Subtotal Soft Costs 1,674,165 27,903 0 1,674,165

Construction Loan Origination Fees 52,000 867 52,000
Construction Loan Interest 273,000 4,550 273,000
Lender Inspection Fees 5,400 90 5,400
Letter of Credit Fee 250 4 250
Permanent Loan Fees 50,410 840 50,410
Other: Construction Lender Legal 15,000 250 15,000
Subtotal Finance Costs 396,060 6,601 0 396,060

Market Survey 6,000 100 6,000
Appraisal 7,000 117 7,000
Environmental Study 7,200 120 7,200
LIHTC Fees - prepaid monitoring 123,375 2,056 123,375
Other: Commissioning 30,000 500 30,000
Relocation Costs 0
Soft Cost Contingency 50,000 833 50,000
Subtotal Miscellaneous 223,575 3,726 0 223,575

Acquisition: Buildings 0 0 0
Acquisition: Land 0 0 0
Acquisition: Legal 0 0 0
Subtotal Acquisition 0 0 0 0

Operating Deficit Escrow 447,159 7,453 447,159
Pre-funded Replacements 135,506 2,258 135,506
Tax & Insurance Escrow 69,110 1,152 69,110
Reserve for Golden Rents 0 0 0 2,588,210 800,000
Consultant 0 0 0 MAXIMUM DEVELOPER FEE AVAILABLE 750,000
Developer Overhead 750,000 12,500 750,000 ACTUAL DEVELOPER FEE 750,000
Developer Profit 0 0 0 % OF MAXIMUM DEVELOPER FEE 100.0%
Rent-Up Reserve & Marketing 50,000 833 50,000 NET DEVELOPER FEE COLLECTED 750,000
Subtotal Fee and Reserves 1,451,775 24,196 0 1,451,775 % OF MAXIMUM DEVELOPER FEE 100.0%

Total Development Costs 18,004,734 300,079 0 18,004,734
 $17,434,200 $290,570 max allowed
 254,886 Bedroom Calculation
 27
 FLOW OF FUNDS

 CLC During Construction PLC
Sources 7/1/2021 10/1/2021 1/1/2022 4/1/2022 7/1/2022 9/1/2022 2023 2024 Total

Beginning Cash 0 0 0 0 0 0 0 0 0

Capital Contribution 382,687 50,000 6,915,048 153,000 153,000 7,653,735
Construction Loan 1,163 2,606,675 2,376,675 4,006,675 4,006,675 12,997,862
--
--
MSHA Subsidy 0 480,000 480,000 960,000
MSHA Interest Only Mortgage 5,041,000 5,041,000
-- 0 0
City of Portland Funds 0 450,000 50,000 500,000
AHP Loan 1,600,000 1,600,000
AHP Subsidy 0 650,000 650,000
YFO Subsidy 100,000 1,400,000 100,000 1,600,000
Reserves 0 0 0
Development Fee Loan 0 0
TOTAL SOURCES 483,850 4,006,675 4,006,675 4,006,675 4,006,675 14,186,048 153,000 153,000 31,002,597

Uses

Acquisition 0 0 0
Construction 3,564,790 3,564,790 3,564,790 3,564,790 0 14,259,159
Soft Costs 300,000 340,541 340,541 340,541 340,541 12,000 1,674,165
Financing Costs 67,250 69,600 69,600 69,600 69,600 50,410 396,060
Miscellaneous 16,600 31,744 31,744 31,744 31,744 80,000 223,575
Dev Fee 100,000 344,000 153,000 153,000 750,000
Reserves 0 701,775 701,775
TOTAL DEV. COSTS 483,850 4,006,675 4,006,675 4,006,675 4,006,675 1,188,185 153,000 153,000 18,004,734

Repay GP Bridge Loan 0 0
Repay Construction Loan 12,997,862 12,997,862
Reserve for Golden Rents 0
SUBTOTAL OTHER ITEMS 0 0 0 0 0 12,997,862 0 0 12,997,862
TOTAL USES OF FUNDS 483,850 4,006,675 4,006,675 4,006,675 4,006,675 14,186,047 153,000 153,000 31,002,596

Ending Cash 0 0 0 0 0 0 0 0 0


 COLLATERAL COVERAGE
 PROJECT FINANCING Total Per Unit
Source Amount Rate Term Lien Annual D/S Projected Mortgage 5,041,000 84,017
 Yr. 1-5 Yr. 6-15 Yr. 16-30 Debt Constants Appraised Market Value 3,866,966 64,449
Source 1: MSHA Subsidy 960,000 0.00% 30 First 0 0 0 Loan to Value Ratio 130%
Source 2: MSHA Interest Only Mortgage 5,041,000 6.00% 40 First 302,460 302,460 302,460 $0.06000 Market Rent Differential -909,168
Source 3 -- 0 5.00% 30 -- 0 0 0 $0.06442 Supportable Mort.: Unrestricted -8,728,924 (145,482)
Source 4 City of Portland Funds 500,000 0.00% 30 Second 0 0 0
Source 5 AHP Loan 1,600,000 3.35% 30 -- 84,617 84,617 84,617 $0.05289 Subsidy per Unit 16,000
Source 6 AHP Subsidy 650,000 0.00% 30 Second 0 0 0 Subsidy per Low Income Unit 20,000
Source 7 YFO Subsidy 1,600,000 0.00% 30 --
Source 8 Reserves 0 0.00% 30 Third Cash Flow
Source 9 Development Fee Loan 0 0.00% 0 Unsecured Cash Flow
Source 10 Net Syndication 7,653,735 $0.81

 Capitalization Gap (Surplus) (0)

 Total 18,004,734
 28
 OPERATING EXPENSES
PROPOSED RENT SCHEDULE
 Annual Monthly
 LIHTC Gross Market Utility Total Expense Annual Per Unit Per Unit
Type AMI # Units HAP Rents Max Rents Rent Rent Allow. Rent Administrative Expenses:
Efficiency 50% HOME 0 1,017 $1,165 0 Management Fees 50,650 844 70
 50% LIHTC 10 878 878 $1,165 105,360 Management Charges 50,650 844 70
 60% HighHOME 0 $1,165 0 Marketing Expenses 0 0 0
 60% LIHTC 4 1054 1,054 $1,165 50,592 Legal Expenses 2,000 33 3
 19 Market 5 1,165 $1,165 69,900 Auditing Expenses 6,000 100 8
1BR 50% HOME 1,109 $1,445 0 0 Other Administrative Expenses 0 0
 50% LIHTC 7 941 941 $1,445 0 79,044 Administrative Expenses 109,300 1,822 152
 60% HighHOME 984 $1,445 0 0 Operating Expenses:
 60% LIHTC 3 1129 1,129 $1,445 0 40,644 Janitorial Payroll 0 0 0
 Market 6 1,445 $1,445 0 104,040 Janitorial Supplies and Equipment 0 0 0
 0 0 Janitorial Contractual Services 15,000 250 21
 16 0 0 Natural Gas 6,000 100 8
2BR PBV Section 8 8 1,440 $1,725 0 138,240 Electricity 41,000 683 57
 50% LIHTC 3 1128 1,128 $1,725 0 40,608 Water and Sewer 14,000 233 19
 60% HighHOME 1,450 $1,725 0 0 Garbage and Trash Removal 4,500 75 6
 60% LIHTC 3 1354 1,354 $1,725 0 48,744 Vehicle and Equipment Expenses 0 0 0
 Market 1 1,725 $1,725 0 20,700 Other Operating Expenses 0 0 0
 29.2% 0 0 0 Operating Expenses 80,500 1,342 112
 15 0 0 0 Maintenance Expenses:
3BR PBV Section 8 7 1,882 $1,882 158,088 Grounds Maintenance Payroll 0 0 0
 50% LIHTC 1 1304 1,304 $1,882 0 15,648 Grounds Tools and Supplies 0 0 0
 50.0% HighHOME 0 $1,882 0 Grounds Contractual Services 15,000 250 21
 20.8% 60% LIHTC 2 1565 1,565 $1,882 0 37,560 Miscellaneous Ground Maintenance 0 0
 10 Market 0 1,882 $1,882 0 Tenant Damage Charges - Grounds 0 0
4BR 50% HOME 0 1,882 $2,000 0 0 Building Maintenance Payroll 70,000 1,167 97
 50% LIHTC 0 1,209 $2,000 0 0 Building Tools and Supplies 10,000 167 14
 60% HOME $2,000 0 0 Building Contractual Services 25,000 417 35
 60% LIHTC 0 1,451 $2,000 0 0 Building Systems Maintenance 15,000 250 21
 0 Market 2,000 $2,000 0 Miscellaneous Building Maintenance 0 0
Other: 0 Tenant Damage Charges - Building 0 0 0
 0 Maintenance Expenses 135,000 2,250 188
Subtotals 60 909,168 General Expenses:
 Property Taxes 114,219 1,904 159
 Vacancy Rate 5% (45,458) Property and Liability Insurance 24,000 400 33
 Other Income Tax Relief 75% 85,664 0 0
 Other Income Laundry 3,000 Tenant Service Expenses 17,222 287 24
 General Expenses 155,441 2,591 216
 Effective Gross Income 952,374
 Replacement Reserve Funding 27,000 450 38
 AFFORDABLE MORTGAGE CALCULATION
 0 0
 Effective Gross Income 952,374
 Annual Operating Expense 507,242 Total 507,242 8,454 705

 Stabilized NOI 445,132
 DSC 1.15 58,061
 $ Avail for D/S 387,071
 Other DS 84,617
 Balance 302,454

 Affordable Mortgage 6.00% 4,580,862

 BREAKEVEN ANALYSIS: RENT SENSITIVITY OCCUPANCY

 Total Annual
 Operating Expense 507,242 Gross Revenues 997,832
 Debt Service 387,077

 Breakeven Rent 1,242 Breakeven Occupancy 90%
 29
PROFORMA OPERATING INCOME AND EXPENSE STATEMENT
 12 Months
 Yr 1 Yr 2 Yr 3 Yr 4 Yr 5 Yr 6 Yr 7 Yr 8 Yr 9 Yr 10 Yr 11 Yr 12

 12/31/2022 12/31/2023 12/30/2024 12/31/2025 12/31/2026 12/31/2027 12/31/2028 12/31/2029 12/31/2030 12/31/2031 12/31/2032 12/31/2033 Total Cash Flow
Effective Gross Income 952,374 971,421 990,850 1,010,667 1,030,880 1,051,498 1,072,528 1,115,858 1,138,175 1,160,938 1,184,157 1,207,840 Projected over 12 Years
Less Operating Expense 507,242 522,459 538,133 554,277 570,905 588,032 605,673 623,843 642,559 661,835 681,691 702,141
Net Operating Income 445,132 448,962 452,717 456,390 459,975 463,465 466,854 492,014 495,616 499,103 502,467 505,699 1,043,471

Less RLP Repay 302,460 302,460 302,460 302,460 302,460 302,460 302,460 302,460 302,460 302,460 302,460 302,460
Other Loans 84,617 84,617 84,617 84,617 84,617 84,617 84,617 84,617 84,617 84,617 84,617 84,617

Cash Flow 58,055 61,885 65,640 69,313 72,898 76,388 79,777 104,937 108,539 112,026 115,390 118,622
Cash Flow per Unit 968 1,031 1,094 1,155 1,215 1,273 1,330 1,749 1,809 1,867 1,923 1,977

Debt Coverage Ratio(RLP) 1.15 1.16 1.17 1.18 1.19 1.20 1.21 1.27 1.28 1.29 1.30 1.31




PROFORMA OPERATING INCOME AND EXPENSE STATEMENT, continued
 Yr 13 Yr 14 Yr 15 Yr 16 Yr 17 Yr 18 Yr 19 Yr 20 Yr 21 Yr 22 Yr 23

 12/31/2034 12/31/2035 12/31/2036 12/31/2037 12/31/2038 12/31/2039 12/31/2040 12/31/2041 12/31/2042 12/31/2043 12/31/2044
Effective Gross Income 1,231,997 1,256,637 1,281,770 1,307,405 1,346,627 1,387,026 1,428,637 1,471,496 1,515,641 1,561,110 1,607,943
Less Operating Expense 723,206 744,902 767,249 790,266 813,974 838,393 863,545 889,452 916,135 943,619 971,928
Net Operating Income 508,792 511,735 514,521 517,139 532,653 548,633 565,092 582,045 599,506 617,491 636,016

Less RLP Repay 302,460 302,460 302,460 302,460 302,460 302,460 302,460 302,460 302,460 302,460 302,460 GAP
Other Loans 84,617 84,617 84,617 84,617 84,617 84,617 84,617 84,617 84,617 84,617 84,617 $650,000

Cash Flow 121,715 124,658 127,444 130,062 145,576 161,556 178,015 194,968 212,429 230,414 248,939
Cash Flow per Unit 2,029 2,078 2,124 2,168 2,426 2,693 2,967 3,249 3,540 3,840 4,149

Debt Coverage Ratio(RLP) 1.31 1.32 1.33 1.34 1.38 1.42 1.46 1.50 1.55 1.60 1.64
 30
4/7/20, 11:26 AM: /Volumes/DESIGN/_ACTIVE-CLIENTS/YFP-CumberlandAveApts/YFP-05-ARCHICAD/YFP-20200407-SD-Massing.pln

 41.0'
 (EXISTING)


 N 102 Exchange Street
 Portland, ME 04101
 (207) 842-2888
 kaplanthompson.com




 21
 PROJECT

 YFP
 (IN AR
 L. A EA
 20 14

 VEHICLES EX GA T BAOF CHILDCARE, MULTI-FAMILY HOUSING,
 CL RA SE NE & COMMUNITY SERVICES
 . GE M W
 43.0'

 +/ EXIS & N ENT BUI
 (EXISTING)

 PEDESTRIANS - 1 TI E L LD
 13 & EGRESS 0,9 NG W EV IN
 35 C YF EL G
 sq HA O S
 ft PE PA 337 Cumberland Avenue
 L) C Portland, ME 04101
 STA
 E
 IRS
 UPF
 RO
 M GR
 Cu
 sto AD
 mT
 ext E
 PO
 RT
 STR LAND CLIENT PARTNER
 UP

 1 EET YOUTH & FAMILY OUTREACH
 337 Cumberland Avenue
 17 11
 Portland, ME 04101
 p: (207) 874-1073
 45.0' (EXISTING)
 GARAGE
 A: 7,751 sq ft PRO
 PER
 18'-0" 19'-0" 2 TY CLIENT PARTNER
 BO
 U ND PORTLAND HOUSING




 OUTLINE OF BUILDING ABOVE
 ARY
 16 10 DEVELOPMENT
 CORPORATION
 9'-0" 14 Baxter Boulevard
 Portland, ME 04101
 3 p: (207) 221-8009



 +/- 3% SLOPE
 15 9 COMMUNITY ROOM
 A: 611 sq ft CIVIL & LANDSCAPING
 46.0' (EXISTING)
 CARROLL ASSOCIATES
 4 217 Commercial Street, Suite 200
 45.0'
 (EXISTING) Portland, ME 04101
 p: (207) 772-1552



 46.0' (EXISTING) EARLY CHILDCARE EDUCATION
 PROPERTY BOUNDARY 5 STUDIO MLA ARCHITECTS
 320 Washington Street
 Brookline, MA 02445
 p: (617) 608-1551



 6
 S EXISTING
 14 TAI EGRESS
 4 R2
 sq
 ft 24'-0" 18'-0" 2'-6" 17'-8"


 49'-0" 48.0' (EXISTING)
 7 (EXISTING)

 CO
 9'-0" VE
 34 RED YFO
 6 P
 sq O A: 2,487 sq ft
 ft RC
 45.5' H

 8 (ACCESSIBLE VAN)
 DATE

 7'-11 7/8"




 MAX. 2% SLOPE (ADA)



 PREBLE STREET
 50'-0"
 (EXISTING)




 CHANGE NAME
 8'-0"
 EX
 LO ISTI
 W NG
 ER C
 FL HA
 O PE
 O L CH ID
 46.0' R
 CI 48.4' (EXISTING)
 R
 46.0' 25 CUL
 3 AT
 sq IO
 ft N




 DESCRIPTION
 STAIR 1
 153 sq ft
 EL
 86 EVA YFO
 sq TOR
 ft A: 1,061 sq ft
 ISSUE
 NO.



 NOT FOR CONSTRUCTION

 PROJECT YFP
 DATE 04/07/2020
 REVISED 1
 REVISED 2
 DRAWN BY RL/CB
 6'-6" PHASE Schematic Design
 UTILITY
 A: 1,628 sq ft

 46.0'
 (EXISTING = 45.9')


 Custom Text
 UNCOVERED OUTDOOR PLAY SPACE
 & LANDSCAPED AREA
 (AT GRADE WITHIIN YFO PERIMETER)
 +/- 3,725 sq ft

 UP




 BASEMENT PLAN

 56.0 (EXISTING) 55.0 (EXISTING) 54.0' (EXISTING) CUMBERLAND AVENUE 53.0' (EXISTING)
 A-1.1
 31
4/7/20, 11:26 AM: /Volumes/DESIGN/_ACTIVE-CLIENTS/YFP-CumberlandAveApts/YFP-05-ARCHICAD/YFP-20200407-SD-Massing.pln

 41.0'
 (EXISTING)


 N 102 Exchange Street
 Portland, ME 04101
 (207) 842-2888

 GROUND FLOOR PLAN kaplanthompson.com

 1 SCALE: 1/8" = 1'-0"
 0 4' 8' 16'


 PROJECT
 (N E NE
 EW NC W
 BU LO YFO
 YFP
 NEW PHDC 1ST FLOOR IL SE
 +/ DIN D G 1ST
 CO
 VER
 287 ED SP ENCLOSED GROSS AREA - 6 G R FL CHILDCARE, MULTI-FAMILY HOUSING,
 sq ACE
 ft (LOBBY, OFFICE ETC, STAIRS 1 & 2, ELEV.) ,77 & C OS OO & COMMUNITY SERVICES
 43.0'
 +/- 1,447 sq ft 0 O SA R
 (EXISTING) sq N R
 ft NEC EA
 EN EX TO
 C IS R)
 CLASS RM
 57.4'
 (E LO 1ST TIN
 XI S F G 337 Cumberland Avenue
 A: 400 sq ft S E L
 STA +/ TINGD G OO YFO Portland, ME 04101
 IR
 TO S DOW
 -3 R R
 GR
 AD N ,18 "C OS
 EGRESS? E 9 HA S A
 6
 sq PE R
 ft L" EA
 Cu
 sto
 5
 mT 4
 ext 3



 PO )
 2
 1



 WC RT CLIENT PARTNER
 51 sq ft
 STR LAND
 UP
 OUTDOOR PLAY
 (ABOVE BASEMENT GARAGE) EET YOUTH & FAMILY OUTREACH
 2,193 sq ft
 337 Cumberland Avenue
 57.4' CLASS RM CLASS RM Portland, ME 04101
 A: 400 sq ft A: 430 sq ft 45.0' (EXISTING) p: (207) 874-1073


 PRO
 PER
 TY CLIENT PARTNER
 BO
 UND
 ARY PORTLAND HOUSING
 WC DEVELOPMENT
 51 sq ft
 CORPORATION
 CLASS RM 14 Baxter Boulevard
 A: 400 sq ft Portland, ME 04101
 p: (207) 221-8009
 WC
 51 sq ft CLASS RM
 A: 443 sq ft CIVIL & LANDSCAPING
 46.0' (EXISTING)
 CARROLL ASSOCIATES
 217 Commercial Street, Suite 200
 45.0' Portland, ME 04101
 (EXISTING) CLASS RM POSSIBLE p: (207) 772-1552
 A: 400 sq ft OUTDOOR
 PLAY SPACE

 5'-0" EARLY CHILDCARE EDUCATION
 PROPERTY BOUNDARY STUDIO MLA ARCHITECTS
 320 Washington Street
 Brookline, MA 02445
 CLASS RM p: (617) 608-1551
 STORAGE
 A: 443 sq ft
 132 sq ft

 49'-0"
 (EXISTING)
 STAIR 2 EGRESS?
 144 sq ft
 WC
 17'-8"
 51 sq ft



 ADMIN 48.0' (EXISTING)
 A: 175 sq ft
 CLASS RM
 A: 443 sq ft EX U
 TE NC
 RI O
 34 OR VER
 6 TE ED
 sq RR
 ft AC DATE
 E
 W.C.
 187 sq ft




 PREBLE STREET
 ADMIN

 CHANGE NAME
 A: 243 sq ft



 CH ID

 W.C.
 PREBLE STREET RESOURCE N/F EARL APARTMENTS, LLC. 187 sq ft
 CENTER MULTI-UNIT APARTMENT BUILDING YFO LOBBY
 TEEN CENTER 4 STORY ON CUMBERLAND
 343 CUMBERLAND AVENUE AVENUE 5 STORY IN PARKING LOT 57.4' 57.4' (EXISTING)


 DESCRIPTION
 VESTIBULE
 STAIR 1 ELEV.
 153 sq ft
 EL
 5'-0" 86 EVA
 sq TOR
 ft
 ISSUE
 NO.
 57.4'
 57.25'
 NOT FOR CONSTRUCTION
 WC
 53 sq ft


 10'-0 7/8"
 PROJECT YFP
 DATE 04/07/2020
 6'-6" REVISED 1




 1:12 RAMP UP (+/- 22' LONG)
 REVISED 2

 MAIL RM LOBBY & CIRC. PUBLIC PRE-K DRAWN BY RL/CB
 A: 198 sq ft A: 632 sq ft A: 919 sq ft 1:12 PHASE Schematic Design

 RAMP UP30'



 19'-11 1/8"


 UNCOVERED OUTDOOR PLAY SPACE
 & LANDSCAPED AREA
 (AT GRADE WITHIIN YFO PERIMETER)
 +/- 3,725 sq ft
 55.6'

 54.75'
 OFFICE
 A: 179 sq ft
 GROUND FLOOR
 7'-0" PLAN

 PROPERTY BOUNDARY A-1.2
 56.0 (EXISTING) 55.6' (EXISTING) 55.0 (EXISTING) 54.6 (NEW)
 54.5 (EXISTING)
 54.0' (EXISTING) CUMBERLAND AVENUE 53.0' (EXISTING)
 32
4/7/20, 11:26 AM: /Volumes/DESIGN/_ACTIVE-CLIENTS/YFP-CumberlandAveApts/YFP-05-ARCHICAD/YFP-20200407-SD-Massing.pln




 N 102 Exchange Street
 Portland, ME 04101
 (207) 842-2888

 GROUND FLOOR PLAN kaplanthompson.com

 1 SCALE: 1/8" = 1'-0"
 0 4' 8' 16'


 PROJECT

 YFP
 TYPICAL FLOOR CHILDCARE, MULTI-FAMILY HOUSING,
 TOTAL ENCLOSED GROSS AREA & COMMUNITY SERVICES
 8,770 sq ft



 1 BED 337 Cumberland Avenue
 206 Portland, ME 04101
 A: 550 sq ft



 CLIENT PARTNER
 3 BED
 205 YOUTH & FAMILY OUTREACH
 A: 949 sq ft 337 Cumberland Avenue
 Portland, ME 04101
 p: (207) 874-1073



 CLIENT PARTNER
 PORTLAND HOUSING
 DEVELOPMENT
 CORPORATION
 STUDIO 14 Baxter Boulevard
 203 Portland, ME 04101
 A: 403 sq ft p: (207) 221-8009




 DEAD-END CORRIDOR <50'
 2 BED
 204 CIVIL & LANDSCAPING
 A: 800 sq ft
 STUDIO CARROLL ASSOCIATES
 203 217 Commercial Street, Suite 200
 A: 375 sq ft Portland, ME 04101
 p: (207) 772-1552


 5'-0" EARLY CHILDCARE EDUCATION
 1 BED STUDIO MLA ARCHITECTS
 S
 206 320 Washington Street
 18 TAIR A: 550 sq ft
 1s 2 Brookline, MA 02445
 q
 ft p: (617) 608-1551

 BLD
 G.
 DIA 17'-8"
 G.




 STUDIO
 203
 A: 375 sq ft
 DATE




 MIN. SEPARATION = 1/3 BLDG. DIAG.
 1 BED
 206
 A: 550 sq ft
 STUDIO

 CHANGE NAME
 RO
 203 +/ OF
 -3 B
 18 ELO
 A: 375 sq ft sq W
 ft


 CH ID

 2 BED
 204
 A: 802 sq ft
 CO


 DESCRIPTION
 83 RR
 2 IDO
 sq R
 ft EL
 5'-0" 86 EVA
 sq TOR
 ft
 ISSUE
 STAIR 1 6'-6" NO.
 153 sq ft

 NOT FOR CONSTRUCTION
 J
 42 AN
 sq IT.
 ft PROJECT YFP
 DATE 04/07/2020
 REVISED 1
 REVISED 2
 DRAWN BY RL/CB
 PHASE Schematic Design




 2 BED 3 BED
 204 TYPICAL FLOOR
 205
 A: 807 sq ft PLAN
 A: 946 sq ft

 A-1.3
 33



 Washington Gardens – Project Summary
PROJECT SUMMARY
Portland Housing Development Corporation (PHDC) proposes the rehabilitation of Washington Gardens, a
100-unit property in East Deering. The community contains 15 two-story, garden-style residential buildings
and serves seniors and persons with disabilities. It is currently Public Housing and will convert to a Section 8
Project Based Voucher (PBV) funding platform through HUD’s Section 18 Demolition & Disposition program
at closing.

After nearly fifty years without a significant renovation, the property is in fair-to-poor condition and most
major systems are nearing the end of their useful life. The proposed scope of work will include but is not
limited to upgrading building envelopes and insulation, upgrading mechanical systems, adding new accessible
units, improving sitework and ramps, renovating unit interiors and finishes, installing new energy- and water-
efficient fixtures and appliances, and installing rooftop solar photovoltaic panels.

PHDC requests $400,000 of funding at 0% interest from the City of Portland to support the rehabilitation
of 100 affordable units at Washington Gardens. This request equals $4,000 per unit. All other rehabilitation
funding sources have been secured, including an allocation of competitive 9% Low Income Housing Tax
Credit (LIHTC) from MaineHousing. The project is expected to close and begin construction in Fall 2020.

UNIT MIX
Washington Gardens currently contains 100 units, comprised of 60 studio units, 36 one-bedroom units and
four (4) two-bedroom units. No change in unit mix or use will occur following rehabilitation.

TENANTS SERVED
Washington Gardens will continue to serve a senior (55+) and disabled population. All units will be
restricted to households earning at or below 50% and 60% of AMI. All 100 units will benefit from a PBV.

Following rehabilitation, 17 units will be reconfigured to be accessible to serve persons with a physical
disability. Two (2) units will be designed with audio/visual communication features to serve residents who
are hearing- and/or sight-impaired.

Washington Gardens will comply with the City of Portland’s 10% Homeless Set-Aside requirement, contingent
upon a funding award. As a rehabilitation, a Homeless Set-Aside Agreement will need to align with certain
HUD requirements, including existing residents’ right-to-return, waitlist and leasing requirements, and the
Section 8 Project-Based Voucher program, among others. We anticipate future discussions with the City to
satisfy the requirements of all parties involved.

SPECIAL FEATURES
Washington Gardens contains a community room, central laundry facilities, an outdoor patio and gazebo,
and on-site property management. The property benefits from a part-time, on-site mental health worker
from Shalom House.

IMPACT ON NEIGHBORHOOD
The Washington Gardens rehabilitation will further improve East Deering and the City of Portland’s stock
of quality, affordable housing options for seniors and persons with disabilities. This project will guarantee
the buildings’ long-term physical and financial sustainability, better serve the needs of its residents, and
improve accessibility.


 1
 34




RESPONSE TO SELECTION CRITERION AND PREFERENCE GUIDELINES
PROPOSED USE OF FUNDS TO ACHIEVE CITY OF PORTLAND’S GOALS & ADDRESS DEMONSTRATED NEEDS
 • MARKET DEMAND – High demand exists for affordable studio, one-bedroom and two-bedroom
 rental units in Portland for seniors and persons with disabilities. This project will meet the market’s
 high demand for affordability with 100 vouchered units in East Deering.
 • ZONING – No zoning amendments or contract or conditional zones are required.
 • ECONOMIC DIVERSITY – This project will promote economic diversity in the East Deering
 neighborhoods. The average family income in the East Deering census tract is $71,898, or 77% of
 AMI. The average income has risen in this census tract over the past five years. The rehabilitation will
 maintain affordable homes for seniors and persons with disabilities earning at or below 60% AMI.
 • CITY SUBSIDY – This application requests $4,000 of subsidy per unit.

IMPACT ON SURROUNDING NEIGHBORHOOD, DESIGN COMPATIBILITY & ENVIRONMENTAL ISSUES
 • SITE SELECTION – The project is fully appropriate for use as multifamily residential. Washington
 Gardens is surrounded on all sides by low-rise single- and multi-family properties.
 • EXTERIOR DESIGN – Washington Gardens was built in 1973. Its designs is fully consistent with the
 surrounding neighborhood design characteristics. It’s 15 low-rise, wooden-framed buildings blend in
 with adjacent low-rise properties and enhance the residential atmosphere of the community.
 • AMENITIES AND UNIT DESIGN – Washington Gardens offers its residents a suite of amenities,
 including a community room, central laundry facilities, an outdoor patio and gazebo, and on-site
 property management. Residents will benefit from a part-time, on-site mental health worker from
 the Shalom House. The property is, and will continue to be, non-smoking. The rehabilitation will bring
 units up to like-new status with modern, marketable and durable features and finishes.
 • ENVIRONMENTAL – No environmental issues exist at Washington Gardens. The City of Portland
 completed an Environmental Assessment (EA) of Washington Gardens on 8/15/19 and
 recommended a Finding Of No Significant Impact (FONSI). HUD approved the EA on 10/1/19.

FINANCIAL FEASIBILITY, INCLUDING COST, DEVELOPMENT BUDGET, PRO FORMA & LEVERAGED FUNDS
 • DEVELOPMENT BUDGET & SOURCES AND USES – Every development budget line item complies with
 applicable City of Portland guidelines. Project budget, sources and uses are reasonable & customary.
 • OPERATING PRO FORMA – Every operating pro forma line item complies with applicable City of
 Portland guidelines. Operating expenses are reasonable and customary.

APPLICANT'S ABILITY TO COMPLETE PROJECT
 • READINESS TO PROCEED – The project is anticipated to begin construction in Fall 2020 and be
 completed by mid-2022. Except for an award of City HOME/HTF, all other funding sources have
 been secured, including an allocation of 9% Low Income Housing Tax Credit (LIHTC) from
 MaineHousing. All project sources are projected at terms and conditions that are consistent with
 PHDC’s experience and deemed reasonable.
 • TRACK RECORD OF DEVELOPMENT TEAM – Every development member has a long and successful
 track record with projects similar to the Washington Gardens rehab. PHDC (developer), CWS
 Architects (architect), Carroll & Associates (landscape architect), and Drummond Woodsum
 (attorney) have extensive experience with multifamily renovation projects in Portland.
 • CURRENT CAPACITY OF DEVELOPMENT TEAM – All development team members have exceptional
 depth of human and financial resources to complete this project. PHDC extensively vets all partners
 to ensure appropriate staff availability, technical expertise and financial capacity. PHDC selects all
 development team members through a competitive RFQ or RFP procurement process to ensure that
 only the most qualified firms work on each of our multifamily projects.
 35




BUILDING EXTERIORS
 36




ON-SITE PROPERTY MANAGEMENT OFFICE




COMMUNITY CENTER
Washington Gardens 37



577 Washington Avenue, Portland, ME 04103




 SITE
Washington Gardens 38



577 Washington Avenue, Portland, ME 04103
 39


Washington Gardens – Parcel Map
Comprised of four parcels:
 • 428-B-022 – includes 12 Residential Buildings and Community Center
 • 428-C-009 – includes 3 Residential Buildings
 • 428-B-018 – includes Property Management Office
 • 428-B-019 – includes Maintenance Shed
 40




 Legend




 Utility Note




 Flood Zone Note




Title Report




 ALTA / NSPS Land Title Survey
 Washington Gardens
 14 Churchill Street
 Zoning Information Portland, Cumberland County, Maine
 Made For
 Portland Housing Authority
 14 Baxter Boulevard, Portland, Maine
 Surveyor's Certification




 General Notes


 Plan References
 Possible Encroachments Lot Areas

 OWEN HASKELL, I NC.
 PROFESSIONAL LAND SURVEYORS
 SCALE : 1" = 30' 390 U.S. ROUTE 1, UNIT 10, FALMOUTH, ME 04105 TEL. 207-774-0424
 DRAWN BY: RS / JLW FIELD BOOK: FILE JOB NO. 2019-043 P
 0' 15' 30' 60'
 CHECKED BY: RRL SCALE: 1" = 30' DRWG. NO. 1
 41




Legal Description Survey Description


 “
 “
 ”
 ”




 ALTA / NSPS Land Title Survey
 Washington Gardens
 14 Churchill Street
 Portland, Cumberland County, Maine
 Made For
 Portland Housing Authority
 14 Baxter Boulevard, Portland, Maine
 OWEN HASKELL, I NC.
 PROFESSIONAL LAND SURVEYORS
 390 U.S. ROUTE 1 UNIT 10, FALMOUTH, MAINE 04105 207-774-0424
 DATE: 1/9/2020 SHEET 2 OF 2 JOB NO. 2019-043P
 42
Rent Schedule and Income - Washington Gardens 4/29/2020

 UNIT INFORMATION RENTAL INCOME OPERATING SUBSIDY INCOME
 Monthly Annual Total Annual
 # of # of Unit LIHTC PBV Unit Income Limit Max Gross Less Utility Max Contract Proposed Annual Rental Voucher
Unit Type Voucher Diff. Voucher Diff. Rent. + Vouch.
 BR Units Sq. Ft. Unit (% AMI) LIHTC Rent Allowance LIHTC Rent Contract Rent Income Rent
 Sect_18 PUPM Total Income
0BR @ 50% AMI - PBV 0 37 Y Y 50% 877 0 877 877 389,388 1,100 223 99,012 488,400
0BR @ 60% AMI - PBV 0 23 Y Y 60% 1,053 0 1,053 1,053 290,628 1,100 47 12,972 303,600
1BR @ 50% AMI - PBV 1 22 Y Y 50% 940 0 940 940 248,160 1,283 343 90,552 338,712
1BR @ 60% AMI - PBV 1 14 Y Y 60% 1,128 0 1,128 1,128 189,504 1,283 155 26,040 215,544
2BR @ 50% AMI - PBV 2 1 Y Y 50% 1,128 0 1,128 1,128 13,536 1,645 517 6,204 19,740
2BR @ 60% AMI - PBV 2 3 Y Y 60% 1,354 0 1,354 1,354 48,744 1,645 291 10,476 59,220
- - - - - - - - -
- - - - - - - - -
- - - - - - - - -
TOTAL 104 100 0 100 100 1,179,960 245,256 1,425,216



OTHER INCOME UNIT INFO EFFECTIVE GROSS INCOME SQUARE FOOTAGE AND APPLICABLE FRACTION
Description Yr 1 BR Size UA Mrkt. Study PBV Rent Line Item Yr 1 Description Units Sq. Ft.
 0 BR 0 1,100 1,179 Gross Rental Income 1,179,960 LIHTC Units 100 56,306
 1 BR 0 1,320 1,283 Operating Subsidy Income 245,256 Non-LIHTC Units 0 0
 2 BR 0 1,645 1,667 Other Income 0 TOTAL UNITS 100 56,306
 3 BR 0 0 2,180 Vacancy Loss @ 5.0% (71,261)
TOTAL OTHER INCOME 0 4 BR 0 0 2,654 Tax Increment Financing 138,750 Applicable Fraction By Units By Sq.Ft.
 5 BR 0 0 3,051 Commercial Income 0 by Calculation Method: 100% 100%
TAX INCREMENT FINANCING 6 BR 0 0 3,449 EFFECTIVE GROSS INCOME 1,492,705 APPLICABLE FRACTION 100%
75% TIF for 30 years 138,750
 UTILITIES Residential Units Sq. Ft. 56,306
COMMERCIAL RENTAL INCOME Utility Responsible Type Residential Common Areas Sq. Ft. 3,370
Commercial Rent 0 Electricity Owner CMP Commercial Rental Sq. Ft. 0
 Heat Owner Gas/Unitil Other Sq. Ft. 0
 Hot Water Owner Gas/Unitil TOTAL PROJECT SQUARE FOOTAGE 59,676
 Cooking Owner Electric/CMP
 Water/Sewer Owner City
 Trash Owner Private




 Rent 1/7
 43
Operating Expenses - Washington Gardens 4/29/2020

 Line Item Total Per Unit Line Item Total Per Unit
ADMINISTRATIVE EXPENSES GENERAL EXPENSES
 Management Fees 58,000 580 Property Taxes 185,000 1,850
 Management Charges 58,000 580 Property and Liability Insurance 25,000 250
 Marketing 906 9 Other Financial Expenses 0
 Legal 2,768 28 Resident Services 55,000 550
 Background Checks 0 Other General 0
 Property Postage/Copier 0 Subtotal General Expenses 265,000 2,650
 Interpreting 0
 Bank Charges 0
 Rent Comp Study 0 HOUSING OPEX 818,254 8,183
 Software and Maintenance of Computers 0
 Auditing 6,500 65
 Other Admin. 41,254 413 COMMERCIAL EXPENSES
 Subtotal Administrative Expenses 167,428 1,674 Admin Expenses 0 0
 Operating Expenses 0 0
UTILITY EXPENSES Maintenance Expenses 0 0
 Heating Fuel 52,398 524 General Expenses 0 0
 Electricity 34,000 340 Other Comm. 0 0
 Water/Sewer 38,206 382 Subtotal Commercial Expenses 0 0
 Property Internet/Phone for Tenant Use 784 8
 Other Utility Telemed Wifi 7,500 75
 Subtotal Utility Expenses 132,888 1,329 TOTAL OPEX 818,254 8,183

MAINTENANCE EXPENSES
 Janitorial Payroll 9,877 99 RESERVE CONTRIBUTIONS
 Janitorial Supplies and Equipment 348 3 Replacement Reserve 45,000 450
 Janitorial Contractual Services 4,694 47 Other Reserve 0 0
 Garbage and Trash Removal 34,455 345
 Vehicle and Equipment 2,944 29
 Grounds Maintenance Payroll 0 0 TOTAL OPEX + RESERVES 863,254 8,633
 Grounds Tools and Supplies 0 0
 Grounds Contractual Services 23,179 232
 Miscellaneous Ground Maintenance 0 0
 Building Maintenance Payroll 105,000 1,050
 Building Tools and Supplies 29,562 296
 Building Contractual Services 25,473 255
 Building Systems Maintenance 13,895 139
 Miscellaneous Building Maintenance 3,511 35
 Other Maint. 0
 Subtotal Maintenance Expenses 252,938 2,529


 Opex 2/7
 44
Development Budget - Washington Gardens 4/29/2020

 LIHTC Basis T-E Bonds HTC Basis
 Line Item Total Per Unit NC/R Basis Acq Basis Ineligible 50% Test QRE Non-QRE Allocable
CONSTRUCTION COSTS
 On-Site Improvements 1,511,770 15,118 1,511,770 0 0 1,511,770 1,511,770 0 0
 Construction: Residential 7,578,845 75,788 7,578,845 0 0 7,578,845 7,578,845 0 0
 Construction: Commercial 0 0 0 0 0 0 0 0 0
 Demolition 0 0 0 0 0 0 0 0 0
 General Requirements 0 0 0 0 0 0 0 0 0
 Builder Overhead 0 0 0 0 0 0 0 0 0
 Builder Profit 377,403 3,774 377,403 0 0 377,403 377,403 0 0
 Bond Premium 94,454 945 94,454 0 0 94,454 94,454 0 0
 Other Construction Costs 280,000 2,800 280,000 0 0 280,000 280,000 0 0
 Construction Contingency 1,000,000 10,000 1,000,000 0 0 1,000,000 1,000,000 0 0
 Subtotal Construction Costs 10,842,472 108,425 10,842,472 0 0 10,842,472 10,842,472 0 0

SOFT COSTS
 Permits & Impact Fees 110,250 1,103 110,250 0 0 110,250 110,250 0 0
 Survey & Engineering 66,125 661 66,125 0 0 66,125 66,125 0 0
 Architectural & Design 525,000 5,250 525,000 0 0 525,000 525,000 0 0
 Legal 95,000 950 95,000 0 0 95,000 95,000 0 0
 Title & Recording 22,000 220 22,000 0 0 22,000 22,000 0 0
 Accounting 9,000 90 9,000 0 0 9,000 9,000 0 0
 Construction Period Tax 20,000 200 20,000 0 0 20,000 20,000 0 0
 Insurance 40,000 400 40,000 0 0 40,000 40,000 0 0
 Soft Cost Contingency 90,000 900 90,000 0 0 0 90,000 0 0
 Subtotal Soft Costs 977,375 9,774 977,375 0 0 887,375 977,375 0 0

FINANCING COSTS
 Construction Loan Costs 465,000 4,650 465,000 0 0 465,000 465,000 0 0
 Permanent Loan Costs 0 0 0 0 0 0 0 0 0
 Subtotal Financing Costs 465,000 4,650 465,000 0 0 465,000 465,000 0 0

MISCELLANEOUS COSTS
 Market Study 6,000 60 0 0 6,000 0 6,000 0 0
 Appraisal 4,000 40 0 0 4,000 0 4,000 0 0
 Environmental 35,650 357 35,650 0 0 35,650 0 35,650 0
 LIHTC Process & Monitoring Fees 138,250 1,383 0 0 138,250 0 0 138,250 0
 Relocation 300,000 3,000 0 0 0 0 0 0 0
 FF&E 95,000 950 95,000 0 0 95,000 0 95,000 0
 Other Misc Costs 109,345 1,093 109,345 0 0 109,345 20,000 89,345 0
 Subtotal Miscellaneous Costs 688,245 6,882 239,995 0 148,250 239,995 30,000 358,245 0


 Uses 3/7
 45
Development Budget - Washington Gardens 4/29/2020

 LIHTC Basis T-E Bonds HTC Basis
 Line Item Total Per Unit NC/R Basis Acq Basis Ineligible 50% Test QRE Non-QRE Allocable

ACQUISITION COSTS
 Structure 0 0 0 0 0 0 0 0 0
 Land 0 0 0 0 0 0 0 0 0
 Existing Reserve Account Balance 0 0 0 0 0 0 0 0 0
 Repay Existing Mortgage Balance 410,376 4,104 0 0 410,376 0 0 410,376 0
 Other 0 0 0 0 0 0 0 0 0
 Subtotal Acquisition Costs 410,376 4,104 0 0 410,376 0 0 410,376 0

RESERVES
 Operating Deficit Escrow (ODE) 350,000 3,500 0 0 350,000 0 0 350,000 0
 Replacement Reserve (IDRR) 100,000 1,000 0 0 100,000 0 0 100,000 0
 Tax & Insurance Reserve (T&I) 125,000 1,250 0 0 125,000 0 0 125,000 0
 Rent Up & Marketing/Working Capital 0 0 0 0 0 0 0 0 0
 Other 0 0 0 0 0 0 0 0 0
 Subtotal Reserves 575,000 5,750 0 0 575,000 0 0 575,000 0

DEVELOPMENT FEES
 Subtotal Development Overhead & Fees 750,000 7,500 750,000 0 0 750,000 750,000 0 0

 TOTAL DEVELOPMENT COSTS 14,708,468 147,085 13,274,842 0 1,133,626 13,184,842 13,064,847 1,343,621 0
 MAINEHOUSING TDC INDEX 140,379




 Uses 4/7
 46
Sources - Washington Gardens 4/29/2020

FINANCING
 Repayment Annual
Source Amount Rate Term Amort. Lien Loan Type
 Type Payment
MH Subsidy 1,199,999 0.00% 30 0 No Interest CF Contingent 0
MH Interest-Only Loan 0 6.00% 40 0 Interest-Only Must-Pay 0
Conventional Mortgage 0 5.50% 20 30 Amortizing Must-Pay 0
City - HOME/HTF 400,000 0.00% 30 30 No Interest CF Contingent 0
City - CDBG 184,150 0.00% 30 30 No Interest CF Contingent 0
GSB Loan w/ AHP Sub. Advance 8,124,679 5.10% 20 30 1st Amortizing Must-Pay 529,355
AHP Direct Subsidy 650,000 0.00% 30 30 No Interest CF Contingent 0
Seller Note 0 0.00% 40 40 Amortizing CF Contingent 0
Sponsor Loan 0 5.00% 30 30 Amortizing Must-Pay 0
Deferred Developer Fee 0 0.00% 15 0 No Interest CF Contingent 0
 0
 0
 Total Financing 10,558,828 529,355

EQUITY
Source Amount Yield
LIHTC Equity 3,599,640 0.80
Fed HTC Equity 0 0.00
State HTC Equity 0 0.00
State LIHTC Equity 0 0.00
Capital Funds 0
Existing Operating Reserves 0
Interim Income 550,000
 Total Equity 4,149,640

SOURCES & USES
 Total Per Unit
Total Sources 14,708,468 147,085
Total Uses 14,708,468 147,085
 CAPITALIZATION GAP (SURPLUS) 0 0




 Sources 5/7
 47
Cash Flow - Washington Gardens
 8 Mo.
 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
 % Infl. 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037
INCOME
 Gross Rental Income (Below) 786,640 1,203,559 1,227,630 1,252,183 1,277,227 1,302,771 1,328,827 1,355,403 1,382,511 1,410,161 1,438,365 1,467,132 1,496,475 1,526,404 1,556,932 1,588,071
 Operating Subsidy Income (Below) 163,504 250,161 255,164 260,268 265,473 270,782 276,198 281,722 287,356 293,104 298,966 304,945 311,044 317,265 323,610 330,082
 Other Income (Below) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Less Vacancy Loss 5.0% (47,507) (72,686) (74,140) (75,623) (77,135) (78,678) (80,251) (81,856) (83,493) (85,163) (86,867) (88,604) (90,376) (92,183) (94,027) (95,908)
 Tax Increment Financing (Below) 92,500 141,525 144,356 147,243 150,187 153,191 156,255 159,380 162,568 165,819 169,135 172,518 175,969 179,488 183,078 186,739
 Commercial Income (Below) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 EFFECTIVE GROSS INCOME 995,137 1,522,559 1,553,010 1,584,071 1,615,752 1,648,067 1,681,028 1,714,649 1,748,942 1,783,921 1,819,599 1,855,991 1,893,111 1,930,973 1,969,593 2,008,985

OPERATING EXPENSES
 Administrative Expenses 3.0% 111,619 172,451 177,624 182,953 188,442 194,095 199,918 205,915 212,093 218,456 225,009 231,760 238,712 245,874 253,250 260,847
 Utility Expenses 3.0% 88,592 136,875 140,981 145,210 149,567 154,054 158,675 163,435 168,339 173,389 178,590 183,948 189,467 195,151 201,005 207,035
 Maintenance Expenses 3.0% 168,625 260,526 268,342 276,392 284,684 293,224 302,021 311,082 320,414 330,027 339,928 350,125 360,629 371,448 382,591 394,069
 General Expenses 3.0% 176,667 272,950 281,139 289,573 298,260 307,208 316,424 325,917 335,694 345,765 356,138 366,822 377,827 389,161 400,836 412,861
 Commercial Expenses 3.0% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 TOTAL OPEX 3.0% 545,503 842,802 868,086 894,128 920,952 948,581 977,038 1,006,349 1,036,540 1,067,636 1,099,665 1,132,655 1,166,635 1,201,634 1,237,683 1,274,813

 NET OPERATING INCOME 449,634 679,758 684,925 689,942 694,800 699,487 703,990 708,300 712,402 716,285 719,934 723,336 726,477 729,340 731,910 734,172

RESERVE DEPOSITS
 Deposit to Replacement Reserve 3.0% 30,000 46,350 47,741 49,173 50,648 52,167 53,732 55,344 57,005 58,715 60,476 62,291 64,159 66,084 68,067 70,109
 Deposit to Other Reserve 3.0% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 TOTAL OPEX + RESERVES 575,503 889,152 915,826 943,301 971,600 1,000,748 1,030,770 1,061,694 1,093,544 1,126,351 1,160,141 1,194,945 1,230,794 1,267,718 1,305,749 1,344,922

 NOI AFTER RESERVES 419,634 633,408 637,184 640,770 644,152 647,319 650,258 652,956 655,398 657,570 659,458 661,046 662,317 663,256 663,844 664,063

DEBT SERVICE
 MH Subsidy 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 MH Interest-Only Loan 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Conventional Mortgage 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 City - HOME/HTF 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 City - CDBG 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 GSB Loan w/ AHP Sub. Advance 352,903 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355
 AHP Direct Subsidy 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Seller Note 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Sponsor Loan 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Deferred Developer Fee 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 - 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 - 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 TOTAL DEBT SERVICE 352,903 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355

 DSCR 1.19 1.20 1.20 1.21 1.22 1.22 1.23 1.23 1.24 1.24 1.25 1.25 1.25 1.25 1.25 1.25
 NET CASH FLOW 66,731 104,053 107,829 111,415 114,797 117,964 120,903 123,600 126,043 128,215 130,103 131,691 132,962 133,901 134,489 134,708
 CASH FLOW PER UNIT 667 1,041 1,078 1,114 1,148 1,180 1,209 1,236 1,260 1,282 1,301 1,317 1,330 1,339 1,345 1,347

Rent & Income Inflation
 Yr 1-5: 2.0%
 Yr 6-15: 2.0%
 Yr 16-30: 2.0%




 CF 6/7
 48
Cash Flow - Washington Gardens 4/29/2020

 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30
 % Infl. 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052
INCOME
 Gross Rental Income (Below) 1,619,832 1,652,229 1,685,273 1,718,979 1,753,358 1,788,426 1,824,194 1,860,678 1,897,892 1,935,849 1,974,566 2,014,058 2,054,339 2,095,426 2,137,334
 Operating Subsidy Income (Below) 336,684 343,418 350,286 357,292 364,438 371,726 379,161 386,744 394,479 402,368 410,416 418,624 426,997 435,537 444,247
 Other Income (Below) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Less Vacancy Loss 5.0% (97,826) (99,782) (101,778) (103,814) (105,890) (108,008) (110,168) (112,371) (114,619) (116,911) (119,249) (121,634) (124,067) (126,548) (129,079)
 Tax Increment Financing (Below) 190,474 194,283 198,169 202,133 206,175 210,299 214,505 218,795 223,171 227,634 232,187 236,830 241,567 246,398 251,326
 Commercial Income (Below) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 EFFECTIVE GROSS INCOME 2,049,164 2,090,148 2,131,951 2,174,590 2,218,081 2,262,443 2,307,692 2,353,846 2,400,923 2,448,941 2,497,920 2,547,878 2,598,836 2,650,813 2,703,829

OPERATING EXPENSES
 Administrative Expenses 3.0% 268,673 276,733 285,035 293,586 302,394 311,465 320,809 330,434 340,347 350,557 361,074 371,906 383,063 394,555 406,392
 Utility Expenses 3.0% 213,246 219,644 226,233 233,020 240,011 247,211 254,627 262,266 270,134 278,238 286,585 295,183 304,038 313,159 322,554
 Maintenance Expenses 3.0% 405,891 418,068 430,610 443,528 456,834 470,539 484,655 499,195 514,171 529,596 545,484 561,848 578,704 596,065 613,947
 General Expenses 3.0% 425,247 438,005 451,145 464,679 478,619 492,978 507,767 523,000 538,690 554,851 571,497 588,642 606,301 624,490 643,225
 Commercial Expenses 3.0% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 TOTAL OPEX 3.0% 1,313,057 1,352,449 1,393,023 1,434,813 1,477,858 1,522,193 1,567,859 1,614,895 1,663,342 1,713,242 1,764,639 1,817,579 1,872,106 1,928,269 1,986,117

 NET OPERATING INCOME 736,107 737,698 738,928 739,776 740,224 740,250 739,833 738,951 737,581 735,699 733,280 730,300 726,730 722,543 717,712

RESERVE DEPOSITS
 Deposit to Replacement Reserve 3.0% 72,212 74,378 76,609 78,908 81,275 83,713 86,225 88,811 91,476 94,220 97,047 99,958 102,957 106,045 109,227
 Deposit to Other Reserve 3.0% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 TOTAL OPEX + RESERVES 1,385,269 1,426,827 1,469,632 1,513,721 1,559,133 1,605,907 1,654,084 1,703,706 1,754,818 1,807,462 1,861,686 1,917,537 1,975,063 2,034,315 2,095,344

 NOI AFTER RESERVES 663,895 663,320 662,318 660,868 658,949 656,536 653,608 650,139 646,105 641,479 636,234 630,342 623,773 616,498 608,485

DEBT SERVICE
 MH Subsidy 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 MH Interest-Only Loan 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Conventional Mortgage 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 City - HOME/HTF 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 City - CDBG 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 GSB Loan w/ AHP Sub. Advance 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355
 AHP Direct Subsidy 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Seller Note 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Sponsor Loan 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 Deferred Developer Fee 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 - 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 - 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
 TOTAL DEBT SERVICE 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355 529,355

 DSCR 1.25 1.25 1.25 1.25 1.24 1.24 1.23 1.23 1.22 1.21 1.20 1.19 1.18 1.16 1.15
 NET CASH FLOW 134,540 133,965 132,963 131,513 129,594 127,181 124,253 120,784 116,750 112,124 106,879 100,987 94,418 87,143 79,130
 CASH FLOW PER UNIT 1,345 1,340 1,330 1,315 1,296 1,272 1,243 1,208 1,167 1,121 1,069 1,010 944 871 791

Rent & Income Inflation
 Yr 1-5: 2.0%
 Yr 6-15: 2.0%
 Yr 16-30: 2.0%




 CF 7/7
 CITY OF PORTLAND
 Planning & Urban Development Department
 Housing and Community Development Division

TO: Councilor Duson, Chair
 Members of the Housing Committee

FROM: Mary P. Davis, HCD Division Director

DATE: June 5, 2020

SUBJECT: Affordable Housing Tax Increment Financing Request (AHTIF)
 45 Brown Street


The City of Portland’s Division of Housing and Community Development recently received
an Affordable Housing Tax Increment Financing (AHTIF) application from Presidium for a
project located at 45 Brown Street.

45 Brown Street is located in an existing city council approved area-wide TIF district, the
Downtown TIF. The area-wide TIF district will need to be amended to carve out this site to
enable a free standing 30-year affordable housing TIF district to be established.

45 Brown Street

The Presidium Real Estate development team is proposing a new development project that
will result in 278 new units of rental housing. According to the developer’s application:

“45 Brown Street currently is a 4-story parking garage and sits on
approximately 1.09+/- acres. 45 Brown Street along with the neighboring
buildings located at 477 Congress Street, 481 Congress Street and 22 Preble
Street were purchased together in a distressed foreclosure sale. The
subject property of 45 Brown Street as a result of years of neglect has
been left in disrepair. The current zoning allows for residential housing
and the current parking garage that exists will be demolished and replaced
with a new 2.5 level parking structure that will be in the footprint of
the existing garage, plus the current surface parking lot, that can
accommodate 256 vehicles. On top of the garage, a new 7 story multifamily
278 unit apartment building will be erected, with programming of studios
(40%), 1 bedroom (40%) and 2 bedroom units (20%). The apartment
construction will be energy efficient, contain high ceilings, lots of
natural light and will be efficient in size to accommodate many
demographics. The demand in the local market has been for new construction,
smaller living areas that maximize space, building amenities for common
space and a convenient downtown location. The initial concept prioritizes
green space such as outdoor common area, garden space and attractive
amenities such as co-working space, lounge area, fitness, dog wash, bicycle
storage, etc. High priority will be placed on security to provide safety

 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
for all of the residents living onsite. It is estimated that approximately
43+% of the proposed residential units will have rent that is lower than
the 120% of AMI rent, exceeding the 33% target provided within Portland’s
Affordable Housing TIF program. Additionally, 100% of the studios, 10% of
the 1 bedroom and 10% of the 2 bedroom units will meet Portland’s
inclusionary zoning rent requirement of less than 100% of AMI.”

The development will tentatively include:


 45 Brown Street
 Studio (103) at or below 100% area median income 103
 at or below 120% area median income 0
 Market Rate 0
 One-bedroom (114) at or below 100% area median income 11
 at or below 120% area median income 0
 Market Rate 103
 two-bedroom (61) at or below 100% area median income 7
 at or below 120% area median income 0
 Market Rate 54
 Total at or below 100% area median income 121
 Total at or below 120% area median income
 Total Market Rate 157
 Total Units 278


FINANCIAL IMPACT

The project has an estimated total development cost of $88,186,655. When completed, this
project’s new building assessed value is estimated at $55,600,000, which would yield
$1,296,036 in annual assessed property value at the current FY20 mill rate. The increased
assessed value is estimated at an annual amount of $47,102,400 or $1,318,867,200 over the
30 year term of the district.

 Captured Valuation
 (Increased Assessed
 Original Assessed Value Increased Assessed Value Value x 75%)
 $8,497,600 $47,102,400 $35,326,800

Seventy-Five (75%) percent of the increased tax revenue will be captured revenue returned
to the developer through a Credit Enhancement Agreement. Captured revenue returned to
the developer averages an estimated annual amount of $1,079,265 or $32,377,960 over the
30 year term of the district. The remaining 25% is non-captured general fund revenue with
an estimated annual amount of $359,755 or $10,792,653 over the 30 year term of the district.
Non-captured general fund revenues have an annual estimate of $273,213 or $8,196,401 over
the 30 year term of the district.

 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 Captured Revenue to
 Developer (assumes 2% Captured Revenue Returned to
 increase/year to mill rate) City (assumes 2% Non -Captured
 (Tax Dollars returned to increase/year to mill rate) (Tax General Fund
 the Developer's District Dollars returned to the City's Revenue (Tax Dollars City OAV General
 Account) District Account) in General Fund) Fund Revenues
 30 Year TIF Total $32,377,960 $0 $10,792,653 $8,196,401
 30 Year Average $1,079,265 $0 $359,755 $273,231


With the tax sheltering benefits of TIF Districts, overall savings to the City during the term
of the district averages an estimated annual amount of $296,406, or $8,892,166 over the 30
year term of the district.

 1. Sheltered Valuation 3. Avoided Loss of State
 2. Avoided Loss of State 4. Avoided Increase in 5. Total Avoided
 (same as Captured Municipal Revenue
 Aid for Education County Tax Impacts (2+3+4)
 Valuation Sharing
 30 Year TIF Total $989,150,400 $7,605,154 $741,266 $545,747 $8,892,166
 30 Year Average $32,971,680 $253,505 $24,709 $18,192 $296,406




Attachments:
45 Brown Tax Increment Financing Application Summary (includes project pro forma)
TIF District Map
TIF Model Spreadsheets




 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 portland, maine




45 BROWN ST
278 U N I TS | 25 6 PA R K I N G STA L L S | 9 - STO RY
 E X E CU TI V E S U M M A RY | 45 BR OWN ST R E E T




 SITE LOCATION U E
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PAGE 01 C


 SITE
 64,840 SF

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 E X E CU TI V E S U M M A RY | 45 BR OWN ST R E E T




PROJECT IMAGES


 PAGE 02
 E X E CU TI V E S U M M A RY | 45 BR OWN ST R E E T




 DRONE IMAGES


PAGE 03
 EEXXEECU
 CUTI
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 ARY | | 45
 45BR
 BROWN
 OWNST
 STRREEEETT




AMENITIES


 PAGE 04
 LOC ATI O N & E CONOMICS | 45 BR OWN ST R E E T




 45 BROWN STREET
 278 unit multifamily development
 Land Size 1.489 Acres $74.0 /land sf
 Number of Units 278
 Gross Building Square Feet 212,844 sf
 Net Rentable Square Feet 170,275 sf 80.0%

PAGE 05 PROJECT BUDGET $/Unit $/NRSF $ Amount
 Hard Costs $228,248 $373 $63,452,941
 FFE $3,094 $5 $860,000
 Soft Costs $16,171 $26 $4,495,652
 Financing Fee $8,152 $13 $2,266,245
 Construction Interest Reserve $6,554 $11 $1,821,915
 SubTotal $262,219 $428 $72,896,754
 BSPRA - 10% $26,222 $43 $7,289,675
 Land $17,266 $28 $4,800,000
 Total Replacement Cost $305,707 $499 $84,986,429
 Contingency $7,774 $13 $2,161,103
 Non-Mortgageable Fees $29,960 $49 $8,328,798
 BSPRA Adjustment -$26,222 -$43 -$7,289,675
 Total Cost Budget $317,218 $518 $88,186,655

 PROJECT TIMELINE
 Start Q4 2019 Q4 2020 Q2 2022 Q4 2022 Q1 2023 Q4 2030
 Action Design & Plan Break Ground Lease Up Delivery Stabilization Sale
 LO CATI O N & E CO NO M IC S | 45 BR OWN ST R E E T




45 BROWN UNIT MIX
tif qualified units 120% ami Size # Units $/Unit/Mo. $/SF/Mo. Unit Mix
Studio 400 92 $1,400 $3.50 33.0%


INCLUSIONARY ZONING UNIT MIX - 100 AMI Size # Units $/Unit/Mo. $/SF/Mo. Unit Mix
Studio 400 11 $1,400 $3.50 4.0%
1B 650 11 $1,716 $2.64 4.0%
2B 900 7 $1,968 $2.19 2.5%
SubTotal/Average 616 29 $1,657 $2.69 10.4%



 PAGE 06
Number of Units Under 120% AMI 121 43.5%*
*We have 43.5% units under 120% AMI, which qualifies for the 33% requirement.


market units Size # Units $/Unit/Mo. $/SF/Mo. Unit Mix
1B 650 103 $1,820 $2.80 37.0%
2B 900 54 $2,340 $2.60 19.5%
SubTotal/Average 736 157 $1,999 $2.72 56.5%

Total/Average 613 278 $1,766 $2.88 100.0%




2020 INCOME LIMITS
ami - household size
AMI 1 2 3 4 5 6 7
30% $21,100 $24,100 $27,100 $30,100 $32,550 $35,160 $39,640
50% $35,150 $40,150 $45,150 $50,150 $54,200 $58,200 $62,200
60% $42,378 $48,422 $54,486 $60,540 $65,383 $70,226 $75,070
80% $54,950 $62,800 $70,650 $78,500 $84,800 $91,100 $97,350
100% $70,630 $80,720 $90,810 $100,900 $108,972 $117,044 $125,116
110% $77,693 $88,792 $99,891 $110,990 $119,870 $128,748 $137,628
120% $84,756 $96,864 $108,972 $121,080 $130,767 $140,453 $150,139

maximum rents - bedroom count
AMI 0 1 2 3 4 5 6
30% $448 $528 $603 $678 $753 $814 $879
50% $747 $879 $1,004 $1,129 $1,254 $1,355 $1,455
60% $901 $1,059 $1,211 $1,362 $1,514 $1,635 $1,756
80% $1,168 $1,374 $1,570 $1,766 $1,963 $2,120 $2,278
100% $1,501 $1,766 $2,018 $2,270 $2,523 $2,724 $2,926
120% $1,801 $2,119 $2,422 $2,724 $3,027 $3,269 $3,511
 LOC ATI O N & E CONOMICS | 45 BR OWN ST R E E T




 BUDGET
 BUDGET SUMMARY $ Amount $/Unit $/GSF $/NRSF %
 A&E $1,400,000 $5,036 $6.58 $8.22 1.6%
 Hard Costs $63,452,941 $228,248 $298.12 $372.65 72.0%
 FFE $860,000 $3,094 $4.04 $5.05 1.0%
 Retail TI $0 $0 $0.00 $0.00 0.0%
 Retail LC $0 $0 $0.00 $0.00 0.0%

PAGE 07
 Permit/City Fees $1,466,667 $5,276 $6.89 $8.61 1.7%
 Property Tax $750,966 $2,701 $3.53 $4.41 0.9%
 HUD Financing Fees $2,266,245 $8,152 $10.65 $13.31 2.6%
 Construction Interest Reserve $1,821,915 $6,554 $8.56 $10.70 2.1%
 Misc. Closing Costs $878,020 $3,158 $4.13 $5.16 1.0%
 SubTotal $72,896,754 $262,219 $342.49 $428.11 82.7%
 BSPRA - (10%) $7,289,675 $26,222 $34.25 $42.81 8.3%
 Land $4,800,000 $17,266 $22.55 $28.19 5.4%
 Total Replacement Cost $84,986,429 $305,707 $399.29 $499.11 96.4%
 Working Capital - Contingency $1,373,482 $4,941 $6.45 $8.07 1.6%
 Working Capital - Lease-up $1,373,482 $4,941 $6.45 $8.07 1.6%
 Initial Operating Deficit $2,907,382 $10,458 $13.66 $17.07 3.3%
 Extra Hard Cost Contingency $530,106 $1,907 $2.49 $3.11 0.6%
 Contractor's Fee $1,269,059 $4,565 $5.96 $7.45 1.4%
 Development Fee $2,665,024 $9,586 $12.52 $15.65 3.0%
 Soft Cost Contingency $257,514 $926 $1.21 $1.51 0.3%
 Equity Fee $113,852 $410 $0.53 $0.67 0.1%
 Payment to MidHudson $0 $0 $0.00 $0.00 0.0%
 BSPRA Adjustment -$7,289,675 -$26,222 -$34.25 -$42.81 -8.3%
 Total Project Cost $88,186,655 $317,218 $414.33 $517.91 100.0%
 LO CATI O N & E CO NO M IC S | 45 BR OWN ST R E E T
YEAR 1 2 3 4 5 6 7 8 9 10
LEASE UP SUMMARY - TOTAL
Units Delivered Per Month 0 278 0 0 0 0 0 0 0 0
Cumulative 0 278 278 278 278 278 278 278 278 278
Average Occupants 0 49 244 259 259 259 259 259 259 259
Average Physical Occupancy 0.0% 17.7% 87.7% 93.0% 93.0% 93.0% 93.0% 93.0% 93.0% 93.0%
RENTAL INCOME
Scheduled Market Rent $5,467,614 $5,633,917 $5,805,278 $5,981,851 $6,163,795 $6,351,272 $6,544,452 $6,743,508 $6,948,618 $7,159,967
Scheduled Affordable Rent $593,354 $611,402 $629,998 $649,160 $668,905 $689,250 $710,215 $731,816 $754,075 $777,011
Scheduled Residential Rent $6,060,968 $6,245,319 $6,435,276 $6,631,011 $6,832,700 $7,040,523 $7,254,667 $7,475,325 $7,702,694 $7,936,979
LESS: Loss to Lease $0 -$4,787 -$72,873 -$83,890 -$86,441 -$89,070 -$91,780 -$94,571 -$97,448 -$100,412
LESS: Market Vacancy -$5,467,614 -$4,754,458 -$748,761 -$418,730 -$431,466 -$444,589 -$458,112 -$472,046 -$486,403 -$501,198
LESS: Affordable Vacancy -$593,354 -$382,935 -$44,100 -$45,441 -$46,823 -$48,248 -$49,715 -$51,227 -$52,785 -$54,391
LESS: Concessions $0 -$298,338 -$169,267 $0 $0 $0 $0 $0 $0 $0
Effective Rent $0 $804,801 $5,400,275 $6,082,951 $6,267,969 $6,458,616 $6,655,061 $6,857,481 $7,066,058 $7,280,979
COMMERCIAL INCOME-HOTEL


 PAGE 08
Hotel Parking Income $0 $0 $192,739 $198,602 $204,642 $210,867 $217,280 $223,889 $230,699 $237,716
LESS: Parking Mgmt Fee $0 $0 -$28,911 -$29,790 -$30,696 -$31,630 -$32,592 -$33,583 -$34,605 -$35,657
Commercial income-Hotel $0 $0 $163,828 $168,811 $173,946 $179,237 $184,688 $190,306 $196,094 $202,058
ANCILLARY-RESIDENT INCOME
Parking Income $0 $119,443 $603,806 $659,641 $679,704 $700,378 $721,681 $743,632 $766,250 $789,556
LESS: Parking Mgmt Fee $0 -$17,916 -$90,571 -$98,946 -$101,956 -$105,057 -$108,252 -$111,545 -$114,937 -$118,433
Unit Amenity Income $0 $7,906 $39,966 $43,662 $44,990 $46,358 $47,768 $49,221 $50,718 $52,261
Misc. Income $0 $31,624 $159,865 $174,648 $179,960 $185,433 $191,074 $196,885 $202,874 $209,044
RUBS Income $0 $62,498 $218,700 $225,352 $232,206 $239,269 $246,547 $254,046 $261,773 $269,735
Retail NOI $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Other Income $0 $203,555 $931,766 $1,004,356 $1,034,905 $1,066,382 $1,098,817 $1,132,239 $1,166,677 $1,202,163
TIF Revenue $87,450 $163,129 $149,764 $148,268 $148,136 $149,376 $151,994 $155,997 $161,392 $168,187
Total Revenue $87,450 $1,171,485 $6,645,633 $7,404,386 $7,624,957 $7,853,611 $8,090,560 $8,336,022 $8,590,221 $8,853,387
EXPENSE
Payroll and Related $0 -$101,993 -$356,906 -$367,762 -$378,948 -$390,474 -$402,350 -$414,588 -$427,198 -$440,192
Leasing & Marketing $0 -$21,701 -$75,937 -$78,247 -$80,627 -$83,080 -$85,606 -$88,210 -$90,893 -$93,658
General & Administrative $0 -$26,041 -$91,125 -$93,897 -$96,753 -$99,695 -$102,728 -$105,852 -$109,072 -$112,389
Landscaping/Contracted Services $0 -$30,381 -$106,312 -$109,546 -$112,878 -$116,311 -$119,849 -$123,494 -$127,251 -$131,121
Utilities $0 -$78,123 -$273,375 -$281,690 -$290,258 -$299,086 -$308,183 -$317,557 -$327,216 -$337,168
Redecorating / Make-Ready $0 -$21,701 -$75,937 -$78,247 -$80,627 -$83,080 -$85,606 -$88,210 -$90,893 -$93,658
Repairs & Maintenance $0 -$26,041 -$91,125 -$93,897 -$96,753 -$99,695 -$102,728 -$105,852 -$109,072 -$112,389
Total Controllable $0 -$305,980 -$1,070,719 -$1,103,286 -$1,136,843 -$1,171,421 -$1,207,051 -$1,243,765 -$1,281,595 -$1,320,576
Management Fee $0 -$30,251 -$189,961 -$212,619 -$219,086 -$225,750 -$232,616 -$239,692 -$246,982 -$254,494
Insurance $0 -$29,079 -$101,756 -$104,851 -$108,040 -$111,327 -$114,713 -$118,202 -$121,797 -$125,502
Real Estate Taxes -$129,563 -$621,403 -$1,025,893 -$1,108,939 -$1,108,939 -$1,108,939 -$1,108,939 -$1,108,939 -$1,108,939 -$1,108,939
Total Non-Controllable -$129,563 -$680,732 -$1,317,610 -$1,426,410 -$1,436,066 -$1,446,016 -$1,456,268 -$1,466,833 -$1,477,718 -$1,488,935
Total Exp. Excl. Capital Reserves -$129,563 -$986,712 -$2,388,329 -$2,529,695 -$2,572,909 -$2,617,437 -$2,663,319 -$2,710,597 -$2,759,313 -$2,809,511
ADD: Property Tax Reserve $129,563 $621,403 $0 $0 $0 $0 $0 $0 $0 $0
Total Expense $0 -$365,310 -$2,388,329 -$2,529,695 -$2,572,909 -$2,617,437 -$2,663,319 -$2,710,597 -$2,759,313 -$2,809,511
Expense Ratio 0.0% 31.2% 35.9% 34.2% 33.7% 33.3% 32.9% 32.5% 32.1% 31.7%
Net Operating Income $87,450 $806,175 $4,257,304 $4,874,691 $5,052,048 $5,236,174 $5,427,241 $5,625,425 $5,830,908 $6,043,876
LESS: Capital Reserves $0 -$15,812 -$79,932 -$87,324 -$89,980 -$92,717 -$95,537 -$98,443 -$101,437 -$104,522
LESS: Debt Service (incl. MIP) -$668,444 -$2,158,403 -$3,426,002 -$3,486,412 -$3,484,438 -$3,482,389 -$3,480,262 -$3,478,054 -$3,475,762 -$3,473,383
ADD: Interest Reserve $601,408 $1,370,102 $27,084 $0 $0 $0 $0 $0 $0 $0
LESS: Asset Management Fee $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
LESS: Payment to MH $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
ADD: Operating Reserve $0 $20,285 $57,103 $0 $0 $0 $0 $0 $0 $0
Net Cash Flow $20,414 $22,347 $835,556 $1,300,955 $1,477,630 $1,661,068 $1,851,442 $2,048,928 $2,253,708 $2,465,970
DSCR 0.13x 0.37x 1.24x 1.40x 1.45x 1.50x 1.56x 1.62x 1.68x 1.74x
 portland, maine




45 BROWN ST
278 U N I TS | 25 6 PA R K I N G STA L L S | 9 - STO RY
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  EIEV.5491 PARCEL 2 EARL APARIMORS LLC #477 CONGRESS ST. O WATER VALVE OR SHUTOFF
 PROPERTES LLC
 AREA= 1 7591/197 TM 37 BLOCK F LOT 23 1 TM 37 BLOCK F LOT 22 -a- SIGN
 33029/19
 803* S.F. (2182/479) II P90 PARKING METER
 (1091/438) /F PENNtbsttWASEE LLC BRICK / STONE M 7u/5u ELECTRIC/GAS METER
 TM 37 BLOCK F LOT 5
 13502/253
 BUILDING FOOTPRINT = 34,935 S.F. t X X FENCE
 ( 3375/250
 THE WADSWORTH' CURB
 (1091/295) N/F -01-1W- OVERHEAD UTILITIES
 6 STORY 2 STORY 4 STORY
 (1125/269) TT MAINE VENTURE LLC - E - UNDERGROUND ELEC./COMA.
 TM 37 BLOCK F LOT 7
 FORMERLY 35346/60 - T - TELEPHONE
 PADEN! 'FIRESTONE BUIDING'
 5 SPACES KEITH'S THEATRE LOBBY - G - GAS LINE
 FORMER PROPERTY UNE IS A FIRE ESCAPE - W- WATER LINE
 'PROLONGATION OF DIE CILTISIDE, SEE AGREEMENT BETWEEN COMMERCE CONC. CONCRETE
 BUILDING, WC. AND MANSFIELD BEAUTY
 FACE OF RE MESS 1VALL OF
 ACADEMY DATED FEB. 25, 1985 N/F NOW OR FORMERLY
 BUILDING AT CUMBERLAND AYE. Al 000/000 DEED BOOK / PAGE
 70.00' CHIMNEY-RIGHT TO TM TAX IMP BLOCK LOT NO.
 S28176.
 30.E
 MAINTAIN CHIMNEY HEIGHT=164't A miaow
 OBSERVATION
 8
 N2734.39'W
 (NOT INCLUDING ROOF TOP SIGN) /77/-/-EASEMENT AGREEMENT
 25540/239
 IF RIGHT TO AND AIR IN
 IN THE OF THEW - - PROPERTY UNE
 MAINTNN/FIRE ESCAPE X60- I' CONTOUR
 /481 CONGRESS ST.
 4 STORY TM 37 BLOCK F LOT 18 1 STORY

 CB R1.79.42
 FORMER PROPERTY UNE IS 10,47 OUTSIDE 1211PP
 FACE OF ALLBV STORAGE WAREHOUSE WALL PAVED PARKING/AREA WT.73.72
 34 REGULAR S('ACES
 WI RW.79.98
 FORMER PROPERTY UNE IS RE FORMERLY KEITH'S THEATRE N27'5230'W 12'RPP 11.. 1.74.68
 OUTSIDE FACE OF THE FORMER PANT -OPEN AIR IS' WV. 1.70.48
 STAGE ENTRANCE 7D KERNS BRCA 1.2'FAC 11.. 91.72.88
 DROZIOR 9497. 5737,: / 15' RN. OUT-70.38
 MEMO?, NO DEMOLISHED. BROWNTOIIERS LLC • (697/343)
 /338 CUMBERLAND AVE. LOCATION BASED ON MARKINGS
 ON EXISTING BURDING FACE 5610 5 N/F II
 FORMER CATCH BASIN,
 N/F P/PE APPARENTLY PLUGGED WINE HISTORICAL SOCIETY
 TM 37 BLOCK F LOT 74
 SWEETWATER PAMPERS LLC
 34349/257 /483 CONGRESS ST.
 ( 4907/138 4907/161)
 (1125/270) REM 11 AP TM 37 BLOCK F LOT 2
 TM 37 BLOCK F LOT 9
 TY UNE IS OUTSIDE FACE OF ALLEN ST(AGE
 8 STORY WAREHOUSE WALL. ORIGINALLY REFEREED TO
 FORMERLY CENTEROF PARTY WALL BETWEEN KEITH'S TER
 ALLEN'S STORAGE WAREHOUSE AND ALLAY STORAGE WART E


 528'4810"E 06747



 MN LINE IS 0.09' WEST
 )OF BUILDING LINE




 145 BROWN SE
 TM 37 BLOCK F LOT 2
 Possible Encroachments
 4 STORY PARKING GARAGE N/F A PARKING GARAGE BUILDING OVER PROPERTY LINE 1.56'1
 277 REGULAR SPACES 1.96. INC. UPPER LEVEL OF PARKING GARAGE STREET OVERHANG 4.5'±
 10467/207
 5 HANDICAP SPACES Q OVERHEAD WIRES ENCROACH ONTO PREMISES 0.3'±
 (4367/59 4373/30)
 TM 37 BLOCK F LOT 12 ALADDER, CONCRETE RAMP AND RMLING AND LADDER
 /41 BROWN ST. ENCROACH UP TO 0.4'±
 i
 t EAVES, CORNICES, UGHTS, SIGN OVERHANG AS NOTED
 4111.59 22
 017.57.7


 CB R1M.77.10
 u 12' WV. 94.65.80
 BOTTOM TRAP OUT.65.70 R/1.77.91
 111/4672.93 SVC IN-71.1
 H20.6903 1315 16.71.0
 1510 1-70.5
 MH 1781.77.5.3 1510 01/T70.4
 'WV. W-8173
 6
 61144 011163.63




 11.8319
 1515 15501. IN-74.89
 I 755W OUT-74.79
 41 I

 /11111.61.5.3
 7 A80154::52.31/
 UP SIRES RW.70.22 UP - 50 WIRES 00.6
 / 9N. IN.54.2.3 RORUNENI (2015) SAW 89.4.62.85 IOW 111.6154
 1515N. 46-63.22 /
 449.78.87
 WV. OUT.54.14 .
 1.(CBE 2019)
 General Notes
 Boundary & Topographic Survey
 15110. 91.56.95 616.76.58 /510 94.63.44
 1511N. 84.62.22 151PVC 111.69.27
 0:300446.78 1211N. 151.50.75 151'VC 11.1.65.68
 1510 171.63.37 1510 OU1446.1.34
 15'9N. OUT.82.12 1. OWNER OF RECORD, BROWN TOWERS, LLC, RECORDED IN CUMBERLAND COUNTY REGISTRY 15'P15 OUT-65.68
 7192755871 15108. our-9475
 61.VC 91.63.37
 OF DEEDS IN BOOK 35610, PAGE 345.
 Utility Note Plan References 2. LOCUS IS SHOWN ON PORTLAND PROPERTY MAPS AS MAP 37 BLOCK F LOTS 2, 18, 22 & 23. 15-PVC OUT.6.3.27 Time and Temperature Building
 THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY
 I. ALTA/ACSM LAND TITLE SURVEY ON CUMBERLAND AVE., PREBLE ST.,
 4. ELEVATIONS ARE BASED ON OFFICIAL CITY OF PORTLAND BENCHMARK: L 757-34-112 'IA"
 MONUMENT AT THE NORTHWESTERLY CORNER OF FOREST AVE & CUMBERLAND AVE. ELEVATION = Monument Square Parking Garage
 CONGRESS ST., & BROWN ST., PORTLAND, MAINE MADE FOR ISRAEL M. DOLGIN
 INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEES
 THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UT/L/71ES IN ASSOCIATES LLC' NOV. 13, 2006 BY OWEN HASKELL. INC.
 80.66' (REF. CITY L.B. 725 PG. 99-100)
 4. THE PARKING GARAGE AND THE PAVED PARKING AREA HAVE A COMBINED TOTAL OF 311
 477-481 Congress Street, 22 Preble Street,
 THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES
 NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT
 2. 'PLAN OF PROPERTY IN PORTLAND, MAINE MADE FOR MONUMENT SQUARE REGULAR AND 5 HANDICAPPED DELINEATED PARKING SPACES. 45 Brown Street, Portland, Maine
 5. THE PROPERTY IS SERVICED BY VARIOUS UTILITIES THROUGH ADJACENT PUBLIC STREETS.
 LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOOTED AS
 ASSOCIATES, INC. 20 APRIL 1983 H.I. & E.C. JORDAN-SURVEYORS'
 6. PARTY WALL IN 1125/270 IS NOW ONLY WALL OF SWEETWATER PARTNERS LLC AND IS NOT A CERTIFICATE Made For
 ACCURATELY AS POSSIBLE FROM INFORMATION AVAILABLE. THE SURVEYOR HAS 3. "ARA/ACSM LAND TITLE SURVEY, CWC2016 PROJECT, TIME & TEMPERATURE
 NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. CALL 1-888-DIGSAFE BUILDING AND MONUMENT SQUARE PARKING GARAGE, 477-481 CONGRESS STREET,
 WALL FOR PREMISES BUILDING.
 7. STREET LINES ARE BASED ON PLAN REFERENCE 2 WHICH WAS BASED ON ADDITIONAL
 OWEN HMKELL, INC. HEREBY CERTIFIES THAT THIS PLAN IS BASED 45 Brown Street, LLC
 AT LEAST THREE BUSINESS DAYS BEFORE PERFORMING ANY CONSTRUCTION. 22 PROLE STREET AND 45 BROWN STREET, PORTLAND. ME 04101' FOR BOCK & MONUMENTS ON CUMBERLAND AVENUE AND PREBLE STREET WHICH NO LONGER EXIST. ON, AND THE RESULT OF, AN ON THE GROUND FIELD SURVEY AND

 OWEN HASKELL, INC.
 DUE TO OSHA CONFINED SPACE REQUIREMENTS, ALL INVERTS AND PIPE SIZES LCARK'S NATIONAL SURVEYORS NETWORK DATED MARCH 76, 2016 BY OWEN 8. SUBJECT PROPERTY HAS DIRECT ACCESS TO CUMBERLAND AVENUE, PREBLE STREET, AND THAT TO THE BEST OF OUR KNOWLEDGE, INFORMATION AND BELIEF,
 MUST BE VERIFIED PRIOR TO ANY CONSTRUCTION. HASKELL, INC BROWN STREET, PUBLIC RIGHTS OF WAY. IT CONFORMS TO THE BOARD OF LICENSURE FOR PROFESSIONAL
 9. BEARINGS ARE BASED ON MAGNETIC 1915 PER RECORD DEEDS AND PLANS. COORDINATES ARE LAND SURVEYORS CURRENT STANDARDS OF PRACTICE.
 PROFESSIONAL LAND SURVEYORS
 SCALE : 1"= 20'
 4. 'ALTA/NSPS LAND TITLE SURVEY, TIME AND TEMPERATURE BUILDING, MONUMENT BASED ON MAINE STATE PLANE COORDINATE SYSTEM WET ZONE NAD 83 PER CITY CONTROL
 POINTS,
 390 U.S. ROUTE ONE, UNIT 10, FALMOUTH, MAINE 04105
 SQUARE PARKING GARAGE, 477-481 CONGRESS STREET, 22 PREBLE STREET, 45
 BROWN STREET, PORTLAND, CUMBERLAND COUNTY, MAINE MADE FOR TT MAINE T124-11-1087 T124-12-1096
 N: 300446.78 N 299913.92
 01/09/2020 DRAM BY: RRL/JLW DATE: JAN. 9, 2020 JOB NO. 2019-349P
 VENTURE. LLC" NOVEMBER 20, 2018 BY OWEN HASKELL, INC. DATE RANDY R. LOUBIER, PLS /2407
 10 20 40 E 2927558.71 E: 2926805.42 CHECKED BY. RRL SCALE: V .20' DRVVG. NO. 1
City of Portland - Affordable Housing (AH) TIF Model
45 Brown Street, 037-F002-001
OAV: $8,497,600 ao 3/31/2020
2% Mil Rate Escalation
75% Capture to AH TIF Project; 25% to City General Fund


 City of Portland- TIF Projection Table for 45 Brown Street AHTIF
 Captured Captured
 Revenue to Revenue to City Non- City OAV
 Increased Total Projected Business Municipal Captured General
 Tax Year- Assessed Value % of Value Captured Projected New Taxes Project Project General Fund Fund
 TIF Year April 1 Real Prop. Captured Valuation Mill Rate Captured Account Account Revenues Revenues
 1 2020 $0 75.00% $0 23.78 $0 $0 $0 $0  $202,041
 2 2021 $0 75.00% $0 24.25 $0 $0 $0 $0  $206,081
 3 2022 $47,102,400 75.00% $35,326,800 24.74 $873,871 $873,871 $0 $291,290 $210,203
 4 2023 $47,102,400 75.00% $35,326,800 25.23 $891,348 $891,348 $0 $297,116 $214,407
 5 2024 $47,102,400 75.00% $35,326,800 25.74 $909,175 $909,175 $0 $303,058 $218,695
 6 2025 $47,102,400 75.00% $35,326,800 26.25 $927,358 $927,358 $0 $309,119 $223,069
 7 2026 $47,102,400 75.00% $35,326,800 26.78 $945,906 $945,906 $0 $315,302 $227,531
 8 2027 $47,102,400 75.00% $35,326,800 27.31 $964,824 $964,824 $0 $321,608 $232,081
 9 2028 $47,102,400 75.00% $35,326,800 27.86 $984,120 $984,120 $0 $328,040 $236,723
 10 2029 $47,102,400 75.00% $35,326,800 28.41 $1,003,803  $1,003,803 $0 $334,601 $241,457
 11 2030 $47,102,400 75.00% $35,326,800 28.98 $1,023,879  $1,023,879 $0 $341,293 $246,286
 12 2031 $47,102,400 75.00% $35,326,800 29.56 $1,044,356  $1,044,356 $0 $348,119 $251,212
 13 2032 $47,102,400 75.00% $35,326,800 30.15 $1,065,243  $1,065,243 $0 $355,081 $256,236
 14 2033 $47,102,400 75.00% $35,326,800 30.76 $1,086,548  $1,086,548 $0 $362,183 $261,361
 15 2034 $47,102,400 75.00% $35,326,800 31.37 $1,108,279  $1,108,279 $0 $369,426 $266,588
 16 2035 $47,102,400 75.00% $35,326,800 32.00 $1,130,445  $1,130,445 $0 $376,815 $271,920
 17 2036 $47,102,400 75.00% $35,326,800 32.64 $1,153,054  $1,153,054 $0 $384,351 $277,358
 18 2037 $47,102,400 75.00% $35,326,800 33.29 $1,176,115  $1,176,115 $0 $392,038 $282,906
 19 2038 $47,102,400 75.00% $35,326,800 33.96 $1,199,637  $1,199,637 $0 $399,879 $288,564
 20 2039 $47,102,400 75.00% $35,326,800 34.64 $1,223,630  $1,223,630 $0 $407,877 $294,335
 21 2040 $47,102,400 75.00% $35,326,800 35.33 $1,248,102  $1,248,102 $0 $416,034 $300,222
 22 2041 $47,102,400 75.00% $35,326,800 36.04 $1,273,064  $1,273,064 $0 $424,355 $306,226
 23 2042 $47,102,400 75.00% $35,326,800 36.76 $1,298,526  $1,298,526 $0 $432,842 $312,351
 24 2043 $47,102,400 75.00% $35,326,800 37.49 $1,324,496  $1,324,496 $0 $441,499 $318,598
 25 2044 $47,102,400 75.00% $35,326,800 38.24 $1,350,986  $1,350,986 $0 $450,329 $324,970
 26 2045 $47,102,400 75.00% $35,326,800 39.01 $1,378,006  $1,378,006 $0 $459,335 $331,469
 27 2046 $47,102,400 75.00% $35,326,800 39.79 $1,405,566  $1,405,566 $0 $468,522 $338,098
 28 2047 $47,102,400 75.00% $35,326,800 40.58 $1,433,677  $1,433,677 $0 $477,892 $344,860
 29 2048 $47,102,400 75.00% $35,326,800 41.39 $1,462,351  $1,462,351 $0 $487,450 $351,758
 30 2049 $47,102,400 75.00% $35,326,800 42.22 $1,491,598  $1,491,598 $0 $497,199 $358,793
 30 Year TIF Total $1,318,867,200 $989,150,400 $32,377,960 $32,377,960 $0 $10,792,653 $8,196,401
 30 Year Average $32,971,680 $1,079,265  $1,079,265 $359,755 $273,213




 45 Brown St TIF Model at 75% for 30 Years 6-5-2020.xls
Tax Shifts-Avoided Formula Impacts from Sheltering of Valuation: City of Portland - TIF Model
 for 45 Brown Street Affordable Housing TIF

75% Sheltered - 30 years - 75% to Developer Project Account - 25% to City General Fund

 Avoided Formula Impacts from Sheltering of Valuation


 Avoided Loss of Avoided Loss of
 Tax Year- Total Added Sheltered State Aid to for State Municipal Avoided Increase Total Avoided
 TIF Year April 1 Valuation Valuation Education Revenue Sharing in County Tax Impacts
 1 2020 $0 $0 $0 $0 $0 $0
 2 2021 $0 $0 $0 $0 $0 $0
 3 2022 $47,102,400 $35,326,800 $0 $26,474 $19,491 $45,965
 4 2023 $47,102,400 $35,326,800 $97,502 $26,474 $19,491 $143,467
 5 2024 $47,102,400 $35,326,800 $195,004 $26,474 $19,491 $240,969
 6 2025 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 7 2026 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 8 2027 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 9 2028 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 10 2029 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 11 2030 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 12 2031 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 13 2032 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 14 2033 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 15 2034 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 16 2035 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 17 2036 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 18 2037 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 19 2038 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 20 2039 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 21 2040 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 22 2041 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 23 2042 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 24 2043 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 25 2044 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 26 2045 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 27 2046 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 28 2047 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 29 2048 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 30 2049 $47,102,400 $35,326,800 $292,506 $26,474 $19,491 $338,471
 30 Year TIF Total $1,318,867,200 $989,150,400 $7,605,154 $741,266 $545,747 $8,892,166
 30 Year TIF Avg. $43,962,240 $32,971,680 $253,505 $24,709 $18,192 $296,406



 45 Brown St TIF Model at 75% for 30 Years 6-5-2020.xls
 CITY OF PORTLAND
 Planning & Urban Development Department
 Housing and Community Development Division


 TO: Councilor Duson, Chair
 Members of the Housing and Community Development Committee

 FROM: Mary Davis, Division Director
 Housing and Community Development Division

 DATE: June 5, 2020

 SUBJECT: COMMUNICATION ITEM - FY 20/21 HUD Annual Action Plan

The U.S. Department of Housing and Urban Development (HUD) requires that
communities receiving HUD funding (CDBG, HOME, ESG) undertake a planning
process every three to five years to review local affordable housing and community
development needs. This process is designed to help communities develop priorities and
multi-year goals in coordination with other community plans and resources to make a
greater impact within the community. The City of Portland undertakes this planning
process every five years. Fiscal Year 20/21 is year five of the 2016-2020 Consolidated
Plan.

Each year, the City of Portland submits an Annual Action Plan which details the activities
and resources that will be used to address the priority needs and goals identified in the
Consolidated Plan.

A copy of the FY 20/21 HUD Annual Action Plan is posted on the city’s website
(https://www.portlandmaine.gov/762/Plans-Reports). An electronic copy is included in the
agenda packet in the Agenda Center. The document is over 100 pages long; paper copies
are available upon request.

This plan was submitted to the U.S. Department of Housing and Urban Development on
May 15, 2020. HUD is currently reviewing the plan and we anticipate final approval
along with a grant agreement within the next few weeks. The plan includes the projects,
activities and resources recommended for funding through the Housing and Community
Development annual allocation process including CDBG funding recommendations,
Housing Program Budget and ESG Program Budget approved by the City Council on May
4, 2020.

Attachments:
FY 20/21 HUD Annual Action Plan
(electronic copy available as part of the online agenda packet; paper copy available upon
request).
 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 Annual Action Plan 1
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018)
 Executive Summary

AP-05 Executive Summary - 91.200(c), 91.220(b)
1. Introduction

The City of Portland, Maine receives an annual allocation from the U.S. Department of Housing and
Urban Development (HUD) for the following programs: Community Development Block Grant, HOME
Investment Partnership, and Emergency Solutions Grants. The City of Portland is the lead entity in a
HOME Investment Partnership Consortium with Cumberland County and the Town of Brunswick. As a
condition of the funds, the City of Portland, Maine must submit a Consolidated Annual Action Plan that
describes how these funds will be used to address the needs goals and priorities outlined in the 2016-
2020 Consolidated Plan which was approved by HUD for the City of Portland. This Consolidated Annual
Action Plan is for program year 2020 (PY20) of the 2016-2020 Consolidated Plan.

The allocation of these funds were vetted through a public process which began in October of 2019. The
process is consistent with the City’s Citizen Participation Plan and utilizes public outreach, community
meetings, citizen review committees, social media, the City’s website, and public hearings.

For the 2020 Program Year, the City of Portland and the Cumberland County HOME Consortium received
$3,152,698 in entitlement funding from the three HUD formula grant programs; $1,933,057 for CDBG,
$1,053,258 for HOME, and $166,383 for ESG.

A note about the Program Year 2020 budget, while the grant amounts for the CDBG and HOME
programs are final, the program income amount is an estimate. The available prior year funds are also
an estimate, the amount is based on the total grant funds that remain uncommitted (as of 3/19/20)
from prior budget year/s. These estimates will be adjusted from time to time as final amounts are
known

2. Summarize the objectives and outcomes identified in the Plan

This could be a restatement of items or a table listed elsewhere in the plan or a reference to
another location. It may also contain any essential items from the housing and homeless needs
assessment, the housing market analysis or the strategic plan.

The objectives and outcomes identified in this Action Plan are consistent with the 2016-2020
Consolidated Plan and based on a combination of HUD-provided data, independent research,
community outreach, consultation with various agencies and service providers, and the established

 Annual Action Plan 2
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018)
goals and priorities of the City of Portland and the Cumberland County HOME Consortium. All programs
and activities funded through the CDBG, HOME and ESG programs must help to fulfill one of these four
goals:

 1. Neighborhood Investment & Infrastructure- Create strong, safe accessible and vibrant
 neighborhoods
 2. Housing Availability- Increase housing availability and affordability
 3. Economic Opportunity – Create Economic opportunities to transition people out of poverty
 4. Address the Needs of the Growing Homeless Population - Prevent and Reduce Homelessness

3. Evaluation of past performance

This is an evaluation of past performance that helped lead the grantee to choose its goals or
projects.

Limited financial resources are the City’s biggest constraint to meeting the needs and goals of our
community. Year after year, the request for funding far exceeds the amount of funds available through
the City’s CDBG, HOME, and ESG programs. That being said, the use of the HUD funds allows for an
increase in leveraged funds through many of the program’s sub-recipients. In order to maximize the
effectiveness of the HUD funds distributed within our Community, each sub-recipient’s application for
HOME and CDBG goes through an extensive evaluation process.

The needs, goals, and priorities identified in this Action Plan represent a continuing evaluation and
evolution of the City’s CDBG, HOME and ESG programs. As new information becomes available about
the needs of our community, the HCD staff work with City officials to make sure that the goals of the
HUD programs are aligned with the direction and goals of the City. Through the continued evaluation
process, the HCD staff is able to make sure that the needs of the City are being address in every funding
cycle.

As required by HUD, the City of Portland submits a Consolidated Annual Performance and Evaluation
Report (CAPER) at the end of each program year. This report offers a complete evaluation of the
performance and accomplishments of all CDBG, HOME and ESG funded activities. The CAPER reports are
available in the HCD office as well as the City of Portland’s
website. https://www.portlandmaine.gov/762/Plans-Reports

4. Summary of Citizen Participation Process and consultation process

Summary from citizen participation section of plan.

The City of Portland strongly encourages citizen participation in the CDBG, HOME and ESG allocation
process. The City follows the guidelines written in our Citizen Participation plan. The public is given an
opportunity to learn about the programs and budgets as well as speak at the following meetings: District
 Annual Action Plan 3
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018)
meetings in the fall, CDBG Allocation Committee meetings, the Emergency Shelter Assessment
Committees, Housing program budget meeting at the Council’s Housing Committee, and two public
hearings in April and May with the full City Council. Additionally, the CDBG applications are made
available to the public through a hard copy in the HCD office. Lastly, staff encourage any member of the
public that has questions about the programs or budgets to set up a meeting with staff.

A copy of the City’s Citizen Participation Plan is made available to the public on the City’s website and a
hard copy is available in the HCD Office. As part of our continual evaluation process, HCD Staff
periodically review the Citizen Participation Plan to evaluate its consistency with the goals of the City as
well as HUD requirements.

5. Summary of public comments

This could be a brief narrative summary or reference an attached document from the Citizen
Participation section of the Con Plan.

The Annual Action Plan public comment period was held from April 27 to May 4, 2020. During the April
27th public hearings, many organization representatives and supporters spoke about the need for CDBG
funds for the following programs; Amistad (Peer Outreach Program) Community Housing of Maine
(Middle Street Apartments) First Parish Church (A Church For “EveryBODY”).

During the May 4th public hearing eight additional community members and representatives advocated
for CDBG for the following programs: Amistad (Peer Outreach Program), Wayside Foods (Direct Service
Program), First Parish Church (A Church for “EveryBODY”), Furniture Friends, Milestone (HOME Team),
and residents supporting pubic infrastructure projects.

A full list of public comments is included with the grantee unique appendices. This year staff asked
anyone that would like to turn in a written version of their public comments to do so. A copy of these
written public comments as well as a summary of the public comments from the April 27th meeting are
attached as part of the Grantee Unique Appendices. The video stream of the Council Meeting can be
watched here:

https://townhallstreams.com/stream.php?location_id=42&id=28942 (April 27, 2020)

https://townhallstreams.com/stream.php?location_id=42&id=25541 (May 4th, 2020)

6. Summary of comments or views not accepted and the reasons for not accepting them

All comments and views were accepted.

7. Summary

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The focus of this year’s Annual Action plan is to carry out activities that help the City of Portland reach
the goals listed in our Five-Year Consolidated plan. Every activity being carried out as part of this year’s
Annual Action Plan makes strides toward the goals of ‘Addressing the Needs of the Growing Homeless
Population’, ‘Housing Availability’, ‘Economic Opportunity’, or ‘Neighborhood Investment and
Infrastructure’.




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PR-05 Lead & Responsible Agencies - 91.200(b)
1. Agency/entity responsible for preparing/administering the Consolidated Plan

The following are the agencies/entities responsible for preparing the Consolidated Plan and those responsible for administration of
each grant program and funding source.

 Agency Role Name Department/Agency
 Lead Agency PORTLAND
 CDBG Administrator PORTLAND Planning and Urban Development Dept, HCD Division
 HOPWA Administrator PORTLAND Frannie Peabody Center, ME
 HOME Administrator PORTLAND Planning and Urban Development Dept, HCD Division
 ESG Administrator PORTLAND Health and Human Services Department, SS Division
 HOPWA-C Administrator
 Table 1 – Responsible Agencies

Narrative



Consolidated Plan Public Contact Information

Mary Davis

Housing and Community Development Division

389 Congress Street, Room 312, Portland, Maine 04101

(207) 874-8711



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AP-10 Consultation - 91.100, 91.200(b), 91.215(l)
1. Introduction

The City of Portland Housing and Community Development Division works with other City divisions and
departments, regional coalitions, state programs, community stakeholders, and county partners to set
and achieve its goals. Also, the City's Citizen Participation Plan ensures that the City undertakes an
effective public process that encourages input and participation from all citizens, non-profit
organizations and other interested parties. The plan also guarantees access to meetings, information
and public hearings on the Annual Action Plan. Technical assistance is provided, upon request, to any
organization that would like to develop proposals for funding under the City's Housing and Community
Development Programs.

Provide a concise summary of the jurisdiction’s activities to enhance coordination between
public and assisted housing providers and private and governmental health, mental health
and service agencies (91.215(l)).

In the City of Portland, 33% of CDBG funds support public service programs. These public service
programs work in collaboration with ESG, HOME and CDBG development programs to create a
continuum of care and economic opportunities for all LMI Portland residents. During the CDBG
application review process, additional points are awarded to organization that show strong
collaboration with other housing and public service providers.

The City & the Portland Housing Authority (PHA) have a history of cooperation in several areas including
community policing, development of affordable housing, recreational activities for at-risk youth, the
Family Self-Sufficiency Program, Family Investment Center and applications to HUD for Section 8
certificates and vouchers for families, homeless, and disabled persons. City of Portland and PHA staff
communicate regularly and provide each other with data for plans and reports. The City of Portland and
Cumberland County also collaborate with the other Public Housing Authorities throughout Cumberland
County, including South Portland, Westbrook, and Brunswick.

Housing and Community Development staff also serve on or participate in several committees and
coalitions that support the goal of collaboration between housing providers, mental health services and
other social service providers. Staff serve on or attend the following: Maine Affordable Housing
Coalition, Age Friendly Portland Steering Committee, Maine Continuum of Care, Emergency Shelter
Assessment Committee, and United Way’s Thrive 2027 Data and Evaluation Committee.

Describe coordination with the Continuum of Care and efforts to address the needs of
homeless persons (particularly chronically homeless individuals and families, families with
children, veterans, and unaccompanied youth) and persons at risk of homelessness.


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This year $294,604 CDBG public service funds will go directly to efforts to address the needs of homeless
persons or persons at risk of homelessness. An additional $66,444 will go to housing follow up services
for chronically homeless individuals who have recently been housed, and providing furniture to
homeless individuals and families recently housed.

The City of Portland also allocated $143,571 in HOME Program Funds to continue a Tenant Based Rental
Assistance Program. Staff modeled the program on the Maine Housing Stability through Engagement
Program. The short term rental assistance program will provide security deposits and/or first month’s
rent and will be available to currently homeless or those in danger of becoming homeless. The City
receives ESG funds in the amount of $166,383. The funds are used to staff programs that rapidly re-
house individuals and families staying in the City shelters. The funds help provide services to individuals
and families at risk of entering the shelter system. In addition, the city has a policy that requires any
new rental housing development receiving assistance through Tax Increment Financing and/or a HUD
HOME or CDBG subsidy from the City, be required to provide 10% of the rental units in the development
for individuals or families currently living in a Portland shelter.

City staff from the Health and Human Services Department and Housing & Community Development
Division coordinate with other members of the Emergency Shelter Assessment Committee (ESAC) and
the United Way of Greater Portland to support the Homeless Continuum of Care, respond to the
McKinney Vento NOFA and monitor shelter bed usage for single adults, adolescents, and families. ESAC
members include shelter providers for singles, adolescents, mentally ill, women, families with children,
and victims of domestic violence, supported housing providers, mental health service providers,
substance abuse service providers, health service providers and general services, including day shelter
providers for the homeless population. ESAC also produces monthly and quarterly statistics on shelter
usage and provides a forum to discuss new programs, resource availability, emerging trends to resolve
problems within the continuum that may arise from time to time. City staff also coordinate the Point in
Time Survey each year.

Describe consultation with the Continuum(s) of Care that serves the jurisdiction’s area in
determining how to allocate ESG funds, develop performance standards for and evaluate
outcomes of projects and activities assisted by ESG funds, and develop funding, policies and
procedures for the operation and administration of HMIS

In 2017 the Portland Continuum of Care and the Maine Continuum of Care voted to merge and become
one continuum of care for the entire state. Staff participate in monthly Continuum of Care meetings. In
2018, with assistance from HUD technical assistance provider, Cloudburst, the City produced an updated
set of policies of procedures that align with the goals of the City and Maine Continuum of Care. City staff
have also taken the lead in scripting the universal intake forms that are used by 211 and shelter’s across
the state as part of the HMIS data entry system.



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2. Agencies, groups, organizations and others who participated in the process and
consultations




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Table 2 – Agencies, groups, organizations who participated


1 Agency/Group/Organization City of Portland
 Agency/Group/Organization Type Housing
 Services-Elderly Persons
 Services-homeless
 Services-Education
 Service-Fair Housing
 Other government - Local
 Grantee Department
 What section of the Plan was addressed by Housing Need Assessment
 Consultation? Homeless Needs - Chronically homeless
 Homeless Needs - Families with children
 Economic Development
 Anti-poverty Strategy
 Lead-based Paint Strategy
 Briefly describe how the Agency/Group/Organization The City of Portland includes the Planning and Urban Development Department,
 was consulted. What are the anticipated outcomes of which is responsible for housing and community development needs and strategy
 the consultation or areas for improved coordination? in addition to anti-poverty barriers to affordable housing, and lead based paint
 remediation. The Economic Development Department is responsible for the
 economic strategies for the City. The Health and Human Services Department is
 responsible for homeless needs, specifically families with children, single adults,
 and chronically homeless individuals. The Public Works Department is responsible
 for infrastructure needs and projects. The Recreation and Facilities Department is
 responsible for building maintenance and renovations. The Executive Department,
 which includes the City Manager, is responsible for providing policy guidance and
 an interdepartmental vision and budget for the City.


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2 Agency/Group/Organization CUMBERLAND COUNTY
 Agency/Group/Organization Type Housing
 Other government - County
 What section of the Plan was addressed by Housing Need Assessment
 Consultation?
 Briefly describe how the Agency/Group/Organization The City of Portland and Cumberland County are partners in the HOME
 was consulted. What are the anticipated outcomes of Consortium. The two entities work collaboratively to distribute resources and
 the consultation or areas for improved coordination? address affordable housing needs, residential rehabilitation needs for residents of
 Portland and Cumberland
3 Agency/Group/Organization Portland Housing Authority
 Agency/Group/Organization Type PHA
 What section of the Plan was addressed by Public Housing Needs
 Consultation?
 Briefly describe how the Agency/Group/Organization The Portland Housing Authority was consulted to provide information regarding
 was consulted. What are the anticipated outcomes of housing and public housing needs.
 the consultation or areas for improved coordination?
4 Agency/Group/Organization Community Housing of Maine
 Agency/Group/Organization Type Housing
 Services - Housing
 Services-Persons with Disabilities
 What section of the Plan was addressed by Housing Need Assessment
 Consultation? Homeless Needs - Chronically homeless




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 Briefly describe how the Agency/Group/Organization Community Housing of Maine provides housing to vulnerable populations
 was consulted. What are the anticipated outcomes of including the elderly, disabled, people experiencing mental illness, people with
 the consultation or areas for improved coordination? developmental and intellectual disabilities, people recovering from addiction,
 veterans, victims of domestic violence and persons living with HIV/Aids.
5 Agency/Group/Organization Westbrook Housing Authority
 Agency/Group/Organization Type PHA
 What section of the Plan was addressed by Public Housing Needs
 Consultation?
 Briefly describe how the Agency/Group/Organization Westbrook Housing Authority was consulted to provide information regarding
 was consulted. What are the anticipated outcomes of housing and public housing needs.
 the consultation or areas for improved coordination?
6 Agency/Group/Organization South Portland Housing Authority
 Agency/Group/Organization Type PHA
 What section of the Plan was addressed by Public Housing Needs
 Consultation?
 Briefly describe how the Agency/Group/Organization The South Portland Housing Authority was consulted to provide information
 was consulted. What are the anticipated outcomes of regarding housing and public housing needs.
 the consultation or areas for improved coordination?
7 Agency/Group/Organization Brunswick Housing Authority
 Agency/Group/Organization Type PHA
 What section of the Plan was addressed by Public Housing Needs
 Consultation?
 Briefly describe how the Agency/Group/Organization Brunswick Housing Authority was consulted to provide information regarding
 was consulted. What are the anticipated outcomes of housing and public housing needs.
 the consultation or areas for improved coordination?
 Annual Action Plan 12
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8 Agency/Group/Organization Milestone Foundation
 Agency/Group/Organization Type Services-homeless
 Services-Health
 What section of the Plan was addressed by Homeless Needs - Chronically homeless
 Consultation? Homelessness Needs - Veterans
 Homelessness Strategy
 Briefly describe how the Agency/Group/Organization Milestone provides health and basic needs outreach to the most vulnerable
 was consulted. What are the anticipated outcomes of populations including the disabled, people experiencing mental illness, people
 the consultation or areas for improved coordination? with developmental and intellectual disabilities, and people suffering from
 addiction. Milestone coordinates with HCD Staff, the City's Police Department,
 and other social service and health providers in the City.
10 Agency/Group/Organization Preble Street
 Agency/Group/Organization Type Services-Victims of Domestic Violence
 Services-homeless
 Services-Health
 What section of the Plan was addressed by Homeless Needs - Chronically homeless
 Consultation? Homeless Needs - Families with children
 Homelessness Needs - Unaccompanied youth
 Briefly describe how the Agency/Group/Organization Preble Street is seen by the City as an integral partner in the shelter and basic
 was consulted. What are the anticipated outcomes of needs of the City's most vulnerable population. Preble Street is consulted by the
 the consultation or areas for improved coordination? City on a regular basis due the their teen shelter, women's shelter, and food
 programs.
Identify any Agency Types not consulted and provide rationale for not consulting

All agencies pertaining to public services available in the City Portland and housing services available in Cumberland County and the City of
Portland were consulted.

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Other local/regional/state/federal planning efforts considered when preparing the Plan

 Name of Plan Lead Organization How do the goals of your Strategic Plan overlap with the goals of each plan?
 The Maine Continuum of Care, which merged with the Portland CoC in 2017 has a goal
 Continuum of Care Maine Continuum of Care
 of ending homelessness
 City of Portland Planning and The City of Portland's 2017 comprehensive plan will guide the planning and design
 Portland's Plan
 Urban Development decisions of the City of Portland. Future housing initiatives will align with the new
 2030
 Department comprehensive plan for the City.
 Table 3 – Other local / regional / federal planning efforts

Narrative

The City of Portland strives to consider all applicable local, regional, state, and federal planning efforts when preparing the Annual Action Plan
and Five year consolidated plan. The list above is a representation of the most prominent strategic planning efforts that directly impact the goals
and priorities of this Annual Action Plan.

There are four public housing authorities in the Consortium; Westbrook Housing Authority, South Portland Housing Authority, Portland Housing
Authority, and Brunswick Housing Authority. In 2016, Portland Housing Authority (PHA), the largest of the four housing authorities, developed
their five year plan, annual agency plan, and capital fund plan; the City worked closely with the PHA to collaboratively develop housing goals for
the City's five year consolidated plan.

Social Service and homeless shelter staff were consulted to include input on housing the city’s most vulnerable populations. Housing and
Community Development staff have attended Continuum of Care and Emergency Shelter Assessment Committee meetings to stay updated on
shelter bed usage, housing successes and needs for this population, and to receive input from Homeless Voices for Justice, a local grassroots
effort involved in affecting change for Portland’s homeless populations.

City of Portland Public Works Department was consulted on the need for public services in the city, specifically within CDBG eligible
neighborhoods. Additionally, several CDBG-funded non-profit social service and basic needs providers are consulted because of their expertise
in assisting the city’s most vulnerable populations.
 Annual Action Plan 14
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AP-12 Participation - 91.401, 91.105, 91.200(c)
1. Summary of citizen participation process/Efforts made to broaden citizen participation
Summarize citizen participation process and how it impacted goal-setting


HCD staff strive to make every effort to encourage public comment and participation. This year staff
teamed up with the City’s executive branch to host the well-established district meetings. The meetings
informed the public of CDBG and HOME programs and services available to them. The meetings also
helped to gather public comment and input on the needs in our community, plus ideas for CDBG and
HOME projects and ways we can improve the effectiveness of our CDBG and HOME funds.

For CDBG, there was a mandatory applicants meeting to inform all potential CDBG applicants of the
information needed to apply for CDBG funding. There were fifty-two (52) attendees representing forty-
seven (47) organizations. The CDBG Allocation Committee met nine times. Each meeting was advertised
on the City calendar and website. The committee reviewed and discussed CDBG applications at these
meetings. In addition, the committee discussed policy and procedure changes to improve the CDBG
application and funding process. HOME funds were reviewed and discussed at the Housing Committee.
Priorities and funding allocations were reviewed and approved at these meetings. Public comment, if
any, was taken. The Emergency Solutions Grant was presented and discussed at the Emergency Shelter
Assessment Committee meetings. The funding allocations and action plan were advertised in the paper.
The Action Plan budgets for CDBG, HOME and ESG were presented to the City Council at the April 27 and
May 4 Council Meetings.




 Annual Action Plan 15
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Citizen Participation Outreach

Sort Mode of Target of Summary Summary Summary URL (If applicable)
Orde Outreac Outreac of of of comme
  r h h response/ commen nts not
 attendanc ts receiv accepted
 e ed and reason
 s




 Annual Action Plan 16
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Sort Mode of Target of Summary Summary Summary URL (If applicable)
Orde Outreac Outreac of of of comme
  r h h response/ commen nts not
 attendanc ts receiv accepted
 e ed and reason
 s
 Approxi
 mately
 31
 people
 requeste
 d
 additiona
 l
 informati
 Over 300 on about
 people CDBG
 attended and
 the 5 HOME
 District related
 meetings programs
 held in . Many
 November other
 and residents
 Non-
 December took All
 targeted
 Public of 2019. informati comments
1 /broad
 Meeting Approxim onal were
 commun
 ately 31 flyers. No accepted
 ity
 people formal
 requested public
 additional comment
 informatio s were
 n about submitte
 CDBG and d, though
 HOME several
 related members
 programs. of the
 public
 asked
 questions
 about
 eligibility
 and Action Plan
 Annual 17
 status of
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018) ongoing
 projects.
Sort Mode of Target of Summary Summary Summary URL (If applicable)
Orde Outreac Outreac of of of comme
  r h h response/ commen nts not
 attendanc ts receiv accepted
 e ed and reason
 s
 A
 summary
 Two City
 of
 wide
 comment
 Public
 s are
 meetings
 attached
 were held https://townhallstreams.com/str
 Non- in the
 virtually All eam.php?location_id=42&id=289
 targeted unique
 Public on April comments 42
2 /broad grantee
 Meeting 27 and were https://townhallstreams.com/str
 commun appendic
 May 4. A accepted eam.php?location_id=42&id=255
 ity es. A
 total of 26 41
 video
 people
 stream of
 provided
 the
 comments
 meetings
 .
 can be
 watched
 Non-
 English
 Placement
 Speaking
 of Legal
 - Specify
 Notice
 other
 notifying
 language
 citizens of
 : Somali,
 the Action
 Portugue
 Plan key Please All public
 se,
 Newspa dates and see comments
3 Arabic,
 per Ad deadlines, attachme were
 French,
 contact nt accepted
 Spanish,
 informatio
 Lingala
 n, and two
 citywide
 Non-
 hearings
 targeted
 on 4/27
 /broad
 and 5/4.
 commun
 ity
 Annual Action Plan 18
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Sort Mode of Target of Summary Summary Summary URL (If applicable)
Orde Outreac Outreac of of of comme
  r h h response/ commen nts not
 attendanc ts receiv accepted
 e ed and reason
 s
 Emails
 were sent
 to 331
 individual
 s soliciting
 their
 comments
 and
 inviting
 their
 participati
 on at
 public
 hearings.
 Emails
 Non-
 were sent Please All public
 targeted
 3 times: see comments
4 Email /broad
 (1) When attachme were
 commun
 the City nts accepted.
 ity
 Managers
 recomme
 ndations
 were
 released,
 (2) three
 days
 before the
 first public
 hearing,
 (3) 1 days
 before the
 second
 public
 hearing.



 Annual Action Plan 19
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Sort Mode of Target of Summary Summary Summary URL (If applicable)
Orde Outreac Outreac of of of comme
  r h h response/ commen nts not
 attendanc ts receiv accepted
 e ed and reason
 s
 A 'City
 News
 Flash' was
 emailed
 to 850
 Non- subscriber
 Please All public
 Internet targeted s
 see comments
5 Outreac /broad announcin
 attachme were
 h commun g the
 nt accepted.
 ity release of
 CDBG
 scores as
 well as
 the public
 hearings.




 Annual Action Plan 20
 2020
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Sort Mode of Target of Summary Summary Summary URL (If applicable)
Orde Outreac Outreac of of of comme
  r h h response/ commen nts not
 attendanc ts receiv accepted
 e ed and reason
 s
 On
 02/12/202
 0 The
 Housing
 Committe
 e
 reviewed
 the HCD
 Housing
 budget
 Non-
 which Please All public
 targeted
 Public includes see comments
6 /broad
 Meeting CDBG attachme were
 commun
 program nts accepted.
 ity
 income
 and
 HOME
 funds. No
 members
 of the
 public
 gave
 public
 comment.
 Table 4 – Citizen Participation Outreach




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 Expected Resources




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AP-15 Expected Resources - 91.420(b), 91.220(c)(1,2)
Introduction

For the Year 5 Annual Action Plan, the anticipated resources include federal CDBG, HOME, and ESG funds. Total funding allocations for Year 5
(2020) were released on February 14, 2020. The HOME and CDBG program saw an increase in funding for Year 5. The Year 5 Annual Action Plan
also includes resources from a Section 108 loan, a local housing trust fund, and program income from two former HUD programs; UDAG and
Healthy Home/Lead Safe Housing. The Section 108 funding is to build a parking garage in the Bayside neighborhood through a project called
Midtown. Once funds are expended no more are expected. The Local Housing Trust Fund is funded through various City Programs such as the
Housing Replacement Ordinance, Short Term Rental registration, and Inclusionary Zoning fee in lieu. In 2017, the City sold a parking garage that
was originally purchased with UDAG funds, the sale was a onetime payment, $20,000 from the proceeds from the sale will be used for a CDBG
eligible activity each year. This year, UDAG funding will go towards Furniture Friends, a non-profit organizations providing furniture to recently
homeless individuals and families. Finally, payments on the healthy home/Lead Safe Housing are typically made when owners sell or refinance
their homes and are therefore unpredictable. Estimates are based on past years income.

Anticipated Resources

  Program Source Uses of Funds Expected Amount Available Year 1 Expected Narrative Description
 of Funds Annual Program Prior Year Total: Amount
 Allocation: Income: Resources: $ Available
 $ $ $ Remainder
 of ConPlan
 $
 CDBG public - Acquisition Annual allocation $1,933,057 plus new
 federal Admin and program income of $42,923 plus
 Planning previous year program income of
 Economic $131,665
 Development
 Housing
 Public
 Improvements
 Public Services 1,933,057 42,923 131,665 2,107,645 0
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  Program Source Uses of Funds Expected Amount Available Year 1 Expected Narrative Description
 of Funds Annual Program Prior Year Total: Amount
 Allocation: Income: Resources: $ Available
 $ $ $ Remainder
 of ConPlan
 $
 HOME public - Acquisition Annual Allocation plus program income
 federal Homebuyer and recaptured funds.
 assistance
 Homeowner
 rehab
 Multifamily rental
 new construction
 Multifamily rental
 rehab
 New construction
 for ownership
 TBRA 1,053,258 75,000 75,000 1,203,258 0




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  Program Source Uses of Funds Expected Amount Available Year 1 Expected Narrative Description
 of Funds Annual Program Prior Year Total: Amount
 Allocation: Income: Resources: $ Available
 $ $ $ Remainder
 of ConPlan
 $
 ESG public - Conversion and
 federal rehab for
 transitional
 housing
 Financial
 Assistance
 Overnight shelter
 Rapid re-housing
 (rental assistance)
 Rental Assistance
 Services
 Transitional
 housing 166,383 0 0 166,383 0
 Housing public - Acquisition Local Housing Trust Funds allocated
 Trust local Multifamily rental under an annual plan that is approved
 Fund new construction by the City Council. The Housing Trust
 New construction Funds are available for affordable and
 for ownership workforce housing development, up to
 120 AMI for sale units, 100 AMI for
 1,567,200 0 0 1,567,200 0 rental units.
 Other public - Housing Utilizing program income generated by
 federal the lead hazard control grant, will
 197,871 0 0 197,871 0 abatement approximately 25 units



 Annual Action Plan 25
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  Program Source Uses of Funds Expected Amount Available Year 1 Expected Narrative Description
 of Funds Annual Program Prior Year Total: Amount
 Allocation: Income: Resources: $ Available
 $ $ $ Remainder
 of ConPlan
 $
 Other public - Acquisition Local TIF financing for public
 local Admin and infrastructure and administration
 Planning expenditures
 Economic
 Development
 Housing
 Overnight shelter
 Public
 Improvements
 Public Services 120,000 0 0 120,000 0
 Table 2 - Expected Resources – Priority Table

Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how
matching requirements will be satisfied

CDBG funds are leveraged considerably for their investment. This year’s projects are expected to leverage $33,732,012 from the CDBG
investment of $2,127,645. The CDBG Program Application process discourages applicants from using CDBG funds as the sole source of project
funding. Applicants must include other resources as leveraged funding.

The HOME Program leverages considerable funds, primarily through the Affordable Housing Development Program. This program leverages
funding from several sources including Low Income Housing Tax Credits, state and federal Historic Tax Credits, state funds from the Maine State
Housing Authority, local tax increment financing and local Housing Trust Funds. The City of Portland meets its match requirement through the
expenditure of local General Assistance funds providing tenant based rental assistance to low and very low income households. The City expends
General Assistance funds for this purpose, well in excess of the required HOME program match and will continue this assistance.


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The ESG Program is expected to provide match funds equal to the amount of ESG funds allocated through the City's General Assistance fund.




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If appropriate, describe publically owned land or property located within the jurisdiction that
may be used to address the needs identified in the plan

Over the past several years the Housing Committee has tasked staff with identifying publicly owned land
and property located within the jurisdiction that can be used for affordable housing. The City recently
sold 4 parcels of land in the Bayside Neighborhood, some completed, some currently under construction
that include affordable housing. The parcels are: 1) 60 Parris Street (completed): 20 condominiums
affordable to households earning 120% AMI for the initial sale, 3 units sold at market price; 2) 178
Kennebec Street (under construction): Of the proposed 46 rental units, 78% of the units will be priced at
60% AMI or less, 22% will be at market rate; 3) 65 Hanover Street: 25 units of which at least 25 units are
affordable to low and moderate income households; 4) 44 Hanover Street: Proposing 16 rental units
(total number of units is unknown as of yet) priced at $1,000 per month (which is approximately 80%
AMI).

In April 2020 the city released Requests for Proposals for three additional city-owned properties at 21
Randall Street, 43 & 91 Douglass Street and 165 Lambert Street. The goal for the sale of these parcels is
to incentivize the construction of new housing affordable to households earning between 60% and 120%
of the area median income. Proposals are due by June 16 and will be evaluated by city staff. The City
Council will decide which proposal(s) are accepted.

The City continues to allocate profits from the sale of tax acquired property in Portland to the City's
Housing Trust Fund. At the direction of the City Council’s Housing Committee, the HCD staff will
continue to identify additional city-owned properties for affordable housing development.

Additionally, the City has selected a parcel of city-owned property as the location for creating a new city
shelter that will hold 200 beds and be open 24 hours a day. This new shelter aligns with the City’s 10
year plan to end homelessness and the City’s Continuum of Care plan. The new shelter also aligns with
the “Addressing the Needs of the Growing Homeless Population” goal in our Five Year Consolidated
Plan.

Finally, the City works with social service providers and housing developers that would like to address
the need for additional types of housing in our community, such as: housing for physical and mental
disabilities; substance use disorders; and seniors.

Discussion

The City of Portland secured HUD 108/BEDI funds in an amount of $1.2 million in Brownfields Economic
Development Initiative (BEDI) and $10.8 million in Section 108 loan to support revitalization of the
distressed area of Bayside by stimulating residential and commercial economic development activities
and creating jobs.


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One of the catalysts to support the Bayside area-wide revitalization is a public-private partnership to
construct an 800 space parking garage with ground level commercial space. Unfortunately, the city is
engaged in a lawsuit with the Federated Companies, the Parking Garage Developer, due to a lack of
contractual performance. The City is evaluating all options to support continued revitalization of
Bayside.




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 Annual Goals and Objectives
AP-20 Annual Goals and Objectives - 91.420, 91.220(c)(3)&(e)
Goals Summary Information

 Sort Goal Name Start End Category Geographic Area Needs Addressed Funding Goal Outcome Indicator
  Order Year Year
 1 Neighborhood 2016 2020 Non-Housing Eligible Census Neighborhood CDBG: Public Facility or Infrastructure
 Investment & Community Tracts Investment & $512,704 Activities other than
 Infrastructure Development CDBG Target Infrastructure Low/Moderate Income
 Neighborhoods Housing Benefit: 6092 Persons
 Bayside Assisted
 Neighborhoods Public service activities other
 than Low/Moderate Income
 Housing Benefit: 5000 Persons
 Assisted
 2 Economic 2016 2020 Economic PORTLAND, Economic CDBG: Public service activities other
 Opportunity Development MAINE Opportunity $258,308 than Low/Moderate Income
 Housing Benefit: 124 Persons
 Assisted
 Jobs created/retained: 7 Jobs
 Businesses assisted: 6
 Businesses Assisted




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 Sort Goal Name Start End Category Geographic Area Needs Addressed Funding Goal Outcome Indicator
  Order Year Year
 3 Housing Availability 2016 2020 Affordable Eligible Census Housing Availability CDBG:  Public Facility or Infrastructure
 Housing Tracts $405,150  Activities for Low/Moderate
 Public Housing HOME:  Income Housing Benefit: 186
 $1,060,061 Households Assisted
 ESG: $55,064 Rental units constructed: 250
 Housing TrustHousehold Housing Unit
 Fund: Tenant-based rental
 $1,567,200 assistance / Rapid Rehousing:
 160 Households Assisted
 4 Address the Needs 2016 2020 Homeless PORTLAND, Address the Needs CDBG: Public service activities other
 for Growing MAINE for Growing $361,048 than Low/Moderate Income
 Homeless Eligible Census Homeless ESG: $93,745 Housing Benefit: 8600 Persons
 Population Tracts Population Assisted
 Public service activities for
 Low/Moderate Income
 Housing Benefit: 425
 Households Assisted
 Tenant-based rental
 assistance / Rapid Rehousing:
 96 Households Assisted
 Homeless Person Overnight
 Shelter: 131 Persons Assisted
 Table 3 – Goals Summary


Goal Descriptions



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1 Goal Name Neighborhood Investment & Infrastructure
 Goal Invest in infrastructure to improve neighborhood assets and build strong, safe, accessible and vibrant neighborhoods.
 Description Improve accessibility and livability through age-friendly designs and ADA compliance. Build sidewalks and trails to improve
 connectivity, increase the use of bicycles as a mode of transportation, and redevelop streetscapes to create shared streets
 for cars, bikes, and pedestrians that integrate with the fabric of the neighborhood. Support programs that increase safety in
 neighborhoods for residents and visitors. Invest in programs and services that address the specific needs of members of the
 community. Encourage programs that build a sense of inclusiveness, safety, and security within individual neighborhoods
2 Goal Name Economic Opportunity
 Goal Invest in Portland businesses to enable them to expand to create jobs. Invest in persons wanting to create microenterprises.
 Description Engage job seekers in a continuum of services to increase their professional capacity, financial stability, and ability to
 maintain employment. Focus on difficult to employ populations including homeless, new Americans and single parent head
 of households. Combine resources and build partnerships between public and private entities to provide opportunities to
 transition Portland residents out of poverty to sustainable employment and financial stability.
3 Goal Name Housing Availability
 Goal Increase housing availability and affordability to all Portland residents regardless of income, race, ethnicity, and family size.
 Description Encourage housing development by removing barriers to traditional urban housing types while ensuring the inclusion of
 workforce and age-friendly housing in significant development projects.
4 Goal Name Address the Needs for Growing Homeless Population
 Goal Prevent individuals and families from becoming homeless and entering into the shelter system. Rapidly rehouse those who
 Description enter the shelter system. Provide necessary resources to assist vulnerable population’s transition out of homelessness,
 including housing opportunities for chronically homeless or long-term stayers at homeless shelters.




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 Annual Action Plan 33
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AP-35 Projects - 91.420, 91.220(d)
Introduction

The City of Portland's Housing and Community Development Program will enter into the PY 2020-2021
budget cycle with the following funding allocations: $2,081,642Â in CDBG which consists of $1,933,057
in direct HUD allocation, $120,000 in TIF funds, $20,000 in UDAG proceeds, and $8,585 in CDBG housing
program income; $166,383, in Emergency Solutions Grant funding; and $1,203,258 HOME allocation as
part of the Cumberland County HOME Consortium, which consists of $1,053,258Â in direct HUD
allocation; $75,000 in program income, and $75,000Â in recaptured funds.Â $770,647 is designated for
City of Portland use and $432,611 is designated for the County.Â An additional $166,003 in Housing
Development Funds/CDBG housing program income, $197,871 in Lead Safe Housing program income
and $1,567,200 in local housing trust funds is also available

  # Project Name
 1 HCD Grant Administration
 2 CDBG Planning
 3 Community Housing of Maine, Middle Street Apartments
 4 COP Public Works Freshman Alley Lighting
 5 Coastal Enterprise, Inc. Portland Micro enterprise Assistance Program
 COP Dept. of Parks, Recreation and Facilities, Riverton Elementary School ADA Inclusive
  6 Playground
  7 Catherine Morrill Day Nursery, Energy Efficiency Improvement Plan
  8 PHA Development Corporation, Washington Gardens
  9 COP Public Works, Bayside Area Sidewalks
 10 Port Resources, Group Home Heat Pump Project
 11 COP Economic Development, Business Assistance Program for Job Creation
 12 Catherine Morrill Day Nursery, Life Safety Repairs
 13 First Parish Church, A church for EveryBODY
 14 Maine Irish Heritage Center, Upper Sanctuary Accessibility Project
 15 Maine Irish Heritage Center, Front Stairway Restoration Project
 16 Community Policing
 17 Wayside Food Program, Direct Service Programs
 18 Preble Street, Florence House Womans Shelter
 19 Preble Street, Food Programs
 20 COP Oxford Street Shelter, Long Term Stayers Community Integration and Landlord Outreach
 21 Milestone, Homeless Outreach and Mobile Engagement (HOME) Team
 22 Preble Street, Joe Kreisler Teen Shelter
 23 Catholic Charities and Immigrant Legal Advocacy Project, Immigrant Legal Services
 24 COP Public Health, Mobil Medical Outreach Program
 25 Furniture Friends, Basic Necessities Expansion

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 # Project Name
 26 Catherine Morrill Day Nursery, Portland CDBG Childcare Voucher Collaborative
 27 Homeless Programs, ESG
 28 HOME Administration
 29 Tenant Based Rental Assistance (TBRA)
 30 City Affordable Housing Development
 31 County HOME Affordable Housing Development
 32 Emergency Repair/Housing Rehab Program (HDF)
Table 4 – Project Information




 Annual Action Plan 35
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OMB Control No: 2506-0117 (exp. 06/30/2018)
Describe the reasons for allocation priorities and any obstacles to addressing underserved
needs

Nearly all of the Cityâ¿¿s CDBG, HOME and ESG funds go to addressing underserved needs in Portland.
The allocation process and priorities for CDBG, HOME and ESG is described below. The largest obstacle
to addressing the underserved needs is limited funding. The needs of the underserved continue to
increase in the City of Portland, but the funding resources remain limited.Â

Community Development Block Grant: CDBG funds are allocated through a competitive application
process. To apply, organizations must attend a mandatory application meeting. Applications are
available through the Housing and Community Development Office in City Hall and on the City's
webpage. Applications are reviewed by a volunteer citizen allocation committee appointed by the City
Council. The Allocation Committee sends its recommendations to the City Manager who forwards the
funding recommendations to the City Council. The City Council conducts two public hearings before
deciding on the final funding recommendations. As mentioned under the â¿¿AP-15 Expected
Resourcesâ¿¿, the City of Portland sold the Cotton Street Parking garage in 2017, which was originally
purchased with UDAG funds. As part of this sale, the City Council has decided to spend $20,000 from the
proceeds each year on a CDBG eligible activity. This year, the City Council strongly felt the Portland
CDBG Child Care Voucher Collaboration was a vital program that should receive funding. To partially
fund that program, social service funding request, excluding the community policing and food service
programs, were reduced by ten percent. In addition, the $20,000 available from UDAG funds was
allocated to Furniture Friends Basic Expansion Necessities Expansion project. Furniture Friends is a vital
program providing furniture to recently homeless individuals and families.Â

HOME: The HOME Program budget is formulated by staff, endorsed by the City Council's Housing
Committee and Cumberland County's Municipal Oversight Committee. The City Council conducts two
public hearings before deciding on the final HOME Program budget. Program guidelines and applications
are available through the Housing and Community Development Office in City Hall and on the City's
webpage. As of the 2020-2021 program year, the HOME program will be focused on housing
development. The Consortium no longer administers a Housing Rehabilitation Program. CDBG Housing
Program Income funds have been set aside for an emergency repair program.Â

Emergency Solutions Grant: The Emergency Solutions Grant funding is formulated by staff and
presented to the Maine Continuum of Care and the Cityâ¿¿s Emergency Shelter Assessment Committee.
The funding supports shelter operations, homeless prevention, rapid rehousing, and HMIS.




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AP-38 Project Summary
Project Summary Information




 Annual Action Plan 37
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1 Project Name HCD Grant Administration
 Target Area PORTLAND, MAINE
 Goals Supported Neighborhood Investment & Infrastructure
 Housing Availability
 Economic Opportunity
 Address the Needs for Growing Homeless Population
 Needs Addressed Neighborhood Investment & Infrastructure
 Housing Availability
 Economic Opportunity
 Address the Needs for Growing Homeless Population
 Funding CDBG: $371,328
 Other: $30,000
 Description Manage the Grant. Comply with grant requirements and reporting. Follow
 federal regulations
 Target Date 6/30/2021
 Estimate the number These funds are for the administration of the CDBG program, no funds will
 and type of families directly benefit families
 that will benefit from
 the proposed
 activities
 Location Description 389 Congress Street Room 312 & 313, Portland, Maine 04101
 Planned Activities Manage the Grant. Comply with grant requirements and reporting. Follow
 federal regulations
2 Project Name CDBG Planning
 Target Area PORTLAND, MAINE
 Goals Supported Neighborhood Investment & Infrastructure
 Housing Availability
 Economic Opportunity
 Address the Needs for Growing Homeless Population
 Needs Addressed Neighborhood Investment & Infrastructure
 Housing Availability
 Economic Opportunity
 Address the Needs for Growing Homeless Population
 Funding CDBG: $23,868
 Description Long Range Planning efforts, including transportation planning.

 Annual Action Plan 38
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OMB Control No: 2506-0117 (exp. 06/30/2018)
 Target Date 6/30/2021
 Estimate the number These funds are for long range CDBG eligible planning. No funds will
 and type of families directly benefit families in Portland.
 that will benefit from
 the proposed
 activities
 Location Description 389 Congress Street 4th Floor, Portland, ME 04101
 Planned Activities Long Range Planning efforts, including transportation planning.
3 Project Name Community Housing of Maine, Middle Street Apartments
 Target Area Eligible Census Tracts
 Goals Supported Housing Availability
 Needs Addressed Housing Availability
 Funding CDBG: $200,000
 Description Middle Street Apartments will create 49 units of permanently affordable
 housing. 11 units will be set aside for chronically homeless individuals.
 Target Date 6/30/2022
 Estimate the number 53 low/moderate income households
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 83 Middle Street, Portland ME
 Planned Activities Increase supply of Affordable housing. House Long-Term homeless
 populations. Reconnect neighborhoods and increase connectivity and use.
4 Project Name COP Public Works Freshman Alley Lighting
 Target Area Bayside Neighborhoods
 Goals Supported Neighborhood Investment & Infrastructure
 Needs Addressed Neighborhood Investment & Infrastructure
 Funding CDBG: $50,000
 Description This project will create safer, more accessible environments for Portland's
 low and middle-income residents. Investment in the safety and usability of
 the city's public spaces supports private development in the area.
 Target Date 6/30/2022

 Annual Action Plan 39
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OMB Control No: 2506-0117 (exp. 06/30/2018)
 Estimate the number 1345 Portland residents
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description Freshman Alley between Elm Street and Chestnut Street, Portland, ME
 Planned Activities Replace obsolete and missing light fixtures, and poles. Improve safety and
 accessibility for students, pedestrians, cyclists, and people with
 disabilities.
5 Project Name Coastal Enterprise, Inc. Portland Micro enterprise Assistance Program
 Target Area PORTLAND, MAINE
 Goals Supported Economic Opportunity
 Needs Addressed Economic Opportunity
 Funding CDBG: $48,000
 Description CEI and Cultivating Community will help at least 50 immigrant, Asylee,
 refugee, and/or female low to moderate income Portland residents start
 six microenterprises in Portland by providing intensive business advising,
 access to capital, credit counseling, and farm training.
 Target Date 6/30/2021
 Estimate the number 50 immigrant, Asylee, refugee, and/or female low to moderate income
 and type of families Portland residents
 that will benefit from
 the proposed
 activities
 Location Description Portland, ME
 Planned Activities Create 6 businesses in Portland owned by Portland residents. Create at
 least 6 job in Portland (business owners). Civic engagement by business
 owners. Increased tax revenue (sales, business equipment, income).
6 Project Name COP Dept. of Parks, Recreation and Facilities, Riverton Elementary School
 ADA Inclusive Playground
 Target Area PORTLAND, MAINE
 Goals Supported Neighborhood Investment & Infrastructure
 Needs Addressed Neighborhood Investment & Infrastructure
 Funding CDBG: $40,680

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OMB Control No: 2506-0117 (exp. 06/30/2018)
 Description This public playground will improve ADA accessibility by exceeding ADA
 compliance standards to provide an inclusive recreational space that
 addresses the specific needs of children with disabilities and their peers in
 the community. This will be the first and only fully ADA Inclusive
 playground in Portland.
 Target Date 6/30/2022
 Estimate the number 442 students enrolled at the school, approximately 261 that are low
 and type of families income students
 that will benefit from
 the proposed
 activities
 Location Description Riverton Elementary School, Portland ME
 Planned Activities Create a strong, safe, accessible and vibrant Riverton neighborhood. This
 public playground will improve ADA accessibility by exceeding ADA
 compliance standards to provide an inclusive recreational space that
 addresses the specific needs of children with disabilities and their peers in
 the community
7 Project Name Catherine Morrill Day Nursery, Energy Efficiency Improvement Plan
 Target Area Eligible Census Tracts
 Goals Supported Neighborhood Investment & Infrastructure
 Needs Addressed Neighborhood Investment & Infrastructure
 Funding CDBG: $59,724
 Description This goal of the program is to address findings from a recent energy audit
 to lower energy costs, and increase energy efficiency and safety.
 Target Date 6/30/2022
 Estimate the number Approximately 100 children and 80 families per a year
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 96 Danforth Street Portland, ME
 Planned Activities Seal and insulate the basement and attic, replace the main entrance door,
 and replace lighting fixtures with energy efficient fixtures
8 Project Name PHA Development Corporation, Washington Gardens
 Target Area Eligible Census Tracts
 Annual Action Plan 41
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OMB Control No: 2506-0117 (exp. 06/30/2018)
 Goals Supported Housing Availability
 Needs Addressed Housing Availability
 Funding CDBG: $184,150
 Description Rehabilitation of Washington Gardens
 Target Date 6/30/2022
 Estimate the number Approximately 125 low and moderate income Portland renters
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 577 Washington Ave, Portland Maine
 Planned Activities CDBG funds will be used for the temporary relocation of residents during
 rehabilitation. Energy efficiency and accessibility upgrades will be done to
 the 100 unit housing complex.
9 Project Name COP Public Works, Bayside Area Sidewalks
 Target Area Bayside Neighborhoods
 Goals Supported Neighborhood Investment & Infrastructure
 Needs Addressed Neighborhood Investment & Infrastructure
 Funding CDBG: $109,000
 Other: $90,000
 Description Design and reconstruct in concrete the sidewalks on the west side of
 Chestnut Street from Oxford Street to Lancaster Street, the south side of
 Lancaster St from Cedar St to Elm St, and the east and west side of Cedar
 St from Lancaster St extending towards Oxford St.
 Target Date 6/30/2022
 Estimate the number 1570 Portland residents, 1325 low income individuals that live in the area
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description Chestnut Street, Lancaster Street, Cedar Street (West Bayside) Portland,
 ME




 Annual Action Plan 42
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018)
 Planned Activities New vertical granite curbing, ADA compliant ramps, and signage. The goal
 of the project is to connect previously reconstructed ramps and other
 pedestrian improvements into a greater network of accessibility for
 Bayside.
10 Project Name Port Resources, Group Home Heat Pump Project
 Target Area Eligible Census Tracts
 Goals Supported Housing Availability
 Needs Addressed Housing Availability
 Funding CDBG: $21,000
 Description Heat pump system for two group homes (duplex) for adults with
 disabilities
 Target Date 6/30/2022
 Estimate the number 8 adults with dual diagnosis of developmental disability and mental health
 and type of families challenges
 that will benefit from
 the proposed
 activities
 Location Description 70 and 72 Emery Street, Portland ME
 Planned Activities Installation of two heat pump systems
11 Project Name COP Economic Development, Business Assistance Program for Job
 Creation
 Target Area PORTLAND, MAINE
 Goals Supported Economic Opportunity
 Needs Addressed Economic Opportunity
 Funding CDBG: $77,244
 Description Matching grant funds to new and existing Portland businesses to create
 jobs for low/moderate income persons, provide new job skills training,
 and strengthen PortlandÃ¢Â¿Â¿s neighborhoods with new and growing
 businesses
 Target Date 6/30/2021




 Annual Action Plan 43
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018)
 Estimate the number 7 low to moderate income individuals
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description Portland, ME
 Planned Activities Matching grant funds to new and existing Portland businesses to create
 jobs for low/moderate income persons, provide new job skills training,
 and strengthen Portland’s neighborhoods with new and growing
 businesses
12 Project Name Catherine Morrill Day Nursery, Life Safety Repairs
 Target Area Eligible Census Tracts
 Goals Supported Neighborhood Investment & Infrastructure
 Needs Addressed Neighborhood Investment & Infrastructure
 Funding CDBG: $30,300
 Description Ensure the childcare facility meets required life safety codes including lead
 abatement, replacing collapsed sewer piping, and renovating exterior slum
 and blight
 Target Date 6/30/2022
 Estimate the number 100 children and 80 families a year
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 96 Danforth Street, Portland ME
 Planned Activities Lead abatement on the 3rd floor, replace collapsed sewer piping, renovate
 the slum and blight on the front of façade of the building and tighten up
 the masonry to prevent moisture and rodents.
13 Project Name First Parish Church, A church for EveryBODY
 Target Area Eligible Census Tracts
 Goals Supported Neighborhood Investment & Infrastructure
 Needs Addressed Neighborhood Investment & Infrastructure
 Funding CDBG: $50,000
 Description First Parish Church, A church for EveryBODY

 Annual Action Plan 44
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OMB Control No: 2506-0117 (exp. 06/30/2018)
 Target Date 6/30/2022
 Estimate the number 15,000 individuals that attend the church including individuals that use the
 and type of families church space for AA meetings and food pantries
 that will benefit from
 the proposed
 activities
 Location Description 425 Congress Street, Portland ME
 Planned Activities A new entryway on the North side of the Church. A code complaint
 elevator will be installed to service all three floors. Two new handicap
 accessible toilets will be added to the main floor. An access ramp to the
 Community Room will be added. The Community Room will be updated
 with new, more efficient, heating and ventilation, lighting, storage, and
 bathroom improvements.
14 Project Name Maine Irish Heritage Center, Upper Sanctuary Accessibility Project
 Target Area Eligible Census Tracts
 Goals Supported Neighborhood Investment & Infrastructure
 Needs Addressed Neighborhood Investment & Infrastructure
 Funding CDBG: $15,000
 Description Complete accessibility of upper sanctuary by creating a curved accessibility
 platform to cover the east side steps. Installation of flooring to finish the
 platform and install a new metal hand railing.
 Target Date 6/30/2022
 Estimate the number Approximately 1,190 Portland residents
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 34 Gray Street Portland, ME 04102
 Planned Activities Complete accessibility of upper sanctuary by creating a curved accessibility
 platform to cover the east side steps. Installation of flooring to finish the
 platform and install a new metal hand railing.
15 Project Name Maine Irish Heritage Center, Front Stairway Restoration Project
 Target Area Eligible Census Tracts
 Goals Supported Neighborhood Investment & Infrastructure


 Annual Action Plan 45
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018)
 Needs Addressed Neighborhood Investment & Infrastructure
 Funding CDBG: $17,000
 Description Restoration of the front granite entry stair system
 Target Date 6/30/2022
 Estimate the number Approximately 1,190 Portland residents
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 34 Gray Street, Portland ME 04102
 Planned Activities Removing displace stair elements and re-setting the stair treads to
 reinforced masonry. Reset the stones to their original location and
 enhance the bedding plane.
16 Project Name Community Policing
 Target Area CDBG Target Neighborhoods
 Goals Supported Neighborhood Investment & Infrastructure
 Needs Addressed Neighborhood Investment & Infrastructure
 Funding CDBG: $150,000
 Description Community Policing
 Target Date 6/30/2021
 Estimate the number 5,000 individuals will be served, with 3,300 being low to moderate income
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description Portland, ME (various locations)
 Planned Activities The Portland Police Department will utilize grant funds to pay a portion of
 the salary for five civilian Community Policing Coordinators who are
 embedded in target neighborhoods, where they facilitate problem solving,
 serve a centralized point of contact for community members seeking
 assistance, and administer the disorderly house program.
17 Project Name Wayside Food Program, Direct Service Programs
 Target Area PORTLAND, MAINE
 Goals Supported Address the Needs for Growing Homeless Population
 Annual Action Plan 46
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018)
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding CDBG: $34,000
 Description Mobile food pantry
 Target Date 6/30/2021
 Estimate the number 4,000 economically vulnerable and under resourced community members
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description Portland, ME (various locations)
 Planned Activities Waysides Direct Services program works to prevent and reduce
 homelessness by increasing access to nutritious food for economically
 vulnerable community members in Greater Portland through 5 Mobile
 Food Pantries and 13 weekly Community Meals. All of Waysides work is
 rooted in cross sector partnerships and focused on strengthening the
 quality and quantity of social ties and support networks. Every month
 1,000 different individuals receive 97500 meals through Waysides Direct
 Services program.
18 Project Name Preble Street, Florence House Womans Shelter
 Target Area PORTLAND, MAINE
 Goals Supported Address the Needs for Growing Homeless Population
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding CDBG: $18,000
 Description Emergency shelter
 Target Date 6/30/2021
 Estimate the number 175 homeless women experiencing abuse, aging, disabilities, and
 and type of families addiction
 that will benefit from
 the proposed
 activities
 Location Description 190 Valley Street, Portland ME
 Planned Activities CDBG funds support a portion of the salaries and benefits of Housing
 Support Staff
19 Project Name Preble Street, Food Programs

 Annual Action Plan 47
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 Target Area PORTLAND, MAINE
 Goals Supported Address the Needs for Growing Homeless Population
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding CDBG: $43,568
 Description Three soup kitchens serving 3 meals a day, 365 days a year at the
 Resource Center, Florence House and Teen Center and food pantry
 distributing emergency food boxes weekly or by appointment
 Target Date 6/30/2021
 Estimate the number 3,000 people of all ages who because of homelessness or poverty are
 and type of families unable to meet their basic nutrition needs
 that will benefit from
 the proposed
 activities
 Location Description 252 Oxford Street Portland ME 04101
 190 Valley Street Portland ME 04101
 343 Cumberland Avenue Portland ME 04101
 Planned Activities Three soup kitchens serving 3 meals a day, 365 days a year at the
 Resource Center, Florence House, and Teen Center and a food pantry
 distributing emergency food boxes weekly or by appointment to meet the
 nutrition needs of people who are homeless and living in poverty
20 Project Name COP Oxford Street Shelter, Long Term Stayers Community Integration and
 Landlord Outreach
 Target Area CDBG Target Neighborhoods
 Goals Supported Address the Needs for Growing Homeless Population
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding CDBG: $63,944
 Description Housing stabilization case management for chronically homeless
 individuals
 Target Date 6/30/2021
 Estimate the number Three soup kitchens serving 3 meals a day, 365 days a year at the
 and type of families Resource Center, Florence House, and Teen Center and a food pantry
 that will benefit from distributing emergency food boxes weekly or by appointment to meet the
 the proposed nutrition needs of people who are homeless and living in povertyv
 activities

 Annual Action Plan 48
 2020
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 Location Description 203 Oxford Street, Portland ME
 Planned Activities Help formerly homeless persons recover from the trauma of
 homelessness, assisting in their integration into their new neighborhoods,
 improving their health and quality of life, and reducing returns to
 homelessness and expensive emergency services
21 Project Name Milestone, Homeless Outreach and Mobile Engagement (HOME) Team
 Target Area PORTLAND, MAINE
 Goals Supported Address the Needs for Growing Homeless Population
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding CDBG: $108,000
 Description Crisis intervention, outreach, health screening and care, and service
 referrals and transportation for adults in Portland experiencing substance
 use disorders, with the goal of ending homelessness and facilitating long
 term recovery from substance use disorders
 Target Date 6/30/2021
 Estimate the number 500 homeless adults in Portland
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 65 India Street, Portland ME 04101
 Planned Activities 220 weekly encounters, resulting in reduced overall police encounters and
 reduced incarceration, 45 referrals and transports per week, 30 weekly
 contacts resulting in reduced emergency room utilization and improved
 overall access to primary and mental health care
22 Project Name Preble Street, Joe Kreisler Teen Shelter
 Target Area PORTLAND, MAINE
 Goals Supported Address the Needs for Growing Homeless Population
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding CDBG: $23,526
 Description Emergency Shelter
 Target Date 6/30/2021




 Annual Action Plan 49
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018)
 Estimate the number 150 homeless youth
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 38 Preble Street, Portland ME 04101
 Planned Activities CDBG funds support a portion of the salary and benefits of Housing
 Support Staff
23 Project Name Catholic Charities and Immigrant Legal Advocacy Project, Immigrant Legal
 Services
 Target Area PORTLAND, MAINE
 Goals Supported Economic Opportunity
 Needs Addressed Economic Opportunity
 Funding CDBG: $84,429
 Description Increase the amount of affordable, qualified immigration legal services for
 Portland immigrants, refugees asylum seekers, and asylees. Services will
 expand economic opportunity for clients by helping them to gain
 residency, work permits, citizenship, and reunify with family.
 Target Date 6/30/2021
 Estimate the number 265 Immigrants, Refugees, and Aslyees
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 80 Sherman Street, Portland ME 04101
 Planned Activities Staff time, interpretation and capacity building. Expand direct service
 capacity by ensuring DOJ accredited staff members have more direct
 service hours.
24 Project Name COP Public Health, Mobil Medical Outreach Program
 Target Area CDBG Target Neighborhoods
 Goals Supported Address the Needs for Growing Homeless Population
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding CDBG: $67,500
 Description Medical access to homeless individuals

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OMB Control No: 2506-0117 (exp. 06/30/2018)
 Target Date 6/30/2021
 Estimate the number 300 homeless individuals
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description 203 Oxford Street and various hotspots across the Portland peninsula
 Planned Activities The Mobil Medical Outreach Program will provide Portland’s vulnerable
 homeless with access to paramedics, in both the shelter and community
 setting, who are specially trained in community education and medical
 services. In an effort not to duplicate services, this project is aligned with
 local primary care and other social service providers to enhance the
 continuum of care.
25 Project Name Furniture Friends, Basic Necessities Expansion
 Target Area PORTLAND, MAINE
 Goals Supported Address the Needs for Growing Homeless Population
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding CDBG: $2,500
 Description Furniture Friends provides household furniture to homeless individuals
 and families recently housed. An additional $20,000 in UDAG funds is
 allocated to this project for a total budget of $22,500
 Target Date 6/30/2021
 Estimate the number 750 Low income homeless individuals, children, and families. This includes
 and type of families those with disabilities, survivors of domestic violence, and
 that will benefit from immigrants/refugees/asyless
 the proposed
 activities
 Location Description Portland, ME
 Planned Activities CDBG funds will be used to hire a part time volunteer coordinator to
 increase the number of low income households served, and reduce wait
 time.
26 Project Name Catherine Morrill Day Nursery, Portland CDBG Childcare Voucher
 Collaborative
 Target Area PORTLAND, MAINE
 Goals Supported Economic Opportunity
 Annual Action Plan 51
 2020
OMB Control No: 2506-0117 (exp. 06/30/2018)
 Needs Addressed Economic Opportunity
 Funding CDBG: $48,879
 Description Child care voucher program
 Target Date 6/30/2021
 Estimate the number 25-35 children and families, depending on the children’s ages and parent’s
 and type of families schedule
 that will benefit from
 the proposed
 activities
 Location Description 96 Danforth Street, Portland
 331 Cumberland Ave, Portland
 215 Congress Street, Portland
 71 Herman Avenue, Peaks Island, Portland
 87 High Street, Portland
 Planned Activities The program will provide subsidized child care to families in need of
 affordable quality child care services
27 Project Name Homeless Programs, ESG
 Target Area PORTLAND, MAINE
 Goals Supported Address the Needs for Growing Homeless Population
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding ESG: $166,383
 Description Emergency Solutions Grant programs, including Family Shelter essential
 services; Family Shelter homeless prevention; Oxford Street rapid
 rehousing; Oxford Street Shelter homeless prevention; and administration
 and HMIS
 Target Date 6/30/2021
 Estimate the number All individuals and families living in or entering the City of Portland Shelter
 and type of families system that qualify for rapid rehousing, essential services, or homeless
 that will benefit from prevention will benefit from this activity, roughly 227 people
 the proposed
 activities
 Location Description 203 Oxford St, Portland ME 04101 and 54 Chestnut St, Portland ME 04101



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 Planned Activities This is for all Emergency Solutions Grant programs, including Family
 Shelter essential services; Family Shelter homeless prevention; Oxford
 Street Shelter rapid rehousing; Oxford Street Shelter homeless prevention;
 and administration and HMIS.
28 Project Name HOME Administration
 Target Area PORTLAND, MAINE
 Cumberland County
 Goals Supported Housing Availability
 Needs Addressed Housing Availability
 Funding HOME: $112,826
 Description HOME set-aside for administrative costs of the program; Manager the
 HOME program including affordable housing development, TBRA and HUD
 reporting
 Target Date 6/30/2021
 Estimate the number This is for administration of the HOME program. No families will benefit
 and type of families directly from this project.
 that will benefit from
 the proposed
 activities
 Location Description HOME Program activities can occur throughout the City of Portland and
 Cumberland County, specific locations to be determined
 Planned Activities HOME set- aside for the administrative costs of the program; Manage the
 HOME Program including affordable housing development, TBRA, and
 HUD reporting
29 Project Name Tenant Based Rental Assistance (TBRA)
 Target Area PORTLAND, MAINE
 Goals Supported Housing Availability
 Needs Addressed Housing Availability
 Funding HOME: $143,571
 Description Tenant Based Rental Assistance (TBRA) Program operated by the City of
 Portland out of the General Assistance Office
 Target Date 6/30/2021




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 Estimate the number Approximately 160 extremely low income individuals or families will be
 and type of families assisted through this program.
 that will benefit from
 the proposed
 activities
 Location Description Various
 Planned Activities Tenant based rental assistance for extremely low income individuals or
 families tenant based rental assistance for extremely low income
 individuals or families
30 Project Name City Affordable Housing Development
 Target Area PORTLAND, MAINE
 Goals Supported Housing Availability
 Needs Addressed Address the Needs for Growing Homeless Population
 Funding HOME: $514,250
 Housing Trust Fund: $1,567,200
 Description Affordable housing development projects which create or maintain
 affordable rental housing units
 Target Date 6/30/2021
 Estimate the number Affordable housing development projects which create or maintain
 and type of families affordable rental housing units
 that will benefit from
 the proposed
 activities
 Location Description Various locations in Portland
 Planned Activities The goal for the distribution of HOME funds is to promote and finance the
 development of affordable housing in the City of Portland. Rental housing
 for seniors, multi-family, SRO units.
31 Project Name County HOME Affordable Housing Development
 Target Area Cumberland County
 Goals Supported Housing Availability
 Needs Addressed Housing Availability
 Funding HOME: $432,611




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 Description Affordable Housing Development Program is designed to promote and
 help finance the development of affordable housing in the communities of
 Cumberland County, not including the City of Portland. Funding for this
 activity includes a portion of the annual CHDO set-aside
 Target Date 6/30/2021
 Estimate the number 4 HOME assisted units low/moderate income families; estimated total of
 and type of families 30-60 units
 that will benefit from
 the proposed
 activities
 Location Description
 Planned Activities The goal is to promote and finance the development of affordable housing
 in Consortium communities outside the City of Portland. This housing may
 be rental or ownership housing or the conversion of nonresidential
 property to housing units. Developments must be deemed appropriate for
 the community and location consistent with the community’s
 Comprehensive Plan. The Consortium seeks developments with a high
 standard for quality, design and livability. Developments should promote
 efficient use of land, a location proximate to shopping, work places, and
 community facilities and incorporate high standards of energy efficiency
 and “green” design criteria.
32 Project Name Emergency Repair/Housing Rehab Program (HDF)
 Target Area PORTLAND, MAINE
 Goals Supported Housing Availability
 Needs Addressed Housing Availability
 Funding CDBG: $166,005
 Description Emergency home repairs for Portland residents
 Target Date 6/30/2021
 Estimate the number 26 low to moderate income households in Portland
 and type of families
 that will benefit from
 the proposed
 activities
 Location Description Portland, ME
 Planned Activities Emergency home repairs

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AP-50 Geographic Distribution - 91.420, 91.220(f)
Description of the geographic areas of the entitlement (including areas of low-income and
minority concentration) where assistance will be directed

The City of Portland’s priority to allocating resources is to focus them on the areas of the jurisdiction
that are in the most need. To determine this, the City considered which areas of the City have
the highest combination of poverty, minorities, single parents, oldest housing stock, and housing
problems. These are located in Census Tracts 5, 6 and 10, which represents East Bayside, Bayside and
Parkside neighborhoods respectively. As mentioned in the City’s 2016-2020 Consolidated Plan, Portland
is considering a Neighborhood Revitalization Strategy Area to help increase investment in these
neighborhoods.

In 2015 the City created a ‘targeted neighborhood investment’ area; starting with the Bayside
Neighborhoods and moving to a different neighborhood every 2-7 years, depending on community and
public infrastructure needs. The Bayside Neighborhoods were chosen as the first targeted
neighborhood investment area due to a combination of this area having the highest percentage of LMI
residents, a lack of adequate housing and public infrastructure, as well as a high potential for private
investments. Street work, sidewalks, lighting, parks, playgrounds, and other area benefit projects will be
located in the target neighborhoods to benefit the low and moderate income individuals and families
that live there. Due to the amenities and proximity to services, many HOME funded affordable housing
projects are also located in the target neighborhoods.

New construction benefits individual persons or households who are low to moderate income, and
therefore HOME funds can be spent throughout the City and County, which are the next geographic
area priorities.

The percentages listed in the below table do not include program administration. The program
administration funds are not tied to a target area of the City or County

Geographic Distribution

 Target Area Percentage of Funds
 PORTLAND, MAINE 49
 Eligible Census Tracts 23
 Cumberland County
 CDBG Target Neighborhoods 9
 Bayside Neighborhoods 2
Table 5 - Geographic Distribution




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Rationale for the priorities for allocating investments geographically

The City’s goal is to allocate funds to areas of the City with the highest need. As shown in the above
table, the majority of funds allocated fall in the City of Portland and Eligible Census Tract target areas.
Many of the CDBG social service activities and economic development activities, as well as all of the
HOME and ESG activities, are based on the type of person served, not the location. Therefore, the final
percentage of funds allocated for the Bayside Neighborhood, CDBG Target Neighborhoods, and
Cumberland County target areas may increase, but the program is not specifically targeting a resident in
a particular neighborhood.

Several of the CDBG social service programs target LMI residents living in CDBG Target Neighborhoods,
this is done to increase the efficiency of these particular programs. In addition to the social service
programs, the CDBG public infrastructure sidewalk improvement project will take place in target areas.
As mentioned in the Five Year Consolidated plan, the City is considering creating a Neighborhood
Bayside Neighborhoods

Discussion

Revitalization Strategy Area in the neighborhoods of the City with the highest concentration of poverty,
minorities, single parents, oldest housing stock, and housing problems. More consideration of a
Neighborhood Revitalization Strategy Area will be given over the remaining year of the Five Year
Consolidated Plan and in conjunction with the creation of a new Five Year Consolidated Plan.




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 Affordable Housing

AP-55 Affordable Housing - 91.420, 91.220(g)
Introduction

In the City of Portland the tight housing market contributes to the need to build more affordable
housing in the greater Portland area. The City of Portland and the Cumberland County HOME
Consortium strive to increase the amount of decent, safe, and affordable housing available throughout
Cumberland County. The City uses ESG and CDBG funds in addition to the HOME funds to fulfill this goal.

As part of the City’s 10 year plan to end homelessness, the City has opted to use $143,571 of its HOME
allocation to serve an estimated 160 homeless families via tenant-based rental assistance (TBRA)
program. The City’s affordable housing providers work with social service providers to move individuals
out of homeless and into affordable housing.

This year, CDBG will fund a ‘Housing Follow-Up Services’ program that will provide follow up services to
individuals who have moved from chronic homelessness to permanent housing. This program is been
proven very successful at preventing individuals from returning to homelessness. Through the CDBG
funding, this program will be able to expand to more clients.

 One Year Goals for the Number of Households to be Supported
 Homeless 160
 Non-Homeless 250
 Special-Needs 0
 Total 410
Table 6 - One Year Goals for Affordable Housing by Support Requirement


  One Year Goals for the Number of Households Supported Through
 Rental Assistance 160
 The Production of New Units 150
 Rehab of Existing Units 110
 Acquisition of Existing Units 0
 Total 420
Table 7 - One Year Goals for Affordable Housing by Support Type




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Discussion

In 2016 the City of Portland implemented a policy requiring any new rental housing development
receiving assistance through Tax Increment Financing and/or HOME or CDBG subsidy from the City, to
set aside 10% of the rental units in the development for individuals or families currently living in a City of
Portland shelter.

The City would be responsible for providing referrals, providing or coordinating supportive services to
eligible homeless populations who become tenants of the housing, including assuring tenants qualify for
the housing, providing or locating financial resources such as Section 8, General Assistance, or other
resources to assist with monthly rent payment. Individual services would be dependent upon the
particular requirements of the individual tenants and specific to their needs and goals, and would be
subject to eligibility at the City. All tenants referred would meet income, homelessness criteria, and
other requirements so as to be fully qualified for the housing. City staff would work to provide a variety
of support services to assist homeless individuals, enhance their self-esteem, secure housing, and work
towards a self-sufficiency plan. Long term support services would be provided through collaboration
with other area service providers.

In addition, the City has implemented the Rental Housing Advisory Committee as part of the Tenant
Housing Rights Ordinance adopted by the City in 2016. The Committee is be comprised of 9 residents of
the City of Portland appointed by the Council. It is be co-chaired by one land lord representative and one
tenant representative. The Committee’s duties are to: provide the Housing Committee with
recommendations and 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 City Council appointed members in July, 2019; the committee held
it’s first meeting in September 2019 and continues to meet montly.




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AP-60 Public Housing - 91.420, 91.220(h)
Introduction

The Portland Housing Authority (PHA) provides quality, affordable housing opportunities to Portland’s
LMI residents. PHA partners with the City of Portland, clients, and community organizations to enhance
the quality of life in the community.

PHA plans to expands its current inventory of affordable housing and be part of the ongoing solution to
the City’s critical shortage of affordable housing. Additionally, the agency continues to take steps to help
address the housing needs identified in its annual and 5-year plans (2015-2019 Strategic Plan). In
addition to creating new housing, PHA maintains an aging housing stock that will require substantial
renovation and redevelopment over the next 10 years to maintain the quality of its housing
opportunities for its residents.

Through the HOME Consortium, the City of Portland and Cumberland County work with Westbrook
Housing Authority, South Portland Housing Authority, and Brunswick Housing Authority to assure
quality, affordable housing opportunities to LMI residents in Cumberland County.

Actions planned during the next year to address the needs to public housing

Portland Housing Authority: Periodic community meetings with residents, organize activities, events in
coordination with other community organization that encourage resident participation, Assist with the
organization of resident councils where none exist, website with inactive features for residents to
engage staff, Quarterly meetings with recently reorganized Resident Advisory Board (RAB) to obtain
input on agency plans and resident needs, Board meetings at different public housing sites at least three
times a year, Newsletters in certain development. The Section 8 Housing Choice Voucher
Homeownership Program that offers counseling and financing to voucher holders how wish to use their
subsidy to purchase a home.

Westbrook Housing Authority

Survey residents to identify optimal method, frequency and desired content of communication

Educate residents on existing Agency communications

Based on survey results, build and implement a communication plan, potentially to use such methods as
Presidents’ meetings, Resident Councils, social media, website, email/phone blasts or other tools as
appropriate

Expand use of our facilities for community partners (satellite offices, conference rooms, community
rooms) in keeping with agency policies

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Establish new working relationships with neighboring communities as development partners

Strengthen economic and development connections with City of Westbrook

South Portland Housing Authority

Each month South Portland releases an activities calendar with all of the activities available to the
residents. These activities include; picnics, senior and health expos, bus services to Walmart, the mall,
and the grocery store, breakfast outings, and many other activities.

Implement a volunteer management plan to maximize volunteer effectiveness and recognize efforts

Increase the number of Family Self Sufficiency participants by 10% annually

Brunswick Housing Authority

Residents hold monthly meetings to discuss ideas and plan activities

Staff and Residents hold family development meeting meetings where activities and family trainings are
planned. This includes summer lunch programs, after school programs, and family trainings. Brunswick
Housing builds single family homes. These homes are advertised to residents. Qualifying residents then
work with Coastal Enterprises Inc. to participate in homeownership counseling. The program has been
very successful.

Actions to encourage public housing residents to become more involved in management and
participate in homeownership

Portland Housing Authority

Periodic community meetings with residents

Organize resident activities and events (health fairs, block parties, etc.) in coordination with other
community organization that encourage resident participation

Assist with the organization of resident councils where none exist

A new website with inactive features for residents to engage staff

Quarterly meetings with recently reorganized Resident Advisory Board (RAB) to obtain input on agency
plans and resident needs.

PHA holds Board meetings at different public housing sites at least three times a year.

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Newsletters in certain developments

The Section 8 Housing Choice Voucher Homeownership Program that offers counseling and financing to
voucher holders how wish to use their subsidy to purchase a home.

Westbrook Housing Authority

Survey residents to identify optimal method, frequency and desired content of communication

Educate residents on existing Agency communications

Based on survey results, build and implement a communication plan, potentially to use such methods as
Presidents’ meetings, Resident Councils, social media, website, email/phone blasts or other tools as
appropriate

Expand use of our facilities for community partners (satellite offices, conference rooms, community
rooms) in keeping with agency policies

Establish new working relationships with neighboring communities as development partners

Strengthen economic and development connections with City of Westbrook

South Portland Housing Authority

Each month South Portland releases an activities calendar with all of the activities available to the
residents. These activities include; picnics, senior and health expos, bus services to Walmart, the mall,
and the grocery store, breakfast outings, and many other activities.

Implement a volunteer management plan to maximize volunteer effectiveness and recognize efforts

Increase the number of Family Self Sufficiency participants by 10% annually

Brunswick Housing Authority

Residents hold monthly meetings to discuss ideas and plan activities

Staff and Residents hold family development meeting meetings where activities and family trainings are
planned. This includes summer lunch programs, after school programs, and family trainings. Brunswick
Housing builds single family homes. These homes are advertised to residents. Qualifying residents then
work with Coastal Enterprises Inc. to participate in homeownership counseling. The program has been
very successful.


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If the PHA is designated as troubled, describe the manner in which financial assistance will be
provided or other assistance

n/a

Discussion

Portland and Cumberland County’s vitality depends on the availability of a diverse array of housing
options, particularly apartments, which are often the first and often the only choice for working
professionals, immigrants and families. The Portland Housing Authority has strategic plans in place to
participate in the City’s efforts to increase housing for LMI Portlanders, including building in-house
housing development capacity; prioritize development; utilize program reserves to seed fund
development opportunities; redevelop PHA properties and utilize excess land for development
opportunities; continue to seek financing programs for new housing development; and partner with
non-profit housing developers for developments beyond the capacity of PHA. All three Cumberland
County housing authorities work closely with their local governments and surround communities to
address emerging needs affecting their residents and the availability of adequate housing




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AP-65 Homeless and Other Special Needs Activities - 91.420, 91.220(i)
Introduction

Portland homeless shelters, including the Joe Kreisler Teen Shelter, Portland Family Shelter, Safe Haven,
Milestone, Oxford Street Shelter for Men and Women, and the Preble Street Florence House Women’s
Shelter, sheltered an average of 496 individuals per night last year. This number exceeds bed capacity
among all shelters by 85 individuals and is achievable by providing hotels from overflow at Through
These Doors (formerly Family Crisis) and accommodating overflow mats at Preble Street Overflow
Shelter (average of 75 per night).

The City’s Family Shelter has been experiencing an unprecedented volume of clients. Many of the clients
are asylum seekers, which adds to the complex nature of moving clients out of the shelter and into
permanent housing. The shelter has typically continued to run one overflow on a nightly basis located at
either the Salvation Army, 58 Chestnut Street or the YMCA gymnasium. Currently with the COVID-19
pandemic, families are being placed in hotels so that the City’s Family Shelter can be utilized as a respite
shelter/quarantine.

All homeless shelter providers in Portland meet once per month at the Emergency Shelter Assessment
Committee (ESAC) meetings to discuss the recent trends and ways to better serve Portland’s growing
homeless population.

Describe the jurisdictions one-year goals and actions for reducing and ending homelessness
including

Reaching out to homeless persons (especially unsheltered persons) and assessing their
individual needs

The Maine State Housing Authority coordinates the efforts of homeless shelters, outreach groups, and
volunteers who participate in an annual Point in Time Survey of the State of Maine and City of Portland
homeless populations. The annual census is required of all states at this time of year by U.S. Department
of Housing and Urban Development, and the count provides a snapshot of the number of individuals
and families in shelters and on the streets on a given night.

The Homeless Outreach and Mobile Engagement (HOME) Team is a collaboration between the City of
Portland, the Portland Downtown District and Milestone Foundation, a non-profit social service
provider, to provide outreach and community supports to those with chronic health, mental health and
substance use issues living on the streets of Portland. The HOME Team has become part of the
emergency service delivery system for businesses and community members.

Amistad, a Portland-based nonprofit organization, and Portland Downtown (a 501c4) have created a
Peer Outreach Worker program, funded by CDBG that will allow a peer outreach worker to connect with

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clients that live with mental illness, often times co-occurring substance-use disorders, and often times
experience homelessness. The outreach worker will then collaborate with the Milestone Foundation,
the City’s shelters, local hospitals, and Portland Downtown businesses to get the client the services they
need.

Addressing the emergency shelter and transitional housing needs of homeless persons

Emergency Shelter: As mentioned above, the City of Portland has a connected network of homeless
shelters, yet the number of individuals seeking shelter often out numbers the available beds. The City
run shelters have a policy of not turning away an individual due to the shelter reaching capacity,
therefore, the City contracts with various organizations, such as Preble Street and the Salvation Army to
run shelter overflow sites on a nightly bases.

This year with the COVID 19 epidemic the City has been running a social distancing shelter, as well as a
respite shelter/quarantine facility and placing higher than ever before numbers of families and
individuals in hotels to ensure individuals remain sheltered.

Transitional Housing:

Scattered site programs including Shelter Plus Care and other subsidies are used in the housing first
model.

Regional Approach: The Public Housing Authorities in Westbrook and South Portland have both made
commitments to set aside Section 8 housing vouchers specifically for people experiencing long-term
homelessness. Maine Housing Authority continues to provide Housing Choice Vouchers for those
homeless individuals who have a high acuity.




Helping homeless persons (especially chronically homeless individuals and families, families
with children, veterans and their families, and unaccompanied youth) make the transition to
permanent housing and independent living, including shortening the period of time that
individuals and families experience homelessness, facilitating access for homeless individuals
and families to affordable housing units, and preventing individuals and families who were
recently homeless from becoming homeless again

The ESAC Long Term Stayer’s Committee Initiative is focused on housing the longest stayers in
homelessness in Portland. Since the initiative began in April of 2015 a total of 242 Housing First
Placements have been made. This initiative has greatly helped to decrease the need for overflow
shelters in Portland. The CDBG funded Housing Follow up Services for Long Term Stayers program helps
individuals who have been placed into housing from returning to homelessness.

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Additionally, the goal of the City of Portland's Emergency Solutions Grant program is to provide rapid re-
housing services to individuals staying at the shelter and to provide prevention services to individuals
facing homelessness in the community. In PY 19/20 is $55,065 for rapid rehousing and $13,815 in
homeless prevention for the Oxford Street Shelter. The projected annual goal for Oxford Street Shelter is
to serve 96 people who are literally homeless and 6 people who are at risk of homelessness. Likewise,
the Family Shelter has $27,865 for homeless prevention and $52,065 for Essential Services. The goal for
the Family Shelter is to serve 25 families who are literally homeless and 10 families who are at risk of
homelessness. Additionally, the shelters have a goal of no more than 10% recidivism. The goal is to
ensure the 102 clients at Oxford Street and 30 families totaling 100 individuals at the Family Shelter will
have success in housing.

The City’s Tenant Based Rental Assistance program (TBRA) was implemented on April 1, 2014. This
program uses a portion of the City’s HOME funds ($143,571). There is a centralized intake with a single
point of contact located at the Oxford Street Shelter and Family Shelter, utilization of a rapid re-housing
approach with a particular focus on reducing recidivism; as such clients are assigned a case manager to
provide follow-up care services. Follow-up services provided will have a strong emphasis on connecting
clients to other mainstream resources to ensure long term housing success.

The ESHAP Program is modeled after a rapid re-housing approach that provides housing stability
services to persons who are experiencing homelessness. This project is funded by Maine Housing and
covers both city-operated shelters; the Oxford Street Shelter and the Family Shelter. The ESHAP
Program assists homeless clients seeking permanent housing with education, services and support to
meet their health, housing, and employment needs in order to overcome barriers to obtaining and
maintaining housing. The goal is to help participants achieve permanent stable housing. Participants are
assigned a Navigator who has experience in working with people who are experiencing homelessness.
Navigators conduct assessments to determine the best course of action and customize a plan that best
suits each individual's housing needs.

The combination of the City’s Long Term Stayers Initiative, the Emergency Solutions Grant, Tenant Based
Rental Assistance, and ESHAP program help to prevent homelessness and rapidly rehouse individuals
who become homeless in Portland.

Helping low-income individuals and families avoid becoming homeless, especially extremely
low-income individuals and families and those who are: being discharged from publicly
funded institutions and systems of care (such as health care facilities, mental health facilities,
foster care and other youth facilities, and corrections programs and institutions); or, receiving
assistance from public or private agencies that address housing, health, social services,
employment, education, or youth needs.

The City’s After Hours Program assures access of emergency services to low-income ‘at-risk’ individuals
and families, including help with placement in appropriate shelters/warming centers and assists with
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basic needs such as medication, food, baby formula, diapers, and heating. The program offers a hotline
service 365 days a year, 24 hours a day.

The Greater Portland Addiction Collaborative has brought together local hospitals, City Programs, Police,
community detox centers, SUDs treatment providers, crisis providers, housing and employment
providers, recover community, and the peer recovery center is to provide high quality treatment and fill
the gaps to ensure that individuals receive the care they need upon discharge.

Discussion

The National Opiod crisis has been having a great impact on the need for homelessness and substance
abuse services in Portland. The City’s one and five year goals are to create a safety net of programs
through a combination of CBDG, HOME, ESG, other federal and local resources.




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AP-75 Barriers to affordable housing -91.420, 91.220(j)
Introduction

During 2019, a cap of 400 non-owner occupied short-term rental units (on the mainland) went into
effect. The purposed of amendment to the Land Use Ordinance is to protect Portland’s long-term rental
units from leaving the local market to host short-term guests. 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 amended 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.

Actions it planned to remove or ameliorate the negative effects of public policies that serve
as barriers to affordable housing such as land use controls, tax policies affecting land, zoning
ordinances, building codes, fees and charges, growth limitations, and policies affecting the
return on residential investment

Within the past two years the Planning Department has created or revised a wide variety of ordinances
to help promote additional housing development and preserve housing affordability. Several zoning
changes were approved to help minimize the barriers to building affordable housing. These include
changes to the B2 zone to increase allowed housing densities to 100 units/acre and revisions to the R6
zone that would increase density from 45 to 60 units per acre, reduce parking requirements, and
reducing minimum lot size. Parking requirements were also reduced for residential uses in the B3, B5, B6
and B7 business zones in an effort to allow for more housing density and reduce the financial costs
associated with new developments. Recent revisions to the code eliminated residential density limits in
B1 and B2 business zones. Allow the use of fee-in-lieu of parking in off-peninsula business zones.
Amendments were made to the downtown height overlay map to increase housing height limits from
45’ to 65’ in certain areas of the City. Revised the use of accessory dwelling units in island residential
zones provided they limit occupancy to year round tenants whose income qualifies them as workforce
households. Similar revisions were made for ADU’s in the R5 zone within existing structures as long as
the units were restricted to households earning up to 80% of AMI. In addition, the City expanded
projects that qualify for density bonuses associated with the creation of affordable housing. The
conglomeration of these initiatives will help to reduce barriers to building additional affordable housing
in Portland. Listed below are recently adopted or revised policy tools, zoning ordinances and funding
resources at the City’s disposal for addressing issues related to housing affordability in Portland.
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List of tools: Inclusionary (Hotel) Zoning, Selling City Owned Land for Housing Development, Amended
Zoning to Allow for Additional Housing Development, Up to 25% Density Bonus, Section 14-484
Increased Allowable Height, ADU Amendments encouraging Workforce Housing , Reduced Parking
Requirements & Fee-In Lieu Option, Amended Housing Replacement Ordinance, Reduced Fee’s for
Affordable Housing Development, Transportation Improvements to Allow for Greater Density, Housing
First Model India Street Form Based Code, Housing Investment Policy, Munjoy Hill Neighborhood
Conservation Overlay District, Simplify and Modernize Requirements for Additions to Non-Conforming
Structures

Financial Resources: Housing Development Funds, Housing Trust Fund, Affordable Housing Tax
Increment Financing (AHTIF's), Affordable Housing Revolving Loan Fund, Selling City Owned Land at Less
Than Market Value, Leasing City Owned Land, Tenant Based Rental Assistance Vouchers, Tax Acquired
Properties

Discussion

Since 2000 Portland has contributed approximately $37.9 million dollars to aid in the construction of
1,369 housing units in Portland. Two projects, consisting of 24 units, were built as home ownership
units. The remainder of the units have been developed as rental properties. When accounting for all of
its various subsidies, the City of Portland contributes, on average, approximately $27,685 per unit to
support the development of housing.

The 2017 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.
Portland’s Planning Board approved 1,185 units of residential housing from 2017 to August of 2019. This
equates to approximately 395 units per year, which is greater than the Comprehensive Plan goal of 256
units per year.




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AP-85 Other Actions - 91.420, 91.220(k)
Introduction

The Housing and Community Development Division seeks to develop viable communities by promoting
integrated approaches that provide decent housing, a suitable living environment, and expand economic
opportunities for low and moderate income persons. The primary means towards this end is the
development of partnerships among all levels of government and the private sector, including for-profit
and nonprofit organizations. The City of Portland supports this mission and works to address obstacles
to meet underserved need, maintain affordable housing, reduce lead based paint, reduce the number of
poverty level families, develop institutional structure to help achieve its goals and enhance coordination
between private and public entities.

Actions planned to address obstacles to meeting underserved needs

In the City of Portland, the vast majority of CDBG, HOME, and ESG allocations go to addressing
underserved needs of the City. The proposed CDBG projects will be meeting underserved needs such as
food assistance, shelter, safety, and support for those with mental and physical illnesses and substance
use disorders, and child care. The HOME grant funds help persons gain or maintain housing through the
Tenant Based Rental Assistance Program and build affordable housing for low income families who
cannot afford housing otherwise. Additionally, the Emergency Solutions Grant meets the needs of
individuals and families by gaining or maintaining housing throughout their homeless prevention or
rapid rehousing initiatives, along with maintaining shelter costs for the city’s most vulnerable
populations.

Actions planned to foster and maintain affordable housing

The City is committed to fostering and maintaining affordable housing. The City’s Housing Committee is
examining the adoption of policies that further the goals of fair housing, encourage the development of
additional housing, and provide and preserve additional affordable housing stock for the City.

Portland’s Year 5 Housing Goals include:

Affordable Housing Development City -4 HOME assisted, 220 Housing Trust Fund assisted; County -4
HOME assisted, total of 30 units leveraged; and

HOME assisted, Tenant Based Rental Assistance City 160 individuals and families.

Assisting property owners to remediate LBP hazards in 29 units.

ESG Tenant Based Rental Assistance 96 individuals and families

Promote housing availability by continuing to assess and as appropriate, offer city owned property to
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construct affordable housing.

City of Portland: Portland's Comprehensive Plan encourages a manageable level of growth that will
sustain the city as a healthy urban center in which to live and work and to achieve our shared vision for
Portland. Portland encourages sustainable development patterns and opportunities within the city by
promoting efficient land use, conservation of natural resources, and easy access to public
transportation, services, and public amenities, and strives to ensure freedom of choice in housing type,
tenure, and neighborhood for all, regardless of race, color, age, gender, familial status, sexual
orientation, religion, national origin, source of income or disability.

Cumberland County Consortium: The priority and the specific objective for the non-Portland members
of the Consortium for PY2020-2021 is Housing Development including CHDO Activity, i.e. the provision
of development subsidy funds to a certified Community Housing Development Organization (CHDO) for
the development of either homeownership or rental housing.




Actions planned to reduce lead-based paint hazards

The City of Portland has been committed to eliminating lead poisoning in children since 1995 when it
received its first HUD Lead Hazard Control Grant. The control and elimination of lead-based paint
remains a critical focus of the City of Portland in the housing rehabilitation program and over the
years, 450 units have been made lead-safe in Portland. Within the Lead Hazard Control grant program,
Portland has effectively and successfully addressed lead hazards prevalent in the City's older housing
stock.

In addition, this program is geared to benefit low and moderate-income families and households. A
grant applicant who is in an owner-occupied building in the City of Portland must prove that their
income is less than 80% of the median area income with a child under six years of age residing in the
unit. In multi-unit, non-owner-occupied buildings, 50% of the units must qualify at 50% of the area
median income. Priority is given to rental units where there is an active abatement order or where
young children reside. Projects outside the City of Portland need to meet HUD income eligibility limits
established for Cumberland County. Wherever possible, the City will utilize housing rehab program
funds in combination with lead program income funds to complete additional units.

In 2019, the City received a HUD funded Lead Hazard Reduction Grant for a period of 3.5 years with the
goal of making another 100 units lead safe, allowing Portland to continue this critical work of protecting
Cumberland County’s most vulnerable citizens from the dangers of lead paint and the dust that is largely
responsible for poisoning of children under the age of 6.A Healthy Homes inspection is also performed
on all qualifying units. Funding for this aspect of the grant allows the program to address code violations
and additional health and safety issues.

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Actions planned to reduce the number of poverty-level families

The City of Portland allocates a significant percentage of its Community Development Block Grant to
social service programs and housing activities designed not only to improve the lives of families and
individuals in poverty, but also to facilitate their transition out of poverty. Below are just some of the
most critical programs and services which the City plans to support with the CDBG, HOME and ESG
funds:

Quality child care from infancy to 5 years of age for low and moderate-income families. Subsidized
childcare enables families to move from welfare to work.

Microenterprise assistance and business creation

Job creation for local businesses

Day and night shelter with case management and counseling programs, night shelters specifically for
teens and women.

Community meals and mobile food pantries

Medical outreach to homeless individuals

Homeless outreach and engagement program to assist individuals in crisis to access necessary services.

Creation of stable affordable housing units

Tenant based rental assistance to help families to be rapidly rehoused or maintain their current housing,
to help build stability.

Homeless prevention services to individuals facing homelessness.

Rapid rehousing

Helping families move out of poverty as opposed to simply serving those in poverty is an important part
of the City's Housing and Community Development Program. Total funds available to the City are
insufficient to meet the needs of its citizens in poverty; however targeting funds to activities which
support self-sufficiency can make a significant difference in the lives of many people. The City plans to
continue to look at requests for funding and existing programs to see how CDBG, ESG and HOME funds
can assist individuals and families in moving beyond poverty.


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Actions planned to develop institutional structure

The City will continue to carry out its Housing and Community Development Plan in partnership with the
other management and delivery entities for housing and community development activities. These
organizations include various City Departments, the Portland Housing Authority, and an integrated
network of non-profit housing and social service providers.

The City of Portland Housing and Community Development (HCD) Division is responsible for overseeing
the budget and distribution of the City's CDBG, HOME and ESG entitlement funds and development of
the Five-Year Consolidated Plan and Annual Action Plan and Consolidated Annual Performance
Evaluation Report, as well as ensuring that all programs comply with HUD’s federal regulations.
Additionally the HCD Division administers the City's new construction programs as well as monitor’s all
outstanding loans associated with the former HomePort program. Since the fall of 2019, the HCD
Division has staffed a new Compliance Officer position, ensuring that all programs comply with local and
federal regulations.

City of Portland Social Services Division administers the General Assistance Program, the ESG funds, the
City's emergency shelters (for single adults and families), transitional housing facilities, housing location
services, Family Services Program, job readiness training and employment services and several other
support activities in coordination with non-profit housing and social service agencies. Additionally, the
Social Services Division administers the HOME funded Tenant Based Rental Assistance Program.

Non-Profit Housing and Social Service Agencies play a large role in directly providing housing and
economic development services to low income, homeless, and special needs populations throughout
Portland.

Working collaboratively, these entities implement the City's Housing and Community Development Plan.
The system's strengths include the collaborative manner in which these diverse groups work together to
maximize available resources. Portland is a large enough City to have many institutional resources, yet
small enough to be able to effectively communicate and collaborate. Currently there are no gaps in
types of housing and services, but there is a lack of adequate amounts of both due to insufficient
resources. The City and its partners will continue to seek additional resources to improve the system's
ability to meet community needs.

Actions planned to enhance coordination between public and private housing and social
service agencies

The City of Portland requires proof of organizational collaboration in the form of a memorandum of
agreements, letter of support, or demonstrated outreach for all applications. In the CDBG scoring
process, organizations and entities who demonstrate collaboration with other organizations and entities
receive higher allotted points.

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The City and the Portland Housing Authority have a long history of cooperation in several areas including
community policing, development of affordable housing, recreational activities for at-risk youth, the
Family Self-Sufficiency Program, Family Investment Center and applications to HUD for Section 8
certificates and vouchers for families, homeless and disabled persons. City staff and PHA staff
communicate regularly and provide each other data for Annual Plans and reports.

City staff from the Health and Human Services Department and Housing and Community Development
Division coordinates with other members of the Emergency Shelter Assessment Committee (ESAC) and
the United Way of Greater Portland to develop the Homeless Continuum of Care, respond to the
McKinney NOFA and monitor shelter bed usage for single adults, adolescents and families. ESAC
members include shelter providers, supported housing providers, mental health service providers,
substance abuse service providers, health service providers and general services including day shelter
providers for the homeless population. ESAC also produces monthly and quarterly statistics on shelter
usage and provides a forum to discuss new programs, resource availability, emerging trends and to
resolve problems within the continuum that may arise from time to time. City staff coordinates with all
applicants and ESAC members to produce the community's McKinney application. The City's Community
Development Program Manager attends ESAC and Continuum of Care meetings.

Additionally HCD staff participates in the Maine Affordable Housing Coalition (MAHC). As part of the
Tenant Housing Rights Ordinance enacted in 2016, the City established a Rental Housing Advisory
Committee (RHAC). Due to a failed citizen led rent control initiative in 2017 and adjustments to the
structure of the committee in 2018, members of the RHAC were only recently appointed by the City
Council. As per the local ordinance RHAC membership includes a legal representative for both landlords
and tenants, 3 landlords, 3 tenants and a member that is neither a tenant nor a landlord. The RHAC is
tasked with providing the City Council’s Housing Committee with recommendations or proposals for
improvements, modifications, or changes regarding landlord and tenant policy issues; and identifying
educational opportunities , seminars, and materials that would be useful to landlords and tenants.

In the City of Portland 33% of CDBG funds support social service agency programs. City staff meet with
the agencies throughout the year to provide technical assistance and ensure they are meeting HUD
guidelines and regulations. Staff also assists in monitoring their progress and makes recommendations
for more efficient services.

Discussion

As mentioned earlier, The City of Portland secured HUD 108/BEDI funds in an amount of $1.2 million in
Brownfields Economic Development Initiative (BEDI) and $10.8 million in Section 108 loan to support
revitalization of the distressed neighborhood of Bayside by stimulating residential and commercial
economic development activities and creating jobs. One of the catalysts to support the Bayside area-
wide revitalization is a public-private partnership to construct an 800 space parking garage with ground
level commercial space. Unfortunately, the city is engaged in a lawsuit with the Federated Companies,
the Parking Garage Developer, due to a lack of contractual performance. The City is evaluating all
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options to support continued revitalization of Bayside.




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 Program Specific Requirements
AP-90 Program Specific Requirements - 91.420, 91.220(l)(1,2,4)
Introduction

The City of Portland allocates a significant percentage of its Community Development Block Grant to
social service programs and housing activities designed not only to improve the lives of families and
individuals in poverty, but also to facilitate their transition out of poverty. Below are just some of the
most critical programs and services which the City plans to support with the CDBG, HOME and ESG
funds:

 • Quality child care from infancy to 5 years of age for low and moderate-income families.
 Subsidized childcare enables families to move from welfare to work.
 • Microenterprise assistance and business creation.
 • Job creation for local businesses.
 • Day and night shelter with case management and counseling programs, night shelters
 specifically for teens and women.
 • Community meals and mobile food pantries
 • Medical outreach to homeless individuals
 • Homeless outreach and engagement program to assist individuals in crisis to access necessary
 services.
 • Creation of stable affordable housing units
 • Tenant based rental assistance to help families to be rapidly rehoused or maintain their current
 housing, to help build stability.
 • Homeless prevention services to individuals facing homelessness.
 • Rapid rehousing for individuals staying at the Oxford Street Shelter and Family Shelter.

Helping families move out of poverty as opposed to simply serving those in poverty is an important part
of the City's Housing and Community Development Program. Total funds available to the City are
insufficient to meet the needs of its citizens in poverty; however targeting funds to activities which
support self-sufficiency can make a significant difference in the lives of many people. The City plans to
continue to look at requests for funding and existing programs to see how CDBG, ESG and HOME funds
can assist individuals and families in moving beyond poverty.




 Community Development Block Grant Program (CDBG)
 Reference 24 CFR 91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the
Projects Table. The following identifies program income that is available for use that is included in
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projects to be carried out.


 1. The total amount of program income that will have been received before the start of the next
 program year and that has not yet been reprogrammed 0
 2. The amount of proceeds from section 108 loan guarantees that will be used during the year to
 address the priority needs and specific objectives identified in the grantee's strategic plan. 0
 3. The amount of surplus funds from urban renewal settlements 0
 4. The amount of any grant funds returned to the line of credit for which the planned use has not
 been included in a prior statement or plan 0
 5. The amount of income from float-funded activities 0
 Total Program Income: 0

 Other CDBG Requirements

 1. The amount of urgent need activities 0

 2. The estimated percentage of CDBG funds that will be used for activities that benefit
 persons of low and moderate income.Overall Benefit - A consecutive period of one,
 two or three years may be used to determine that a minimum overall benefit of 70%
 of CDBG funds is used to benefit persons of low and moderate income. Specify the
 years covered that include this Annual Action Plan. 0.00%




 HOME Investment Partnership Program (HOME)
 Reference 24 CFR 91.220(l)(2)
1. A description of other forms of investment being used beyond those identified in Section 92.205 is
 as follows:

 n/a


2. A description of the guidelines that will be used for resale or recapture of HOME funds when used
 for homebuyer activities as required in 92.254, is as follows:

 Homebuyer activities of down payment or closing assistance are not part of the PY20/21 planned
 activities




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3. A description of the guidelines for resale or recapture that ensures the affordability of units acquired
 with HOME funds? See 24 CFR 92.254(a)(4) are as follows:

 Acquisition of units with HOME funds is not part of the FY20/21 planned activities


4. Plans for using HOME funds to refinance existing debt secured by multifamily housing that is
 rehabilitated with HOME funds along with a description of the refinancing guidelines required that
 will be used under 24 CFR 92.206(b), are as follows:

 Refinancing of existing debt is not part of the PY20/21 planned activities




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 Emergency Solutions Grant (ESG)


1. Include written standards for providing ESG assistance (may include as attachment)

 Applicants for service must initially be evaluated for eligibility by use of a standard centralized or
 coordinated assessment system. Assessment must include determination of income status and
 availability or lack of resources to sustain existing housing or obtain new housing. To be eligible, an
 applicant must meet the standards for homelessness or be at risk of becoming homeless. Applicants
 are eligible for future services only if they have no other housing subsidies from local, state, or
 federal sources and have no other viable resources to keep or obtain housing. Further, applicants
 must have an annual income of less than 30% of area median income. The standard that must be
 used for calculating annual income is established in 24 CFR 5.609. The highest priority applicants for
 rapid rehousing are those currently homeless persons for whom a potential living unit has been
 identified and will be available in less than one (1) month.

 Every eligible program participant or program household will be assigned a case manager who has
 experience working with people who are homeless as well as people at risk of homelessness. The
 case manager will be supervised by the Adult Shelter Coordinator of Support Services for the City’s
 Oxford Street Shelter and Adult Overflow Community Shelter. The case manager will meet every
 week as a team with the entire Support Service case management unit to conduct case review to
 ensure policies and procedures are being followed. The case manager will work directly with each
 program participant or household to accomplish the following:

• Determination of the appropriate type of service needed and the amount of financial assistance that
 is required using guidelines approved by the City of Portland;
• Development of both a short- and long-term service plan;
• Counseling concerning household needs;
• Monitoring and evaluating program participant progress on a schedule of no less than one-month
 intervals and more frequently according to need;
• Credit repair (including credit counseling, budget management, debt management, and making
 realistic financial choices);
• Communication with landlords and utility companies;
• Assurance that program participants are receiving all needed services from essential service
 providers, homelessness prevention and rapid re-housing assistance providers, other homeless
 assistance providers, and mainstream service providers, including schools, child care services, legal
 services, financial resources, health and mental health services, dispute resolution, etc.; and
• Obtaining all needed local, state, and federal services to benefit the program participant, including
 public housing, employment assistance and job training, SNAP, SSI or SSDI, TAFDC, General
 Assistance, Medicaid, WIC, etc. All program participants must have full access to mainstream
 resources.

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 The following risk factors will be used to determine which individuals and families are provided
 assistance: length of homelessness, income status, health and/or mental health issues, domestic
 violence history, and crisis situations




2. If the Continuum of Care has established centralized or coordinated assessment system that
 meets HUD requirements, describe that centralized or coordinated assessment system.

 All CoC shelters are required to enter data into HMIS (except the DV shelter which uses a
 comparable but separate database for client confidentiality). Maine CoC is working on data sharing
 with other PHD providers. Info in HMIS will be shared between service providers. All shelters have
 adopted and are using a common support and services policy. To prevent duplicate service delivery
 and data entry, a process was implemented to rapidly assign clients to ensure they are working with
 appropriate staff. The City of Portland ESG program has written standards for providing ESG
 assistance and consistently applies those to all program participants. The Maine CoC is working in
 collaboration with the Balance of State to create a coordinated assessment system. Grant funds
 from the Betterment Fund have been secured to work to create a coordinated assessment
 throughout the State.

3. Identify the process for making sub-awards and describe how the ESG allocation available to
 private nonprofit organizations (including community and faith-based organizations).

 Maine CoC and ESAC (Emergency Shelter Assessment Committee) are actively involved in the ESG
 program, including the development of performance standards, operating procedures, and funding
 expenditures. There are no sub-awards for ESG. The City of Portland utilizes ESG funding for the
 Family Shelter and Oxford Street Shelter and for homeless prevention and rapid rehousing
 programs.

4. If the jurisdiction is unable to meet the homeless participation requirement in 24 CFR
 576.405(a), the jurisdiction must specify its plan for reaching out to and consulting with
 homeless or formerly homeless individuals in considering policies and funding decisions
 regarding facilities and services funded under ESG.

 Portland meets the homeless participation requirements in 24 CRF 576.405(a). A formerly homeless
 individual serves as Tri-Chair of the City’s ESAC committee, he also serves on as a member of
 Homeless Voices for Justice, a state wide advocacy group. Additionally, the ESAC Committee, which
 is a collaborative of social services agencies, community representatives, businesses and consumers
 to identify, monitor, advocate, plan, encourage consumer input and involvement in, and facilitate
 collaborative decision making around all shelter, housing and support issues concerning homeless
 teens, adults, and families. The United Way and the City of Portland first established ESAC in 1987 as
 a purely advisory entity. ESAC is also the central entity for planning, monitoring, and decision making

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 for the Department of Housing & Urban Development (HUD) Continuum of Care Homeless
 Assistance Grant Application. ESAC produces monthly and quarterly statistics on shelter usage and
 provides a forum to discuss new programs, resource availability, emerging trends and resolving
 problems within the continuum that may arise from time to time.

5. Describe performance standards for evaluating ESG.

 The performance of the Prevention goal of the Rapid Re-Housing/Prevention Client Navigation
 Program will be evaluated based on the number of individuals assisted that would have entered the
 shelter system “but for” the assistance provided by the City of Portland staff. The performance
 standards, as developed by the Continuum of Care, for the Prevention goal of the program are
 ensuring that: 1) services are provided to 20 people per year; 2) 100% of clients are assessed for
 barriers that threaten housing stability and provided with an overview of mainstream resources; 3)
 50% of clients assessed are referred to appropriate mainstream resources; 4) 20% of clients are
 referred to employment services, housing and/or training program; and 5) 100% of clients receiving
 financial assistance receive assistance with housing location and receive follow up services for 3
 months.




The City of Portland is committed to monitoring the performance of grant recipients to ensure that
Federal funds are used appropriately and in a manner to maximize low and moderate income public
benefit. Grant recipients include City of Portland Departments and Divisions, outside social service
agencies, and non-profit organizations. Monitoring each grant recipient ensures that the goals and
objectives identified within the Action and Consolidated Plan are met. Performance reports are
submitted on a quarterly basis by each public service agency receiving CDBG funds. The reports are
reviewed for accuracy, goals, performance measures, and compliance. If an agency is not meeting their
target goals, or not reporting on time, this information is shared with the citizen review committee, who
utilizes this information when allocating resources for the following year. The new Compliance Officer
worked with HCD staff to review and update monitoring processes, procedures and materials and
created a streamlined checklist and report for onsite monitoring. On site monitoring of social service
agencies is done on a rotating schedule, this past year we monitored all public service agencies receiving
funds. There were no major findings as a result of the monitoring process.

City staff monitor each agency checking for compliance and eligibility. Copies of the monitoring reports
are kept in the Housing and Community Development office. CDBG and HOME Housing Projects are
monitored regularly to ensure that rent levels, income guidelines and occupancy are being met. All
housing projects are entered into the Housing Database. Large rental projects are monitored through
annual contact with the property management staff at each project. As mentioned above, the new
Compliance Officer worked with HCD staff to review and update monitoring processes, procedures and
materials and created a streamlined checklist and report for onsite monitoring.

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Former housing rehab projects are monitored through an annual mailing to ensure owner occupancy,
and rental affordability compliance requirements are being met. Former HomePort projects are
monitored through an annual mailing to ensure owner occupancy. Occupancy monitoring notices and
tenant income verification forms are sent out on a quarterly basis. (HOME funds have not been a
successful financing mechanism for multi-family rehab and therefore the city has very few of these types
of projects that require monitoring). Additionally any necessary housing inspections are completed. New
Construction/CHDO Funded Rental Housing projects are monitored for tenant income certifications and
site inspections. Beginning with the 2020-2021 program year, physical site inspections will be completed
by MaineHousing under a Memorandum of Understanding with the City of Portland.

Developers and/or their property managers provide the City with tenant income certifications on an
annual basis coinciding with their reporting requirements from Maine Housing and/or tax credit
monitoring/syndication organization. To report timeliness, the City’s Senior Accountant reports
expenditures at month end and compares totals to total allocated funds; the resulting percentage is
utilized to track timeliness. Monthly drawdowns are completed through IDIS. Divisions in the
Department funded under the 20% administrative cap submit plans identifying CDBG projects and the
percentage of their time spent working on such projects, as well as identifying specific areas in eligible
census tracts where the projects are taking place. This information, plus quarterly reports, is reviewed to
ensure compliance with comprehensive planning goals and requirements. All contracts for CDBG and
HOME funds include provisions that include outreach to women and minority business owners.




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Attachments




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Citizen Participation Comments




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 Annual Action Plan 85
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 Annual Action Plan 86
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 Annual Action Plan 87
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 Community Development Block Grant 2020-2021 Final Leverage Total LMI Persons IDIS GOI Units of Type Neighborh Economic Housing Homelessnes Neighborho Economic Housing Homelessnes Bayside CDBG Eligible Portland CumberlandTotal Bayside CDBG Eligible Portland Cumberland Total LMI $ Estimated 5 year funding allocated
 Current Year Projects
 Applicant Program/Project Request PROJECTS PRIORITIES & Goals Funding by Goal Geographic Dist by People Geographic Dist by Dollars
 Goal COP Planning & Urban Dev
CDBG # Dept CDBG Administration and Planning $389,184 $395,196 $757,029 $1,152,225
 COP Economic #16 Jobs
CDBG ED Development Business Assistance Program $205,000 $77,000 $221,000 $426,000 7 7 created 7 Jobs 7 77000 7 $77,000 $77,000.00
 Portland Mircoenterprise #17businesse
CDBG ED Coastal Enterprises Inc Assistance Program $48,000 $48,000 $48,000 $96,000 50 50 s assst 6 Businesses 50 48000 50 $48,000 $48,000.00
 $253,000 $125,000 $269,000 $522,000 57 57 57 125000
 Community Housing of #2 Public Housing
CDBG HA Maine Middle Street Apartments $200,000 $200,000 $11,321,068 $11,521,068 53 53 facility or 49 53 $200,000 53 200,000 $200,000.00
 #1 Public Sidewalk
CDBG INF COP Public Works Freshman Alley Lighting $50,000 $50,000 $0 $50,000 1265 1,345 Facility or 1 Improveme 1,345 $50,000 1,345 $50,000 $50,000.00
 COP Parks, Recreations and Riverton Elementary School ADA #1 Public Playground
CDBG INF Facilities Inclusive Playground $40,680 $40,680 $272,118 $312,798 261 442 Facility or 1 442 $40,680 442 $40,680 $40,680.00
 Catherine Morrill Day #1 Public Rehab
CDBG INF Nursery Energy Efficiency Improvement $59,724 $59,724 $29,500 $89,224 40 100 Facility or 1 property 100 $59,724 100 $59,724 $59,724.00
 Portland Housing #2 Public
CDBG HA Development Corporation Washington Gardens $184,150 $184,150 $13,993,999 $14,178,149 125 125 facility or 100 Housing 125 $184,150 125 $184,150 $184,150.00
 #1 Public
TIF INF COP Public Works Bayside Area Sidewalk $249,000 $90,000 $0 $90,000 Facility or 0 0
 #1 Public Improveme
CDBF INF COP Public Works Bayside Area Sidewalk $249,000 $100,000 $0 $100,000 1325 1,570 Facility or 1 nt 1,570 $100,000 100,000
 #2 Public Rehab
CDBG HA Port Resourcces Group Homes Heat Pump Project $21,000 $21,000 $0 $21,000 8 8 facility or 2 property 8 $21,000 8 $21,000 $21,000.00
 Catherine Morrill Day #1 Public Rehab
CDBG INF Nursery Life Safety Repairs $30,300 $30,300 $36,000 $66,300 40 100 Facility or 1 property 100 $30,300 100 $30,300 $30,300.00
 #1 Public accessibilit
CDBG INF First Parish Church "A Church for EveryBODY" $75,000 $50,000 $1,150,000 $1,200,000 1,265 1,345 Facility or 1 y 1,345 $50,000 1,345 $50,000 $50,000.00
 Maine Irish Hertigage #1 Public Rehab
CDBG INF Center Upper Sanctuary Accessibility $15,000 $15,000 $3,000 $18,000 1,000 1,190 Facility or 1 property 1,190 $15,000 1,190 $15,000 $15,000.00
 Maine Irish Hertigage #1 Public Rehab
CDBG INF Center Front Stairway Restoration $17,000 $17,000 $3,000 $20,000 1,000 1,190 Facility or 1 property 1,190 $17,000 1,190 $17,000 $17,000.00
 $1,190,854 $857,854 $26,802,685 $26,151,239 6382 7,468 7282 133 $362,704 $405,150

 #3Public
CDBG NI COP Police Dept Community Policing $150,000 $150,000 $1,214,997 $1,364,997 3300 5,000 Service other 9,825 Hours 5,000 $150,000 5,000 $150,000 $150,000.00
 #3Public
CDBG ANGHWayside Foods Direct Service Program $34,000 $34,000 $256,100 $290,100 2900 4,000 Service other 99,000 meals 4,000 $34,000 4,000 $34,000 $34,000.00
 #4 Public
CDBG ANGHPreble Street Florence House Women's Shelter $20,000 $18,000 $1,210,526 $1,228,526 175 175 services for 13,870 bed night 175 $18,000 175 $18,000 $18,000.00
 #3 Public
CDBG ANGHPreble Street Food Programs $43,568 $43,568 $2,509,321 $2,552,889 2700 3,000 Service 600,000 meals 2700 $43,568 3,000 $43,568.00 $43,568.00
 #4 Public
CDBG ANGHCOP Oxford Street Shelter Long Term Stayers program $71,049 $63,944 $74,753 $138,697 50 50 services for 12,000 15 minutes 100 $63,944 50 $63,944 $63,944.00
 #3 Public client
CDBG ANGHMilestone HOME Team $120,000 $108,000 $150,286 $258,286 500 500 Service 11,500 encounters 500 $108,000 500 $108,000.00 $108,000.00
 #4 Public
CDBG ANGHPreble Street Joe Kreisler Teen Shelter $26,140 $23,536 $727,092 $753,232 150 150 services for 4,380 bed nights 150 $23,536 150 $23,536 $23,536.00
 #3Public
CDBG ED Catholic Charities/ILAP Immigrant Legal Services $93,811 $84,429 $42,200 $126,629 90 90 Service other 613 hours 90 $84,429 90 $84,429.00 $84,429.00
 #3 Public 1 hour of
CDBG ANGHCOP Public Health Mobil Medical Outreach $75,000 $67,500 $223,310 $298,310 350 350 Service 1,820 service 350 $67,500 350 $67,500.00 $67,500.00
 Catherine Morrill Day Portland CDBG Childcare Voucher #3 Public weeks of
CDBG ED Nursery Collaborative $83,755 $48,879 $44,039 $127,794 30 30 Service 341 childcare 34 $48,879 30 $48,879.00 $48,879.00
 #3 Public households
CDBG ANGHFurniture Friends Basic Necessities Expansion $25,000 $2,500 $207,703 $210,203 750 750 Service 750 served 750 $2,500 750 $2,500.00 $2,500.00
 10245 13,345 5,000 124

Cotton SS Furniture Friends Basic Necessities Expansion $25,000 $20,000 $512,704 $20,000.00 $0.00


 $1,468,854 $1,940,406 $33,732,012 $33,810,130 16684 20,870 12,282 8,725 $813,108 $258,308 $21,000 $361,048 1,345 5,400 4111 9194 0 20,050 $ 50,000 $ 237,480 $ 577,174 $ 1,250,377 $446,046 $ 2,561,077 $1,437,210.00
 80% 8,800 Total #3 (for Homelessness) $4,065,540 $1,291,540 $105,000 $1,805,240 7% 27% 21% 46% 0% 100% 2% 9% 23% 49% 17% 100% 74%
 0 Total #13 All CDBG funds 5 Year Estimates
 allocationed by priority
 #REF! 2,065 Total #1 need)
 0.90 50 Total #17
 7 Total # 16
 0 Total # 21


 HOME Request Allocation HDF & HTF& Total Households IDIS GOI Units of Type Neighborh Economic Housing Homelessnes Neighborho Economic Housing Homelessnes Bayside CDBG Eligible Portland Cumberlan Total Bayside CDBG Eligible Portland Cumberland Total
HOME COP Housing Administration $112,826 $112,826 $0 $112,826
 #10 & #8 Housing
HOME COP Housing Rehabilitation $0 $0 $93,242 $93,242 Homeowner Units 0 $0 0 $0
 #12 tentant Households
HOME COP Housing Tenant-Based Rental Assistance $143,571 $143,571 $0 $143,571 160 Based rental 160 assisted 160 $143,571 160 $143,571
 Affordable Housing Development #7 Rental Rental
HOME COP Housing & CHDO $514,250 $514,250 HTF$ 1,567,20 $1,790,070 4 Units 250 Units 4 $514,250 74 $514,250
 #10 & # 8 Housing
HOME County Housing Rehabilitation $0 $0 $0 $0 Units 0 $0 4 $100,000
 Homeowner
 Affordable Housing Development #7 Rental Rental
 County Housing & CHDO
HOME $432,611 $432,611 $0 $432,611 4 Units 4 Units 4 $432,611 4 $346,046
 $1,203,258 8 Total #7 414 $1,090,432 0 0 0 238 4 242 $ - $ - $ - $657,821 $446,046 $ 1,103,867
 0 Total #10 $5,452,160 0% 0% 0% 98% 2% 100% 0% 0% 0% 60% 40% 100%
 160 Total # 12 5 Year Estimates
 0 Total # 8


 Neighborh Economic Housing Homelessnes Neighborho Economic Housing Homelessnes CDBG Eligible CDBG Eligible
 EMERGENCY SOLUTIONS GRANT (HESG) IDIS GOI Units of ood Developm s od Developmen s Bayside Target Census Bayside Target Census
 Request Allocation Leverage Total People Number Service Type Investmen ent Investment t Neighbor. Neighbor. Tracts Portland CumberlandTotal Neighbor. Neighbor. Tracts Portland Cumberland Total

HESG Administration $12,479 $12,479 $12,479
 #13homeles
 person
HESG Family Shelter Essential Services $52,065 $52,065 $52,065 100 overnight 30 100 $52,065 $52,065
 #13homeles
HESG Family Shelter Homeless Prevention $30,412 $30,412 $30,412 25 person 7 25 $30,412 $30,412
 #13homeles
HESG Oxford Street Shelter Homeless Prevention $16,363 $16,363 $16,363 6 person 6 6 $16,363 $16,363
 #12Tenant
HESG Oxford Street Shelter Rapid Rehousing $55,065 $55,065 $55,065 96 based Rental 96 96 $55,065 $55,065
 TOTAL $166,384 $166,384 $0 $166,384 131 $55,065 $98,840 0 0 0 0 0 0 $ - $ - $ - $153,905 $0 $ 153,905
 $166,384 96 Total #12 $275,325 $494,200 0% 0% 0% 100% 0% 100%
 131 Total # 13 5 Year Estimates

 Geographic Distribution Totals CBDG HOME ESG $ 50,000 $ 237,480 $ 577,174 $2,062,103 $892,092 $ 3,818,849
 $4,065,540 $1,291,540 $5,727,485 $2,299,440 1% 6% 15% 54% 23% 100%
 5 Year estimate totals
 Original Remaining
 Section 108 / BEDI Allotment Funds
 Section 108/BEDI $12,000,000 $7,928,179 40 #16 jobs 40 jobs 40 $9,007,000 40 $900,700
Block Groups > 51%

2015 Block Groups
 City of Portland
2020-2021 Target Area




 Block Groups > 51% Low Income
 Map Prepared by City of Portland
 Department of Planning and Urban Development
 Date: 4/3/2019
 HOME PROGRAM
 APPLICATION PROCESS




Affordable Housing Development Program (includes CHDO funding)

Funding available through the Affordable Housing Development Program will go to assist in the creation
of affordable housing available to low and very low income persons. Affordable Housing Development
funds are allocated through a competitive, rolling application process. To apply, developers must
complete an application which is available through the Housing and Community Development Division
and on the City’s webpage. Applications are reviewed by City staff and a consultant hired by the City to
complete a financial underwriting analysis. City staff present funding recommendations to the City
Council’s Housing Committee (HC). The HC forwards funding recommendations to the City Council.
Under City ordinance, the request for appropriation of funds must be read at two City Council meetings.
The City Council can take action on the recommendations at the second public meeting.

In addition, the city has a policy that requires any new rental housing development receiving assistance
through Tax Increment Financing and/or a HUD HOME or CDBG subsidy from the City, be required to
provide 10% of the rental units in the development for individuals or families currently residing in a
Portland shelter. This policy aligns with the City’s 10 year plan to end homelessness and the City’s
Continuum of Care plan, as well as two goals in our Five Year Consolidated Plan - “Address the Needs of
the Growing Homeless Population” and “Increase Housing Availability and Affordability”.

Housing Rehabilitation Program

As of July 1, 2019, the Cumberland County HOME Consortium will no longer administer a Housing
Rehabilitation Program. After careful review of program resources and outcomes during the life of the
Consortium, and an assessment of the growing need for affordable rental housing, the members of the
Cumberland County HOME Consortium have decided to focus HOME resources towards addressing the
growing need for affordable rental housing. CDBG Housing Funds have been set aside for an emergency
repair program.

Tenant Based Rental Assistance Program

Applications for the Tenant Based Rental Assistance Program are available through a centralized intake
system with a single point of contact located at the Oxford Street Shelter and Family Shelter. The
program is available to low and very low income persons currently experiencing or at imminent risk of
homelessness. Eligibility is determined by staff in the City’s Social Service Division.
 NOTICE OF PUBLIC HEARINGS
 Monday April 27, 2020 at 5:30pm
 Monday May 4, 2020 at 5:30pm
 389 Congress Street, Portland City Hall, Council Chambers,
 OR accessible via a Zoom Conferencing link to be
 provided in the agenda for each meeting.
 30 DAY PUBLIC COMMENT PERIOD
 CITY OF PORTLAND, MAINE
 April 1, 2020 to May 1, 2020
 Via email kwalsh@portlandmaine.gov
 389 Congress Street, Portland City Hall, Room 313
 https://portlandmaine.gov/775/Housing-and-Community-Development
2020-2021 CONSOLIDATED HOUSING AND COMMUNITY DEVELOP-
MENT ANNUAL ACTION PLAN, estimated budgets are as follows: Commu-
nity Development Block Grant Program $1,933,057; HOME Investment Partner-
ship Grant Program $1,203,258; Emergency Solutions Grant Program $166,383;
Housing Development Fund PI $174,588 Lead Safe Housing PI $197,871; Hous-
ing Trust Fund $979,031; TIF $120,000; Cotton St. proceeds $20,000.
The Portland City Council will hold two public hearings to consider the alloca-
tion of the above referenced program funds received by the City of Portland from
the U.S. Department of Housing and Urban Development (HUD). Information
regarding the funding recommendations along with the log-in directions for the
Zoom Conferencing link can be found on the city website at portlandmaine.gov/
agendas.
The primary objectives of the City of Portland’s Consolidated Housing and Com-
munity Development Plan and the Annual Action Plan are the development of a
viable urban community including decent housing, a suitable living environment,
and expanding economic opportunities, principally for low and moderate income
persons, and to aid in the prevention and elimination of slum and blight.
The City welcomes comments on the 2020-2021 Consolidated Housing and
Community Development Annual Action Plan. To submit comments or for more
information please contact Kelley Walsh, Housing and Community Develop-
ment Program Manager, kwalsh@portlandmaine.gov or 874-8731. Information
on Portland’s Consolidated Housing and Community Development Plan and the
Annual Action Plan can be found on the city website at https://portlandmaine.
gov/775/Housing-and-Community-Development.
Please contact the following person to request an interpreter or accommodation
for the meeting: Kelley Walsh, kwalsh@portlandmaine.gov, 207-874-8731.
Fadlan la xiriir qofkan hoose si aad u condsato turjumaan ama tixgelin xiliga
shirka: Kelley Walsh, kwalsh@portlandmaine.gov, 207-874-8731.
Por favor entre em contato com a seguinte pessoa para solicitar um intérprete
ou acomodação para a reunião: Kelley Walsh, kwalsh@portlandmaine.gov, 207-
874-8731.
Kelley Walsh, kwalsh@portlandmaine.gov, 207-874-8731:
‫روضحل تاليهست وأ يروف مجرتم بلطل يلاتلا صخشلاب لاصتالا ىجري‬
‫عامتجالا‬: ‫مسالا‬، ‫ينورتكلإلا ديربلا‬، ‫فتاهلا مقر‬
Pour obtenir un interprète ou faciliter une réunion, veuillez contacter la personne
suivante: Kelley Walsh, kwalsh@portlandmaine.gov, 207-874-8731.
Para solicitar un intérprete o una adaptación especial para la reunión, co-
muníquese con esta persona: Kelley Walsh, kwalsh@portlandmaine.gov, 207-
874-8731.
Leka na ko benga moto oyo soki oza na bosenga ya interprete to ya bosalisi pona
rendez-vous na yo: Kelley Walsh, kwalsh@portlandmaine.gov, 207-874-8731.
 2020-2021 HOUSING PROGRAM BUDGET HUD Final Allocation Date: February 14, 2020
 Total HUD HOME Entitlement Allocation 1,053,258 Recommended by HC (3-0) February 12, 2020
 Portland Program Portion 540,321 Approved by Council XXXXXXXX, 2020
 Portland Admin Portion 105,326 HUD Allocation February 14, 2020
 County Program Portion 407,611 Adjusted for Final HUD Allocation 03.02.2020




 LEAD Safe
 Housing
 Program Housing TOTAL
REVENUES- Housing Programs HOME CDBG HDF** Income** Trust Fund BUDGET
2020-21 HOME Consortium Admin (10% of allocation) 105,326 105,326
2020-21 HOME Consortium Programming 540,321 540,321
2019-20 HOME Estimated Program Income 75,000 75,000
2019-20 HOME Estimated Program Income Recaptured Funds 75,000 75,000
2019-20 HOME EstimatedProgram Income and Recapture Deduction for County -25,000 -25,000
Re-Allocated HOME Funds (funding from previous years) 0
2020-21 CDBG Administration 0
2020-21 CDBG Programming 0
2019-2020 Housing Trust Fund 1,142,200 1,142,200
2018-2019 Reprogrammed Housing Trust Funds *** 425,000 425,000
2018-19 HDF Program Income** 166,003 166,003
2018-19 Lead Safe Housing Program Income** 197,871 197,871
REVENUE TOTALS (Portland) 770,647 0 166,003 197,871 1,567,200 2,701,721

** Includes previous unallocated program income + program income received in FY19




 LEAD Safe
 Housing Housing
 Program Trust Fund TOTAL
2020-21 HOUSING Budget by Activity (Portland) HOME CDBG HDF** Income** *** BUDGET
Administration 243021QQ01 (includes 10% of PI) 112,826 0 112,826
Housing Rehabilitation/Emergency Loan Program 0 166,003 166,003
Tenant-Based Rental Assistance 443021QT01 143,571 143,571
Affordable Housing Development 243021QA00 424,197 1,567,200 1,991,397
CHDO 243021QA00 90,054 90,054
Lead Safe Housing 243019PLL1 (PLL036) 0 197,871 197,871
EXPENDITURE TOTALS (Portland) 770,647 0 166,003 197,871 1,567,200 2,701,721

*** This includes $425,000 in reprogrammed funds from 2019 (PHDC returned funding for 47 Boyd Street)
and $163,168.93 in proceeds from the sale of tax acquired property at 99 Capisic Street




2020-21 HOME Consortium COUNTY - approved by MOC on 03.19.2020
County HOME Program budget provided for reference only; adjusted for final HUD Allocation 03.02.2020
Allocation of County funds is done by the County's Municipal Oversight Committee
 HOME
REVENUES- Housing Programs County
2020-21 HOME Consortium Non-Portland Programming 407,611
2019-20 HOME County Program Income and Recapture 25,000
 432,611

 HOME
2020-21 HOUSING Budget by Activity County
Housing Rehabilitation (# projects @ $15,000/project) 0
Home Ownership 0
Affordable Housing Development 243021QC00 364,676
CHDO 243021QC00 67,935
 432,611




 G:\Shared drives\PUD - HCD\Financial\Budgets\Budget 2021\HOUSING BUDGET 2020-2021 Draft 03.31.2020.xlsx
 2020-2021 Budget for ESG
Emergency Solutions Grant 2014-2020
rev. 05.07.2020
 ESG Budgeted Funding Amount by Fiscal Year
Program FY 13-14 FY 14-15 FY 15-16 FY 16-17 FY 17-18 FY 18-19 FY 19-20 FY 20-21
Operations: Homeless Health $28,993 $35,391 $0 $0 $0 $0 $0 $0
Essential Services: Family Shelter $21,853 $26,675 $28,327 $28,327 $28,327 $27,000 $52,064 $52,065
Homeless Prevention: Family Shelter $21,853 $26,675 $52,369 $52,369 $52,395 $51,200 $27,865 $30,412
Homeless Prevention: Oxford Street $8,972 $10,952 $13,800 $13,244 $13,262 $12,950 $13,815 $16,363
Rapid Rehousing: Oxford Street $35,888 $43,807 $55,200 $55,200 $55,200 $54,200 $55,064 $55,064
Administration and HMIS $5,600 $6,836 $12,138 $12,092 $12,096 $11,781 $12,065 $12,479
 Total (Actual) $123,159 $150,336 $161,834 $161,232 $161,280 $157,131 $160,873 $166,383
 Admin/HMIS cap $9,237 $11,275 $12,138 $12,092 $12,096.00 $12,096 $12,065 $12,479

Explanation
Operations: Homeless Health This program is no longer administered by the City of Portland
Essential Services: Family Shelter Funds pay for staff who provides housing assistance by seeking affordable units, applying for eligible
 subsidies and accessing transitional housing opportunities and follow-up case management services by
 assisting with budgets, tenant/ landlord negotiations, and connecting to area resources. There is a need
 in Portland to expand the essential services with the high number of families arriving. The budget is
 adjusted to cover 1 FTE, this will allow the case manager to work with 5-10 families (17-34 individuals).

Homeless Prevention: Family Shelter
 Funds pay for staff who assist in preventing family homelessness. Services include advocating with their
 town of residency, landlord/tenant negotiations and family reunifications. The budget will cover .25 of a
 FTE
Homeless Prevention: Oxford Street Shelter
 Funds pay for staff who assist in preventing individuals from becoming homeless and providing
 necessary case management and referrals.
Rapid Rehousing: Oxford Street Shelter

 Funds pay for staff who assist persons who have become homeless by quickly moving them into
 permanent housing and providing the necessary case management and referrals the individual needs.
Administration and HMIS
 Funding goes to pay for licenses to use HUD's Homeless Management and Information System. Licenses
 are provided by Maine Housing.
 ESG allocations were released on 2/14/2020. PY20-21 sees an increase of $5,510 from prior year
 funding. The increase was first applied to the administrative and HMIS line item, by maxing out the 7.5%
 cap for administrative costs. The increase resulted in $ 5,096 left to be allocated between other
 programs. HCD and Social Service staff allocated the increase to prevention programs. The total
Budget Changes: increase was divided in half ($2,548) and applied to both OSS and the Family Shelter prevention

NOTE:

City Council will take public comment on this budget
 Order 154-19/20
 Passage: 8-0 (Chong recused) on 3/30/2020 Effective 4/9/2020

KATE SNYDER (MAYOR) KIMBERLY COOK (5)
BELINDA S. RAY (1) CITY OF PORTLAND JILL C. DUSON (A/L)
SPENCER R. THIBODEAU (2) IN THE CITY COUNCIL PIOUS ALI (A/L)
TAE Y. CHONG (3) NICHOLAS M. MAVODONES, JR (A/L)
JUSTIN COSTA (4)




 ORDER SETTING PUBLIC HEARINGS ON
 FISCAL YEAR 2021 ANNUAL ACTION PLAN
 AND APPROPRIATIONS FOR COMMUNITY DEVELOPMENT
 BLOCK GRANT PROGRAM, HOME PROGRAM, AND EMERGENCY SOLUTIONS
 GRANT PROGRAM


 ORDERED, that public hearings be held on the Fiscal Year 2021 Annual Action Plan and
 appropriations for the Community Development Block Grant Program, HOME
 Program, and the Emergency Solutions Grant Program; and

 BE IT FURTHER ORDERED, that such hearings be held on April 27, 2020 and May 4, 2020
 at City Council Meetings held at 5:30 p.m., in Portland City Hall Council
 Chambers, 389 Congress Street, or by Zoom web conferencing via a link to be
 provided in the agendas for those meeting dates.
 Resolve 12-19/20
 Passage: 8-0 (Chong recused) on 5/4/2020 Effective 5/14/2020
KATE SNYDER (MAYOR) KIMBERLY COOK (5)
BELINDA S. RAY (1) CITY OF PORTLAND PIOUS ALI (A/L)
SPENCER THIBODEAU (2) IN THE CITY COUNCIL JILL C. DUSON, (A/L)
TAE Y. CHONG (3) NICHOLAS M. MAVODONES, JR. (A/L)
JUSTIN COSTA (4)




 RESOLUTION ADOPTING THE FISCAL YEAR 2021 ANNUAL ACTION PLAN
 INCLUDING APPROPRIATIONS FOR COMMUNITY DEVELOPMENT BLOCK
 GRANT PROGRAM, HOME PROGRAM, AND EMERGENCY SOLUTIONS GRANT
 PROGRAM AND CERTIFICATIONS PERTAINING THERETO


 WHEREAS, the City of Portland, Maine has determined that there are pressing community and
 neighborhood needs for further federal assistance for housing and community
 development activities; and

 WHEREAS, annual activities for the Consolidated Housing and Community Development
 Annual Action Plan have been recommended; and

 WHEREAS, the City of Portland is anticipating an allocation from the United States
 Department of Housing and Urban Development (HUD) of $1,933,057 of
 Community Development Block Grant (“CDBG”) Entitlement Funds, for the
 program year 2020-2021 under Title I of the Housing and Community
 Development Act of 1974 (Public Law 93-383) as amended from time to time;
 and the City has also received Community Development funds in the amount of
 $174,588 in Housing Program Income, along with $20,000 in Cotton Street
 Proceeds, which is subject to the same regulations as the entitlement funds; and
 $120,000 in TIF funds; a HOME Program Grant allocation of $1,053,258, HOME
 Program income of $75,000, HOME Recaptured Funds of $75,000; Lead Safe
 Housing Program Income of $197,871; local Housing Trust Funds of $1,567,200;
 and $166,383 of Emergency Shelter Grant funds; and

 WHEREAS, the City Council of the City of Portland, Maine, desires to utilize these funds to
 support housing and community development activities;

 NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Portland,
 Maine, hereby adopts the FY 2020-2021 Consolidated Housing and Community
 Development Annual Action Plan; and the sums of $1,933,057 for the
 Community Development Block Grant Program, plus $174,588 CDBG Housing
 Program Income; $20,000 in Cotton Street Proceeds; $120,000 in TIF funds;
 $1,203,258 in HOME Program funding, $197,871 in Lead Safe Housing Program
 Income, $1,567,200 in local Housing Trust Funds and $166,383 for the
 Emergency Shelter Grant Program are hereby appropriated for the purposes
 approved in the attached Plan and budgets as provided in the Attached Exhibit A;
 and
BE IT FURTHER RESOLVED, that the City of Portland, Maine, possesses legal authority
 to apply for the above referenced Community Development Block Grant Program
 Funds, HOME Program funds and Emergency Shelter Grant Program funds for
 the Program Year 2020-2021; and

BE IT FURTHER RESOLVED, that the City Manager or his designee be authorized to:

 1) Apply for, accept and expend the Community Development Block Grant
 Entitlement Funds of $1,933,057 and to expend $174,588 in CDBG housing
 program income funds, $120,000 in TIF, and $20,000 in Cotton Street proceeds;
 $1,053,258 of HOME Program funds and to expend $75,000 of program income
 and $75,000 of recaptured funds for a total of $1,203,258; $197,871 in Lead Safe
 Housing program income; $1,567,200 in local Housing Trust Funds; and
 $166,383 of Emergency Shelter Grant funds; and

 2) Officially represent the City of Portland, Maine, in connection with the
 application, including the execution of contracts on behalf of the City; and

 3) Act as the certifying officer for HUD environmental documents related to these
 grants and to execute said documents and any other related documents necessary
 or convenient to carry out the intent of said grants; and

BE IT FURTHER RESOLVED, that the City of Portland, Maine certifies that it will comply
 with all of the attached assurances and provide such additional information as
 may be required by the U.S. Department of Housing and Urban Development; and

BE IT FURTHER RESOLVED, that the foregoing FY 2020-2021 Housing and Community
 Development Annual Action Plan funds are hereby appropriated pursuant to the
 Budget attached hereto.
CDBG Recommendations 2020-2021
 Council Allocation

 Priority Guiding Capacity Partner/ Committee City Manager
Administration and Planning Impact/ Goal Principles to Deliver Collabor Total Recommendation Recommendation
 Type Priority Organization Program/ Project Request 33 pts 30 pts 25 pts 12 pts
 1 AP All Planning & Urban Dev Dept. CDBG Admin and Planning $389,184 $389,184 $395,196 $395,196

 Total Admin & Planning Available $395,196 Subtotal: $389,184 $395,196 $395,196

Development, Economic Development and Construction

 Type Priority Organization Program/ Project Request 33 pts 30 pts 25 pts 12 pts

 10 CON HA Community Housing of Maine Middle Street Apartments $200,000 30.3 25.9 21.3 10.1 87.67 $200,000 $200,000 $200,000

 2 CON NI COP Public Works Freshman Alley Lighting $50,000 29.8 26.8 20.7 8.8 86.00 $50,000 $50,000 $50,000

 19 ED EO C.E.I Portland Microenterprise Assistance Program (PMAP) $48,000 28.1 26.0 22.0 9.9 86.00 $48,000 $48,000 $48,000


 5 CON NI COP Dept. of Parks, Recreation and Facilities Riverton Elementary School ADA Inclusive Playground $40,680 26.2 26.6 23.8 8.9 85.44 $40,680 $40,680 $40,680

 9 CON LMC Catherine Morrill Day Nursery Energy Efficiency Improvement Plan $59,724 30.6 25.4 21.2 7.6 84.78 $59,724 $59,724 $59,724

 12 CON HA Portland Housing Development Corporation Washington Gardens $184,150 27.8 26.8 23.0 6.9 84.44 $184,150 $184,150 $184,150

 3 CON NI COP Public Works Bayside Area Sidewalk $249,000 30.00 25.2 20.6 8.6 84.33 $249,000 $199,000 * $199,000

 14 CON HA Port Resources Group Homes Heat Pump Project $21,000 26.9 27.9 20.6 8.5 83.88 $21,000 $21,000 $21,000

 20 ED EO COP Economic Development Dept. Business Assistance Program (BAP) $205,000 28.8 24.0 21.1 9.78 83.67 $49,544 $77,244 $77,244

 8 CON LMC Catherine Morrill Day Nursery Life Safety Repairs Project $30,300 29.9 23.7 22.0 7.3 82.89 $30,300 $30,300


 13 CON HA Portland Housing Development Corporation Harbor Terrace $155,000 27.9 26.1 21.9 6.9 82.78

 22 ED EO COP Office for Economic Opportunity Hungry for Success $36,270 27.7 22.9 21.1 10.7 82.33

 18 CON NI First Parish Church "A Church for EveryBODY" Accessibility Project $75,000 23.9 25.4 21.6 8.8 79.67 $50,000 $50,000.00

 4 CON NI COP Public Works Sidewalk Curb Ramp ADA Improvements $50,000 30.3 25.3 20.3 0.0 76.00

 11 CON HA Portland Housing Authority Franklin Towers Security Upgrades $142,000 23.2 23.6 21.4 7.3 75.56

 16 CON NI Maine Irish Heritage Center Upper Sanctuary Accessibility $15,000 23.2 21.9 20.3 8.4 73.89 $15,000 $15,000.00

 15 CON NI Maine Irish Heritage Center Front Stairway Restoration $17,000 22.7 21.0 19.6 8.2 71.44 $17,000 $17,000.00

 7 CON LMC Bethel Kids Care Rehabilitation of the exisiting Childcare Building $180,631 27.7 20.8 16.6 5.6 70.56

 6 CON NI COP Portland Fire Department Fire Alarm System Bramhall Station $40,000 22.2 23.0 19.9 0.00 65.11

 21 ED EO COP Economic Development Dept. Façade Forest Ave $150,000 20.7 17.8 19.2 7.4 65.11

 17 CON NI Portland Museum of Art Maine Entrance Accessibility Improvements $247,960 18.9 20.8 16.6 7.6 63.88

 Estimated Total Development, Econ Dev. & Construction Requests $2,196,715

 Total HUD Allocated Development Funds Available $902,098 Subtotal: $902,098 $992,098
 Total Funds Available to City Manager and Council (HUD Funds + TIF) $992,098 Subtotal: $992,098

 * TIF Funding = $90,000
CDBG Recommendations 2020-2021

 Priority Guiding Capacity to Partner/ Committee City Manager Council
Social Service Impact/ Goal Principles Deliver Collaboration Total Recommendation Recommendation Allocation

 Type Priority Organization Program/ Project Request 33 pts 30 pts 25 pts 12 pts Total

 23 SS NI Police Department Community Policing (set aside) $150,000 0.000 $150,000.00 $150,000.00 $150,000.00



 24 SS ANGP Wayside Foods Direct Service Program $34,000 31.22 28.22 24.11 11.89 95.44 $34,000.00 $34,000.00 $34,000.00

 32 SS ANGP Preble Street Florence House Woman’s Shelter $20,000 31.00 28.56 23.33 11.44 94.33 $20,000.00 $18,000.00 $18,000.00

 25 SS ANGP Preble Street Food Programs $43,568 31.00 28.22 23.33 11.56 94.11 $43,568.00 $43,568.00 $43,568.00
 Long Term Stayers Community Integration and Landlord
 COP - Oxford Street Shelter
 29 SS ANGP Outreach $71,049 31.44 28.33 22.44 11.33 93.56 $71,049.00 $63,944.10 $63,944.10

 28 SS ANGP Milestone Homeless Outreach and Mobile Engagement (HOME) Team $120,000 31.11 28.44 21.44 11.56 92.56 $120,000.00 $108,000.00 $108,000.00

 33 SS ANGP Preble Street Joe Kreisler Teen Shelter $26,140 31.22 27.33 22.78 11.22 92.56 $26,140.00 $23,526.00 $23,526.00

 35 SS EO Catholic Charities/ILAP Immigrant Legal Services $93,811 30.56 28.33 21.78 11.56 92.22 $93,811.00 $84,429.90 $84,429.90

 26 SS ANGP COP- Public Health Mobile Medical Outreach $75,000 31.33 28.56 21.67 10.14 91.69 $75,000.00 $67,500.00 $67,500.00

 31 SS ANGP Furniture Friends Basic Necessities Expansion $25,000 29.44 28.22 22.78 10.86 91.31 $10,779.00 $22,500.00 * $22,500.00

 34 SS EO Catherine Morrill Day Nursery Portland CDBG Childcare Voucher Collaborative $83,755 31.11 27.11 21.22 11.67 91.11 $48,879.00 $48,879.00

 36 SS EO Portland Adult Education New Mainers Resource Center Job Search Support Project $53,900 29.67 27.56 22.22 11.33 90.78

 30 SS ANGP Hope Acts Housing Readiness Program $30,000 29.89 28.33 21.78 8.89 88.89

 27 SS ANGP Amistad Peer Outreach Program $125,000 29.78 26.11 19.56 11.39 86.83

 37 SS EO Coastal Communities Workforce Inc. Portland Teens Work $149,787 25.78 22.67 17.11 10.89 76.44

 38 SS NI Candys Candy's Community and Organizational Incubator $89,040 17.11 17.67 14.22 6.33 55.33




 Total Social Service Requests $1,190,050

 Total HUD allocated social service funds available $644,347 $644,347.00
 Total funds available to the City Manager HUD +Cotton
 Street $664,347 $664,347.00 $664,347.00
 * includes Cotton Street funding;
 Draft 2020 Housing Committee Work Plan
 as of June 5, 2020

June 10, 2020
 1. (Action Item) Review and Recommendation to the City Council of Funding Requests Received from the Affordable
 Housing Development Applications – Avesta 200 Valley Street, PHA Washington Gardens and 337 Cumberland
 Avenue
 2. Discussion and Housing Committee direction related to an Affordable Housing Tax Increment Financing request for
 a housing development proposal located at 45 Brown Street
 3. Communication Item FY21 HUD Annual Allocation Plan
 4. 2020 Work Plan Discussion including Housing Forum discussion
July 8, 2020
 1. Lodging House Discussion
 2. Discussion and Housing Committee direction related to Mr. Watson’s request to amend the Portland City Council
 approved 44/52 Hanover Street (former DPW Fleet Services Building) Purchase and Sale Agreement to change the
 development program from commercial maker space to a mixed-use residential and commercial property.
 3. (Action Item) Review and Recommendation to the City Council on Disposition of Tax Acquired and City-Owned
 Property (431 Commercial Street, 9 Gray Road, Falmouth)
 4. Communication Item Update on development projects within Portland and member consortium communities
 5. 2020 Work Plan Discussion
August 12, 2020
 1. 2020 Work Plan Discussion
September 9, 2020 (need to reschedule due to conflict with City Council Meeting)
 1. 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)
 2. Presentation, Overview and Report from the Rental Housing Advisory Committee (Public Comment)
 3. Communication Item: FY20 HUD Consolidated Annual Performance Report
 4. 2020 Work Plan Discussion
October 14.2020
 1. Presentation of 2020 Interim Housing Report
 2. 2020 Work Plan Discussion
November 11, 2020 (Veterans Day – will need to reschedule meeting date)
 1. Review of 2020 Annual Housing Committee Report
 2. 2020 and 2021 Work Plan Discussion (new and/or updated recommendations to forward to the 2021 Housing
 Committee)
December 9, 2020 – no December meeting?

 WORK PLAN TOPICS
Coordinate and be kept aware of ReCode Committee process, meetings, etc.
Street Standards
City-Owned Property
 1 Gray Road (July)
 622 Auburn Street (July)
 200 Lambert Street
 33 Portland Street
 431 Commercial Street (July)
Inclusionary Zoning – minor process/clarifying language updates
??, 2020 – Housing Policy Forum

 COMPLETED WORK
January 9, 2020 (Thursday)
 1. 2020 Work Plan Discussion
 1
 2. Communication Item(s): Follow-up Response to Comments regarding the 2019 Housing Report, and Bayside Village
 Follow-up
February 12, 2020
 1. Rental Housing Advisory Committee Policy Recommendation
 2. (Action Item) Housing Program Budget - Review and Recommendation to the City Council
 3. (Action Item) Renewal of Membership in the Cumberland County HOME Consortium
 4. (Action Item) Review and Recommendation to the City Council of the 2020 Housing Trust Fund Annual Plan
 5. (Action Item) Affordable Housing Development Application - Review and Approval to Issue by the Committee
 6. (Action Item) Affordable Housing TIF Application – Review and Approval to issue by the Committee
 7. Presentation of City-Owned Property for Review
 8. 2020 Work Plan Discussion – Housing Committee Goals for 2020
March 4, 2020 – Joint Meeting Economic Development
 1. Presentation on Limited Equity Co-Operative Housing Model
 2. Presentation on changes to HUD/CDBG Eligible Areas Map
 3. (Action Item) Review, public hearing and possible recommendation to Council re: AHTIF request, 104 Grant Street
 4. (Action Item) Review and Authorization to Release RFP re: disposition of City-Owned Property at 21 Randall Street,
 165 Lambert and 43/91 Douglass Street; (Possible Executive Session to discuss disposition of City-Owned Property)
 5. Executive Session to provide direction to staff regarding possible disposition of city-owned real estate at 431
 Commercial Street and city-owned property in Falmouth
April 8, 2020 Cancelled
April 22, 2020
 1. Presentation of Federal, State, and local update regarding COVID-19 and housing related issues.
 2. Communication Item update on issuance of RFP for 43 & 91 Douglass Street, 165 Lambert Street, and 21 Randall
 Street
 3. 2020 Work Plan Discussion
May 13, 2020
 1. Executive Session: Possible disposition of City-owned real estate at 431 Commercial Street; and Possible disposition
 of City-owned property in Falmouth.
 2. (Action Item) Review and Recommendation regarding Rental Housing Advisory Committee Policy Recommendation
 3. (Action Item) Review and Recommendation to the City Council of CDBG-CV and ESG-CV Supplemental Funding
 Recommendations
 4. Review of Funding Requests Received from the Affordable Housing Development Applications – Avesta 200 Valley
 Street, PHA Washington Gardens and 337 Cumberland Avenue
 5. (Possible Action Item) Review, public hearing and possible recommendation to Economic Development Committee
 and/or City Council re: AHTIF requests CHOM 83 Middle Street, Avesta 200 Valley Street, 337 Cumberland Avenue,
 PHA Washington Gardens – 577 Washington Avenue
 6. (Action Item) Review and Recommendation to City Council re: Disposition of City-Owned Property at 157 Brackett
 Street and 176 Clark Street
 7. 2020 Work Plan Discussion




 2
TO: Mary Davis and Victoria Volent, Portland H&CD Division

FROM: Jack Kartez, Ph.D.

DATE: March 12, 2020

RE: Initial Comments on a Possible 2020 Portland Housing Committee Forum—Prior to a Proposal

BACKGROUND:

The 2016 forum was needed to allow affected citizens and organizations to be informed of the results of
five months of efforts in working groups and meetings—the extensive “bucket list”—and as a step
towards proposals to Council for new actions. It was also an opportunity to test the acceptance and
feasibility of those proposals with the public.

The current situation is different. Though the list is still an active tool, the Council made significant
decisions to act or not act on the list’s various items over the last few years. The City has also pursued its
commitment to monitor and report on the affordable housing stock and city efforts.

If nothing else, it is important for the City to maintain its working relationship with the community on
housing issues by reporting on and seeking responses to a picture of where the housing situation is at
present compared to needs, and how it has been affected by the various City efforts, as a prelude to and
basis for discussing continuing, or new, actions. This is also part of what I call the “accountability loop”
in which authorities making decisions show how they have taken what they have heard into account and
why decisions have been made as they have. I know the Council Committee and staff have been doing
this on a continuing basis, dealing with feedback and ongoing appeals for action, and complaints. There
is, as Councilor Duson put it, still a narrative that the City isn’t doing enough or isn’t treating affordable
housing as a priority. Because of that, a present forum should involve informing along with listening (in
my opinion, pending our further discussion).

A 2020 FORUM

Here are preliminary comments on a 2020 forum. The overall purpose would be taking stock of housing
affordability efforts and ongoing needs.

 1. Should be part of a communication process about the 2019 Housing Report, not just an event
 (just like the 2016 forum was connected to the housing actions development process the
 previous 5 months.)
 2. Need to inform the participants about the state of efforts to increase affordable housing:
 a. Start in April before forum and as recruitment for forum with outreach of information to
 the relevant interests for a late May forum; If forum has to be postponed due to Covid-
 19, time can be used to engage groups in ore preparation
 b. Consider putting Housing Report findings in form of a briefer report card that both
 shows progress on, but also the long-term scale, of the needs; Clearly delineate the
 private and nonprofit enterprise roles and how City leverages investment (as well as
 enables through regulatory adjustments);
 3. One forum design would take about three hours in an evening; start with providing information;
 engage participants in structured discussion on current efforts and possible new initiatives to
 inform the Council Housing Committee, staff, the Rental Housing Advisory Committee, and
 ultimately the full Council; and possibly invite participation in a new working group for 2020-22.
 a. Suggest that after a brief full-room discussion of the state of efforts information, invite
 participants to join one of four facilitated discussions, such as on:
 i. City housing investment and leveraging incentives (e.g. HTF; use of CDBG; etc.)
 ii. Regulatory (zoning and procedure) adjustments to land availability, density,
 housing type provision, short-term-rental program, etc.)
 iii. Communications and mediation of housing issues; e.g., Rental Advisory
 Committee; at-will tenancy cool-off periods; etc.
 iv. New initiative ideas, either from the 2016 potential toolbox list or other ideas.

 Have a brief report-out from these discussions, but importantly, arrange for a follow-up
 summary to participants via email (or surface mail where requested due to access).

4. Staffing to carry this out requires a facilitator and a recorder in each break-out discussion.
 Students will not have the skills/experience to do this as well as the generalized understanding
 of municipal affairs. This is especially true as no one is providing the training to Muskie School
 students we once did and also engaging them in actual paraprofessional roles in civic processes
 to the degree we once maintained. Please recall that the facilitators I recruited as volunteers for
 the 2016 forum, which included some Muskie alums, were also very experienced practitioners
 as facilitators. I believe we could still recruit needed facilitators with some lead time and an
 organizational session. Effective recorders would also be vital and one idea might be to engage
 volunteers from the Rental Advisory Committee: A brief training of an hour could help them
 prepare for that role.

5. As in the 2016 forum, the role of the Housing Committee (and any other Councilors attending)
 should be to make the pledge for the accountability loop and listen but not try to answer or
 defend policies, which creates an entirely different dynamic