Housing & Economic Development Committee — Portland, ME
Date: 2026-04-21
Time: 17:30

Housing & Economic MEMBERS
Development Committee Meeting Councilor Pious Ali, Chair
Tuesday, April 21, 2026 at 5:30 PM Councilor Regina Phillips
 Councilor Kate Sykes
 Councilor Sarah Michniewicz



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

REMOTE ACCESS INFORMATION

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

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

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

1. Review and accept Minutes of previous meeting held on March 31, 2026

 a. See attached draft Meeting Minutes from March 31, 2026
 Communication: Quarter 1 (1/1/2026 - 3/31/2026) Rent Control Report - Jessica
2.
 Quattropani
 The Permitting and Inspections Department produced this quarterly communication to
 detail Rent Control activities for Quarter 1 of Calendar Year 2026 - from January 1, 2026,
 through March 31, 2026. The report includes information on the Rent Board, Rent Control
 Inspections, and the number of complaints (including founded and unfounded and in
 progress), audits, quality controls, and license reviews for the quarter. Committee action is
 not required.
 a. See attached Rent Control Quarter 1 report
 Discussion: Submitting Census Tract 6 for Potential Opportunity Zone Nomination by
3.
 Governor Mills - Dena Libner
 The Opportunity Zones incentive is a community investment tool established initially by
 Congress in the Tax Cuts and Jobs Act of 2017 to encourage long-term investments in low-
 income urban and rural communities nationwide. Opportunity Zones provide a tax benefit
 for qualified property investments in designated zones; the program became permanent in
 Federal legislation in 2025. Opportunity Zones (OZs) are defined by individual census
 tract, nominated by America’s Governors, and certified by the U.S. Secretary of the
 Treasury every 10 years. To select Maine's 25 eligible tracts, the Maine Department of
 Economic and Community Development (DECD) is collecting information on properties
 1
 actively under consideration for development. Municipalities and developers may submit
 relevant information to DECD by April 30, 2026. Staff recommend that the City submit
 Census Tract 6 (Bayside) to DECD for the Governor's consideration as a potential
 mechanism to encourage development and growth in an economically-disadvantaged area
 with a high proportion of low-income households. Staff seek guidance from the Committee
 on this proposed submission. No Committee action is required.
 a. See attached Memorandum Regarding Opportunity Zones
 b. See attached map of Census Tract 6 (Bayside).
 c. See Map of Maine Opportunity Zones
 Discussion: Concept Proposal - East End Beach Bath House Public-Private
4.
 Partnership - Dena Libner/Ethan Hipple
 Staff have recommended that the City pursue a public-private partnership to rebuild the
 heavily used, aging East End Bath House. The current seasonal structure lacks insulation
 and year-round water, forcing heavy off-season use of portable toilets. A reconstruction
 would aims for a year-round, ADA-compliant facility to serve the hundreds of daily trail
 and beach users (over 300,000 annual users) and support safe swimming at the public
 beach. Due to the many capital needs in Portland, staff recommend pursuing a public-
 private partnership to offset the cost of construction and enhance the offerings available to
 users. Committee action is not required.
 a. See attached Memo. Staff are seeking conceptual feedback on a proposal to secure a private
 partner to reconstruct the East End Beach Bath House. No Committee action is required.
 Discussion: Review of draft Request for Proposals for James A. Banks, Sr., Exposition
5.
 Building - Dena Libner/Ethan Hipple
 The James A. Banks Sr. Portland Expo, a city asset over 110 years old, requires significant
 repairs. Based on City Council guidance provided in September 2025, staff have drafted a
 Request for Proposals (RFP) from contractors to develop a conceptual schematic site plan
 and associated cost estimate for the potential redevelopment of the Portland Expo. Staff
 seeks HEDC feedback on the general concepts included in the draft RFP prior to its
 issuance. The results of this contracted work may inform future Council decisions on
 necessary repairs, investment, and potential redevelopment. Committee action is not
 required.
 a. See attached Memo to HEDC Committee
 b. Proposed Draft RFP Attached
 c. See attached Map of Area
 Public Comment: Review and recommendation to the City Council for the FY2027
6. Agreement and Development Plan for the Portland Tourism Development District -
 Mary Davis
 The Portland Tourism Development District was formed by the City Council in 2024 to
 generate funding to support destination marketing activities by Visit Portland, a nonprofit
 organization. Revenue is generated by an assessment levied on 23 hotels in the District with
 40+ rooms. The agreement before the Committee does not include any substantive changes
 compared to the FY2026 agreement. Committee action is requested, and public comment
 will be accepted.

 2
 a. See attached Memo to HEDC
 b. See attached listing of hotels in District
 c. See attached redlined FY2027 Agreement with Development Plan
 d. See attached clean FY2027 Agreement with Development Plan
 Discussion: Staff Presentation of the 2025 Annual Housing Report - Mary Davis/Kevin
7.
 Kraft
 The 2025 Housing Report is prepared annually by the Departments of Housing and
 Economic Development and Planning and Urban Development for the Housing and
 Economic Development Committee. This report is designed to give an overview of housing
 development activity, approvals, completions, funding sources, and projects benefiting from
 subsidies in the 2025 calendar year. Committee action is not required.
 a. See attached 2025 Annual Housing Report



Next Meeting Date: May 19, 2026




 3

Housing & Economic MEMBERS
Development Committee Meeting Councilor Pious Ali, Chair
Tuesday, April 21, 2026 at 5:30 PM Councilor Regina Phillips
 Councilor Kate Sykes
 Councilor Sarah Michniewicz



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

REMOTE ACCESS INFORMATION

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

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

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

1. Review and accept Minutes of previous meeting held on March 31, 2026

 a. See attached draft Meeting Minutes from March 31, 2026
 Communication: Quarter 1 (1/1/2026 - 3/31/2026) Rent Control Report - Jessica
2.
 Quattropani
 The Permitting and Inspections Department produced this quarterly communication to
 detail Rent Control activities for Quarter 1 of Calendar Year 2026 - from January 1, 2026,
 through March 31, 2026. The report includes information on the Rent Board, Rent Control
 Inspections, and the number of complaints (including founded and unfounded and in
 progress), audits, quality controls, and license reviews for the quarter. Committee action is
 not required.
 a. See attached Rent Control Quarter 1 report
 Discussion: Submitting Census Tract 6 for Potential Opportunity Zone Nomination by
3.
 Governor Mills - Dena Libner
 The Opportunity Zones incentive is a community investment tool established initially by
 Congress in the Tax Cuts and Jobs Act of 2017 to encourage long-term investments in low-
 income urban and rural communities nationwide. Opportunity Zones provide a tax benefit
 for qualified property investments in designated zones; the program became permanent in
 Federal legislation in 2025. Opportunity Zones (OZs) are defined by individual census
 tract, nominated by America’s Governors, and certified by the U.S. Secretary of the
 Treasury every 10 years. To select Maine's 25 eligible tracts, the Maine Department of
 Economic and Community Development (DECD) is collecting information on properties
 1

 Page 1
 actively under consideration for development. Municipalities and developers may submit
 relevant information to DECD by April 30, 2026. Staff recommend that the City submit
 Census Tract 6 (Bayside) to DECD for the Governor's consideration as a potential
 mechanism to encourage development and growth in an economically-disadvantaged area
 with a high proportion of low-income households. Staff seek guidance from the Committee
 on this proposed submission. No Committee action is required.
 a. See attached Memorandum Regarding Opportunity Zones
 b. See attached map of Census Tract 6 (Bayside).
 c. See Map of Maine Opportunity Zones
 Discussion: Concept Proposal - East End Beach Bath House Public-Private
4.
 Partnership - Dena Libner/Ethan Hipple
 Staff have recommended that the City pursue a public-private partnership to rebuild the
 heavily used, aging East End Bath House. The current seasonal structure lacks insulation
 and year-round water, forcing heavy off-season use of portable toilets. A reconstruction
 would aims for a year-round, ADA-compliant facility to serve the hundreds of daily trail
 and beach users (over 300,000 annual users) and support safe swimming at the public
 beach. Due to the many capital needs in Portland, staff recommend pursuing a public-
 private partnership to offset the cost of construction and enhance the offerings available to
 users. Committee action is not required.
 a. See attached Memo. Staff are seeking conceptual feedback on a proposal to secure a private
 partner to reconstruct the East End Beach Bath House. No Committee action is required.
 Discussion: Review of draft Request for Proposals for James A. Banks, Sr., Exposition
5.
 Building - Dena Libner/Ethan Hipple
 The James A. Banks Sr. Portland Expo, a city asset over 110 years old, requires significant
 repairs. Based on City Council guidance provided in September 2025, staff have drafted a
 Request for Proposals (RFP) from contractors to develop a conceptual schematic site plan
 and associated cost estimate for the potential redevelopment of the Portland Expo. Staff
 seeks HEDC feedback on the general concepts included in the draft RFP prior to its
 issuance. The results of this contracted work may inform future Council decisions on
 necessary repairs, investment, and potential redevelopment. Committee action is not
 required.
 a. See attached Memo to HEDC Committee
 b. Proposed Draft RFP Attached
 c. See attached Map of Area
 Public Comment: Review and recommendation to the City Council for the FY2027
6. Agreement and Development Plan for the Portland Tourism Development District -
 Mary Davis
 The Portland Tourism Development District was formed by the City Council in 2024 to
 generate funding to support destination marketing activities by Visit Portland, a nonprofit
 organization. Revenue is generated by an assessment levied on 23 hotels in the District with
 40+ rooms. The agreement before the Committee does not include any substantive changes
 compared to the FY2026 agreement. Committee action is requested, and public comment
 will be accepted.

 2

 Page 2
 a. See attached Memo to HEDC
 b. See attached listing of hotels in District
 c. See attached redlined FY2027 Agreement with Development Plan
 d. See attached clean FY2027 Agreement with Development Plan
 Discussion: Staff Presentation of the 2025 Annual Housing Report - Mary Davis/Kevin
7.
 Kraft
 The 2025 Housing Report is prepared annually by the Departments of Housing and
 Economic Development and Planning and Urban Development for the Housing and
 Economic Development Committee. This report is designed to give an overview of housing
 development activity, approvals, completions, funding sources, and projects benefiting from
 subsidies in the 2025 calendar year. Committee action is not required.
 a. See attached 2025 Annual Housing Report



Next Meeting Date: May 19, 2026




 3

 Page 3
 MINUTES
 HOUSING AND ECONOMIC DEVELOPMENT COMMITTEE
 Date: March 31, 2026 at 5:30 pm


NOTE: This meeting was held via Zoom and can be viewed at this link:
https://portlandme.portal.civicclerk.com/event/9544/files/agenda/19653
These minutes provide a record of those in attendance, general discussions that took
place and motions made.

Attendance:

Committee Members: Councilor Pious Ali, Chair, and members Councilors Regina
Phillips, Sarah Michniewicz, and Kate Sykes.

Staff: Dena Libner, Assistant City Manager, Mary Davis, Housing and Community
Development Division Director, Heidi McCarthy, Housing Program Manager, Lori
Paulette, Principal Administrative Officer, Melissa Hue, Director, Office of Economic
Opportunity


  1.​ Review and vote to approve meeting Minutes from the February 17, 2026,
 meeting.

 Motion to approve: Councilor Michniewicz
 Second: Councilor Phillips
 Approved 4-0

  2.​ Communication: Update from Portland Adult Education on FY2026 TIF
 Supported Workforce Training Programs and FY2027 Work Plan for TIF
 Supported Workforce Training Programs - Melissa Hue

 Ms. Hue introduced Portland Adult Ed’s Interim Executive Director Kate
 Hersom and Workforce Training Programs Manager Barbara Mascarenas. Ms.
 Hue then noted that since 2023, the City’s Downtown TIF District has been
 supporting PAE’s workforce training program funding in the amount of
 $200,000, and this has been budgeted again for FY2027 in that TIF District
 budget. There have been Federal changes that PAE is working through –
 particular the transportation program, and their FY2027 programming
 includes child care and looking into hospitality workforce training.

 Ms. Hersom thanked Ms. Hue and the City for the ongoing support, and Ms.
 Mascarenas then highlighted FY2026 accomplishments to date and the FY2027
 programs planned. Ms. Mascarenas noted that PAE’s workforce training
 programs are pathways for obtaining jobs and training for higher paying jobs.




 Page 4
 There was some discussion regarding hospitality workforce training, and Ms.
 Mascarenas said that they would work with Visit Portland, Portland
 Downtown, and the Chamber so as not to duplicate efforts. Councilor Sykes
 requested that the Portland Tourism Development District be looked into for
 future funding for this type of training.

 Seeing no further discussion, Chair Councilor Ali thanked all for the update for
 this year and plans for FY2027.

3.​ Review and vote on a recommendation to the City Council regarding a
 proposed amendment to City Council Order 18-24/25 for CHOM’s project at
 186 Woodford St (Formerly referred to as 202 Woodford St).



 Heidi McCarthy, Housing Program Manager introduced the item. Staff is
 recommending amending Order 18-24/25 to update the address for the
 Community Housing of Maine (CHOM) proposed project, the Woodbury from
 202 Woodford to 186 Woodford. The order would be further amended to reflect
 $450,000 in HOME funds and $0 in Housing Trust Funds, along with updating
 the project name and addresses to reflect the correct project.

 Committee members asked several clarifying questions.

 Councilor Michniewicz asked whether there was an advantage for the source
 coming from a non-BABA source. Heidi McCarthy stated there is no advantage
 regarding additional eligible costs.

 Councilor Sykes asked what we are not going to spend HOME funds on because
 we are moving them to this project. Heidi McCarthy stated that this is a swap of
 funds, not addition of funds.

 Councilor Sykes asked whether this would mean any structural changes to
 affordability or number of units. Heidi McCarthy said no.

 Councilor Sykes asked whether BABA will or will not delay the project. Mary
 Davis stated that they are one of the projects working through the waiver
 process.

 Councilor Phillips asked for clarification on the purpose of moving the money.
 Mary Davis stated that we are not moving money because we need to meet the
 requirement, but we are no longer splitting it up. The HTF funds can now be put
 into another project to move forward more quickly.

 Councilor Ali opened the item to public comment. No public comment was
 offered.




 Page 5
 Motion to approve: Councilor Sykes
 Second: Councilor Michniewicz
 Approved: 4-0

4.​ Review and vote on a Recommendation to the City Council regarding
 proposed amendments to the Tax Increment Financing (TIF) - Mary Davis,
 Heidi McCarthy



 Heidi McCarthy, Housing Program Manager introduced the item. Staff is
 seeking direction on potential changes to the TIF Policy to lower costs and
 administrative burden associated with implementation. Proposed changes
 include clarifying definitions of financial necessity and capacity, streamline
 terms for LIHTC applicants to leverage QAP point, and allowing in-house
 underwriting for LIHTC applicants.

 Councilors offered several comments and questions regarding fiscal
 responsibility, oversubsidizing projects and identifying these concerns as a
 state-wide problem, not just a Portland problem.

 Councilor Sykes stated concerns about oversubsidization and the system of
 LIHTC funding and asked whether there could be an opportunity to get
 additional units or deeper affordability.

 Councilor Michniewicz stated concerns about oversight and would be
 interested to hear what it might look like to make changes and what deadlines
 would be for decisions. Mary Davis stated there is no urgency or deadline in
 acting on the proposed changes and reiterated that we are seeking guidance
 and feedback from the committee. Davis also provided additional background
 to the QAP and TIF process in other communities.

 Councilor Sykes expressed that the system should change and questioned
 whether there could be a mechanism to check whether additional funds were
 actually translating into deeper affordability. Mary Davis stated that although
 it is true that additional funds may be used for deeper affordability or extra
 units, it occurs in subsequent projects.

 Councilor Sykes asked whether there would be time to bring this back to the
 committee before the summer. Mary Davis stated that the points raised will
 take more time to consider before being addressed. Councilor Sykes is feeling
 urgency around this and is curious whether there are items that could be kept
 and sent to council now. Mary Davis stated that because the items are
 interrelated, it would be challenging to bring it piecemeal.




 Page 6
 Councilor Phillips asked for clarification on whether items could be separated.
 It was clarified that items could not be separated at this time.

 Staff was directed to re-evaluate the proposed amendments to address concerns
 raised by Committee members. With no Committee action on this item, no
 public comment was taken.

5.​ Discussion: Review of FY 2026-2027 HUD Annual Action Plan - Mary Davis,
 Heidi McCarthy

 Division Director Mary Davis provided a presentation on the proposed FY26-27
 Annual Action Plan.

 Councilor Michniewicz asked whether it is typical for us to not have the actual
 allocation and how different the numbers are. Mary Davis stated that it is not
 unusual for the allocation to come in after the Council has taken action. The
 funding was level funded, but our allocation could be affected by an increased
 grantee pool or changes to Portland’s data points in the formula used by the
 federal government to allocate funds.

 Councilor Sykes curious about the criteria for development activities. Mary
 Davis described the three CDBG categories for funding: administration, public
 services, and development, which can be infrastructure, economic
 development, or housing related activities. The Greater Portland Family
 Promise project is for housing, not public services.

 Councilor Sykes was curious about the parking lot project. Mary Davis
 described the safety improvements to be undertaken. Councilor Sykes is
 concerned about how development funds are being used and is curious about
 how development funds can be used for economic stability and jobs.

 Councilor Michniewicz noticed that Greater Portland Family Promise had
 asked for both development funds and public services, and that perhaps GPFP
 could be funded differently. Mary Davis clarified that administration is capped
 at 20% and public services are capped at 33% of the allocation. Development
 Activity funding can not be used to fund Public Services. If councilors are
 looking to change funding, it would be helpful to have a conversation ahead of
 time to make sure the funding caps work out properly.

 Councilor Sykes is curious whether the development funds could be used for a
 City-run childcare program.

 Councilor Phillips asked for further clarification on the percentages. Mary
 Davis clarified that administration is capped at 20% and public services are




 Page 7
 capped at 33% of the allocation and the development funds make up the rest of
 it. Councilor Phillips asked for clarification on the remaining development
 funding that isn’t being used. Mary Davis indicated that the funding is put into
 a contingency account and used to provide additional funding to projects. If
 they are not requested this year, they become part of next year’s allocation
 round. Councilor Phillips was curious whether First Parish was asked whether
 they could use the small amount. Mary Davis stated that staff did not contact
 the applicant with that question, because the recommendation was to fully
 fund the Recovery center, and there was only a small amount remaining.
 Councilor Phillips would like staff to reach out. Assistant City Manager Libner
 stated that councilors could follow up with the City Manager on any proposed
 amendments, but that this document likely wouldn’t be amended because the
 City Manager’s interest was to make sure projects could be completed.

 Councilor Phillips asked how many applications one organization can submit.
 Mary Davis stated that there is no limit. Councilor Phillips asked when that
 could be changed. Mary Davis stated that it could be done as part of the CDBG
 Priority Setting Task Force that will review the CDBG allocation process this
 summer, in preparation for the 2027-2031 Consolidated Plan.

 Councilor Ali asked for clarification about the Task Force process. Mary Davis
 outlined the process.

 Councilor Michniewicz stated that the last Task Force was delayed because of
 Covid.

6.​ Review and vote on a recommendation to the City Council approval to
 continue to participate in the Cumberland County HOME Consortium - Mary
 Davis

 Division Director Mary Davis gave information on the Cumberland County
 Home Consortium requirements for HUD.

 Councilor Michniewicz asked about the configuration of the Consortium. Mary
 Davis stated that there were originally four members: City of Portland,
 Cumberland County, Town of Brunswick, and Town of Westbrook. At the time,
 the two towns wanted to receive CDBG funding from the state rather than the
 County program. After a few years, Westbrook decided to join the County
 CDBG, so there are now three members to the Consortium, although
 Westbrook is still a part of the Consortium within Cumberland County.

 Councilor Michniewicz asked about whether we can assign funds as the lead
 entity. Mary Davis clarified that there is a funding formula which allocates the
 funding but that amendments could be made. This happened when the




 Page 8
 original formula impacted the award to Portland. Cumberland County and
 Portland worked together to be sure Portland received 57% of the funding and
 the County receives the remainder. If we are unhappy with the split, we need to
 negotiate with the County.

 Councilor Phillips asked for clarification on the right not to renew. Mary Davis
 stated that as far as she knows, they are both planning to remain in the
 Consortium, but they are required to receive a “Right Not to Renew” notice.

 Councilor Phillips asked for clarification on what is being approved. Mary
 stated that it is whether we want to stay a member.

 Councilor Sykes is curious whether it is more beneficial to be in the
 Consortium or not. Does each city in the County get the remainder, or the
 County itself? Mary Davis clarified that the County receives the funding, and
 the County releases an application that we administer and provide the County
 with the information so that they can make decisions about what they fund.
 Councilor Sykes is curious whether we should negotiate the percentages to
 balance the need.

 Asst. City Manager Dena Libner asked whether we can apply for the County’s
 funds. Mary Davis would need to consult the agreement. We have never done
 it, but we could look at whether that is possible.

 Councilor Michniewicz asked how we deal with properties that are not up to
 the standard. Mary Davis stated that the County has one or two projects per
 year, and we monitor for the HOME program annually to make sure
 income-eligible tenants are in the property and rely on Maine Housing for
 physical inspections.

 Councilor Sykes moved to remain in the Consortium as the lead entity.
 Councilor Phillips second.
 Public Comment - no public comment.
 Passed 4-0.

7.​ Adjournment
 Councilor Michniewicz motioned to adjourn.
 Councilor Phillips seconded the motion.
 Passed 4-0 at 7:39 pm




 Page 9
City of Portland | Permitting and Inspections
Jessica Quattropani, Director

TO: Housing & Economic Development Committee
CC: Rent Board
FROM: Jessica B. Quattropani, Director of Permitting and Inspections
DATE: April 7, 2026
RE: Quarterly Rent Control Report- Q1-2026


 Rent Control Report
 Quarter 1 (1/1/2026-3/31/2026)

2026 Licensed Long-Term Rentals:
 Registered Partially Registered Unregistered
 As of 3/31/2026 19,579 146 189


Rent Board
 Total # of Total # of Total # of Total # of
 Applications Applications Applications Applications Tabled
 approved Denied
 Rent Increases 7 3 0 4
 Complaints 3 1 2 0
 Other 0 0 0 0
 Quarter 1 Total: 10 4 2 4
 Year to date Total 10 4 2 4


Rent Control Inspections
 Type of Inspections Total # Properties Total # of units
 Complaints (Potential violations reported to our *12 189
 office)
 Audits (Proactive enforcement based on 171 2,203
 percentage that rent was increased)
 Quality Control (proactive verification of data 158 2,699
 supplied to our office)
 License Reviews (review rental information in 161 356
 new license applications)
 Quarter 1 Total: 502 5,447
 Year to date Total 502 5,447




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

 Page 10
*Breakdown of Complaints by property:
 Founded Complaints Unfounded Complaints In Progress
 *violation exists #no violation *actively investigating
 Quarter 1 Total 8 2 2
 Year to Date Total 8 2 2


#Unfounded Complaint Breakdown:

1. Dispute over return of security deposit - referred tenant to Pine Tree Legal. Property
 maintenance complaint - referred to Housing Safety.
2. Dispute over plumbing services rendered - referred tenant to Pine Tree Legal.


Rent History Report Requests:

 Total # of Requests
 Quarter 1 Total 65
 Year to Date Total 65




 389 Congress Street, Portland, Maine 04101 | 207-874-8300 | permitting@portlandmaine.gov

 Page 11
City of Portland | Permitting and Inspections
Jessica Quattropani, Director

TO: Housing & Economic Development Committee
CC: Rent Board
FROM: Jessica B. Quattropani, Director of Permitting and Inspections
DATE: April 7, 2026
RE: Quarterly Rent Control Report- Q1-2026


 Rent Control Report
 Quarter 1 (1/1/2026-3/31/2026)

2026 Licensed Long-Term Rentals:
 Registered Partially Registered Unregistered
 As of 3/31/2026 19,579 146 189


Rent Board
 Total # of Total # of Total # of Total # of
 Applications Applications Applications Applications Tabled
 approved Denied
 Rent Increases 7 3 0 4
 Complaints 3 1 2 0
 Other 0 0 0 0
 Quarter 1 Total: 10 4 2 4
 Year to date Total 10 4 2 4


Rent Control Inspections
 Type of Inspections Total # Properties Total # of units
 Complaints (Potential violations reported to our *12 189
 office)
 Audits (Proactive enforcement based on 171 2,203
 percentage that rent was increased)
 Quality Control (proactive verification of data 158 2,699
 supplied to our office)
 License Reviews (review rental information in 161 356
 new license applications)
 Quarter 1 Total: 502 5,447
 Year to date Total 502 5,447




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

 Page 12
*Breakdown of Complaints by property:
 Founded Complaints Unfounded Complaints In Progress
 *violation exists #no violation *actively investigating
 Quarter 1 Total 8 2 2
 Year to Date Total 8 2 2


#Unfounded Complaint Breakdown:

1. Dispute over return of security deposit - referred tenant to Pine Tree Legal. Property
 maintenance complaint - referred to Housing Safety.
2. Dispute over plumbing services rendered - referred tenant to Pine Tree Legal.


Rent History Report Requests:

 Total # of Requests
 Quarter 1 Total 65
 Year to Date Total 65




 389 Congress Street, Portland, Maine 04101 | 207-874-8300 | permitting@portlandmaine.gov

 Page 13
City of Portland | Executive Department
Danielle P. West, City Manager
To: Housing & Economic Development Committee
 Councilor Pious Ali, Chair
From: Dena Libner, Assistant City Manager
Date: April 20, 2026
Re: Opportunity Zone Designation


MEETING DATE
Apr 21, 2026
AGENDA ITEM
Item #3 - Submitting Census Tract 6 for potential Opportunity Zone nomination by Governor
Mills
PURPOSE
City staff are seeking Committee guidance on whether to submit Census Tract 6 (Bayside) to the
Governor for consideration as an Opportunity Zone.
If designated, this area may attract new investment by offering certain federal tax benefits to
investors, under specific conditions.
COMMITTEE WORK PLAN/CITY COUNCIL GOAL ALIGNMENT
This item aligns with the Council’s 2026 goal to “strengthen economic vitality and support local
businesses.”
BACKGROUND/ANALYSIS
This memo provides:
 1. An overview of Opportunity Zones (OZs), including how they are designated and how
 they work
 2. Examples of Opportunity Zones in Maine
What is an opportunity zone (OZ)?
An Opportunity Zone is a designated census tract in an economically distressed area where
certain investments may qualify for federal tax benefits.
The program was created through the 2017 Tax Cuts and Jobs Act to encourage economic
development and job creation.
States may update their designated zones every 10 years.



 1
 Page 14
What is an opportunity fund?
A Qualified Opportunity Fund (QOF) is an investment vehicle that allows investors to defer or
reduce taxes on capital gains by investing in Opportunity Zones. To qualify, funds must invest at
least 90% of their assets in eligible projects within these zones.
To qualify for the tax benefits made available in opportunity zones, investments must flow
through an opportunity fund.
Opportunity funds are typically managed by professional investment firms, real estate
developers, and private equity specialists due to the high-risk, high-reward nature of the
investment.
A limited list of opportunity funds, curated by Novogradac & Company LLP, includes 60 that
invest either nationally or in the northeast region. This list also details the investment focus of
each fund, representing a broad range of development opportunities.1
How does a community become an opportunity zone?
To qualify, a census tract must meet income or poverty thresholds, such as:
 ● A poverty rate of at least 20%, or
 ● A median income below certain regional limits
The designation process is as follows:
 ● The Governor nominates eligible areas
 ● The U.S. Treasury approves the final designations
For the upcoming round (OZ 2.0):
 ● The nomination window opens July 1, 2026 (90 days)
 ● Maine’s Department of Economic and Community Development is requesting input by
 April 30, 2026
 ● New designations take effect January 1, 2027
How does an opportunity zone encourage economic development?
Opportunity Zones provide tax incentives to investors who put new capital into qualifying
projects.
Eligible investments may include:
 ● Housing (affordable or market-rate)
 ● Mixed-use development
 ● Property improvements
1
 https://www.novoco.com/resource-centers/opportunity-zones-resource-center/opportunity-funds-listing


 2

 Page 15
 ● Brownfield redevelopment
 ● Infrastructure and utilities
 ● Renewable energy projects
According to the National League of Cities, Municipalities may also participate in projects
supported by opportunity funds.2
What tax benefits might be available to someone who invests in an opportunity zone?
According to the Tax Policy Center, investors may receive
 ● Temporary deferral of taxes on previously earned capital gains;
 ● Basis step-up of previously earned capital gains invested;
 ● Permanent exclusion of taxable income on new gains.
For more information about these benefits, visit https://taxpolicycenter.org/ or
https://www.irs.gov/credits-deductions/opportunity-zones-frequently-asked-questions.
How does OZ 2.0 compare to OZ 1.0?
According to the U.S. Department of Housing and Urban Development (HUD), updates to the
program include:
 ● The definition of “low-income community” has been tightened;
 ● States may not nominate contiguous census tracts.
For additional information, including changes to tax benefits, please see the U.S. Department of
Housing and Urban Development comparison chart (https://www.hud.gov/opportunity-
zones/updates).
Examples of opportunity zones in Maine
Today, census tract 3 in Portland is a designated OZ. This tract, which includes Downtown TIF
District as well as the waterfront between Veterans Memorial Bridge and Fort Allen Park, does
not appear to meet the OZ 2.0 eligibility requirements.
Two census tracts in Portland meet the updated criteria: census tract 6 (Bayside) and census tract
11 (West End, east of Clark Street).
Maine currently has 32 OZs across 13 counties. Many of these are in rural areas. A map of Maine
OZs is attached, and several non-rural opportunity zones are listed below:
 ● Waterville’s downtown area is a designated opportunity zone. Around 2019, the Central
 Maine Growth Council (CMGC) established an opportunity fund to invest in projects in
 the area. According to a CMGC press release, this fund receives guidance from one of the
2
 https://www.nlc.org/article/2018/02/26/5-things-city-leaders-should-about-opportunity-
zones/#:~:text=Role%20of%20city%20leaders:%20Work,cities%20can%20shape%20its%20impact.



 3

 Page 16
 largest accounting firms in New England, and “favor[s] projects yielding local
 community and social benefit” in its investment guidelines.
 ● The east side of Brunswick, which includes Brunswick Landing (the former Naval Air
 Station), is a designated opportunity zone.
 ● The only opportunity zone in York County is located in Saco, extending from the border
 of downtown Saco along Route 1, ending at the Scarborough town line.
Limited information on the local economic impact of OZs or qualified opportunity funds is
available. This appears to be the result of limited public reporting requirements related to
opportunity funds, relevant IRS data is not considered public record, and separating the
economic impact of investment in an OZ from other investments can be difficult to accomplish.
However, according to one of the country’s top 40 investment firms, nearly $43 billion in
reported equity has been raised by qualified opportunity funds during OZ 1.0.3
FISCAL IMPACT
N/A
CONCLUSION(S)
Based on the potential to attract investment and support economic development, staff
recommend submitting Census Tract 6 for the Governor’s consideration.
PRIOR COMMITTEE REVIEW
N/A
 PREPARED BY
Dena Libner
Assistant City Manager

ATTACHMENTS
Census Tract 6 Map
Maine Opportunity Zone Map




3
 https://www.novoco.com/resource-centers/opportunity-zones-resource-center/opportunity-funds-listing


 4

 Page 17
 Census Tract Geographies
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 Page 18
 Maine - Opportunity Zones
 2010 Census
 County
 Tract Town
 Name
 Number
23001010500 Auburn Androscoggin
23001020300 Lewiston Androscoggin
23003951000 Washburn Aroostook
23003951600 Limestone Aroostook
23003950300 Madawaska Aroostook
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 23003950300



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 area)
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23005002800 Westbrook Cumberland Square Lake 23003950100
 Connor Caswell


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23005011100 Brunswick Cumberland Limestone
 23003951600


23009965503 Ellsworth Hancock Perham Woodland
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 23019000300


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23019027000 Lincoln Penobscot
23019028000 Enfield Penobscot Bridgewater
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23019031000 E. Millinocket Penobscot Monticello




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 Saco Area
  5/17/2018 Portland Area

 Page 19
City of Portland | Parks, Recreation, and Facilities Department
Ethan Hipple, Director

To: Housing and Economic Development Committee
 Councilor Pious Ali, Chair
CC: Danielle P. West, City Manager​
 Dena Libner, Assistant City Manager​
From: Ethan Hipple, Director, Parks, Recreation and Facilities
Department
Date: April 16, 2026
Re: East End Beach Bath House Public Private Partnership




MEETING DATE
4/21/2026

AGENDA ITEM
Discussion: Improving and enhancing East End Beach amenities through a
public-private partnership

PURPOSE
Seeking committee support for a public-private partnership to rebuild the aging East
End Bath House.

COMMITTEE WORK PLAN/CITY COUNCIL GOAL ALIGNMENT
This project will meet capital improvement program goals by replacing aging
infrastructure, improving access to ADA accessible restrooms, providing for year-round
operation of restroom facilities, and providing new recreational, wellness, and/or food
and beverage facilities to the public at one of our premier park destinations.

BACKGROUND/ANALYSIS
The existing bath house structure was built in the late 1980’s, and is roughly 1,050 sq feet
in size. It contains restrooms, storage area, staff office space, and outdoor showers. The
building is heavily used from Memorial Day to Labor day by walkers and bikers on the
Eastern Prom Trail, food truck court customers, kayakers and stand up paddle boarders,
swimmers, dog walkers, construction workers and trades people waiting for the
commercial barge to the islands, and general park users. The existing structure is
seasonal and operates only in the summer due to the lack of insulation and year-round
water supply. During the off season, portable toilets see heavy use.

To improve service to the public, the Department aims to reconstruct the building to
serve the hundreds of trail and beach users who use the facility daily, and to support safe



 1

 Page 20
and healthy swimming at our only public beach. Over 300,000 people utilize this section
of the Eastern Prom Trail on an annual basis. The estimated cost for a year-round,
ADA-compliant bath house of this size is upwards of $500,000.

There are several ways a project of this type may be funded:
 1.​ Capital Improvement funds (tax dollars);
 2.​ Grants or philanthropic funding;
 3.​ Public-private partnership.

In a public-private partnership, a private partner would fund the design and
construction of a new, publicly-accessible bath house in exchange for the right to operate
an appropriate concession in part of the new, expanded building for a set period of time.
Examples of compatible, complementary amenities: bike or kayak rentals, a yoga studio
or sauna, or a food / beverage facility.

If the Committee is supportive of exploring a public-private partnership for this project,
staff would develop a draft Request for Proposals (RFP) for Committee review.
Parameters of the RFP may include allowable commercial uses and length of the private
partner’s term of use, as well as a requirement that this project result in year-round
functionality of the public restrooms.

FISCAL IMPACT
N/A

CONCLUSION(S)
Staff anticipate that a public-private partnership would provide a fiscally responsible
opportunity to improve and expand public amenities at the East End Beach, as well as
expand complementary commercial offerings to park goers. Staff seek support for this
concept from the Committee prior to drafting an RFP for Committee review.

PRIOR COMMITTEE REVIEW
None.

PREPARED BY
Ethan Hipple
Director
Parks, Recreation, and Facilities Department


ATTACHMENTS
None.


 2

 Page 21
City of Portland | Parks, Recreation, and Facilities Department
Ethan Hipple, Director

To: Housing and Economic Development Committee​
 Councilor Pious Ali, Chair
CC: Danielle P. West, City Manager​
 Dena Libner, Assistant City Manager​
From: Ethan Hipple, Director, Parks, Recreation and Facilities
Department
Date: April 16, 2026
Re: James A Banks Sr. Portland Expo Request for Proposals




MEETING DATE
4/21/2026

AGENDA ITEM
Expo Redevelopment Request for Proposals

PURPOSE
Based on City Council guidance provided in September 2025, staff have drafted a Request for Proposals
(RFP) from contractors to develop a conceptual schematic site plan and associated cost estimate for
the potential redevelopment of the Portland Expo.

Staff are presenting the RFP to the Housing & Development Committee for review and consideration.

COMMITTEE WORK PLAN/CITY COUNCIL GOAL ALIGNMENT
N/A

BACKGROUND/ANALYSIS
The City of Portland owns and operates a municipal arena known as the James A Banks Sr. Portland
Expo (commonly referred to as the “Portland Expo”). It was built in 1915 and has served the City as an
arena, concert venue, convention center, emergency shelter, and school sports venue for over 110 years.
Since 2020, the City has completed over $800K in capital improvements to the facility, with another
$1.2M in progress, for a total of over $2M to maintain and improve this historic structure in recent
years.

A recent facility assessment identified a significant list of improvements needed to keep the facility in
operable condition; in total, these improvements are estimated to cost over $30 million.
Based on the significant public cost involved in these repairs, staff sought feedback from the City
Council on which direction to proceed. During an executive session on 9/22/25 to discuss the condition
of multiple City buildings, the Council directed staff to proceed with issuing an RFP to determine the
scope of work and costs associated with the potential redevelopment of the Expo.

 1

 Page 22
Staff now seek feedback from the Housing and Economic Development Committee on the draft RFP.
After a preliminary design and cost estimate is produced by the successful respondent, the results will
be made public and shared with the Council to inform decisions related to repairs, capital investment,
and potential redevelopment.

Noteworthy concepts and specifications included in the draft RFP are below:

 ●​ Create a conceptual schematic site plan focused on a new Expo. To improve overall space and
 use efficiencies, integration of the surrounding facilities or incorporation of offsite,
 complementary facilities may be considered.
 ●​ Evaluate current and potential parking needs.
 ●​ Estimate the total square footage required for the new building to accommodate the existing
 usage based on programming needs.
 ●​ Provide a separate estimate for potential, ancillary programs as informed by community
 feedback.

Community Engagement Requirements within the Request for Proposals:

 ●​ In collaboration with City staff, facilitate at least two (2) in-person public meetings to solicit
 community feedback on the potential project and expanded program preferences;
 ●​ Consultant will facilitate up to ten (10) meetings with stakeholders, including the current Expo’s
 most active users.

FISCAL IMPACT
N/A

CONCLUSION(S)
Staff await Committee direction so that a Request for Proposals can be issued to develop a preliminary
design and cost estimate to inform future investment in the Portland Expo.

PRIOR COMMITTEE REVIEW
This concept was discussed in executive session during a Council workshop on September 22, 2025.

PREPARED BY


Dena Libner Ethan Hipple
Assistant City Manager Director
 Parks, Recreation, and Facilities Department




ATTACHMENTS
  1.​ Draft RFP
  2.​ Site Map
 2

 Page 23
 3

Page 24
 RFP #XXXXX

 REQUEST FOR PROPOSALS:
 Concept Design and Study for a New Portland Exposition Building

Introduction and Background
The City of Portland is beginning the process of envisioning the future of the James A. Banks,
Sr. Portland Exposition Building (the Expo). As part of this effort, a high-level feasibility and
planning study is required to determine whether to renovate the existing historic structure or
construct a new replacement facility. The Expo is a historic sports and convention complex
located at 239 Park Avenue, Portland, ME 04102. Constructed in 1914 and opened in 1915, it
was designed by the renowned Portland architect Frederick A. Tompson. For over a century, this
iconic 66,450-square-foot facility has served as a primary gathering place for the community.

Historic Significance

After 110 years of service, the Expo is recognized as the oldest municipal arena in continuous
operation in the United States. Throughout its storied history, it has hosted a diverse array of
events and legendary figures:

 ● Political Icons: It has served as a platform for speakers ranging from Babe Ruth to
 Presidents John F. Kennedy and Barack Obama.
 ● Musical Legends: The arena has hosted performances by Phish, The Beach Boys, James
 Brown, Dolly Parton, Janis Joplin, and Queen.

Current Use

The Expo currently serves as a vibrant center, hosting a range of athletic and trade events,
alongside fulfilling other needs for the City.

 ● Professional Sports: It is the home arena for the Maine Celtics (the NBA G-League
 affiliate of the Boston Celtics). The seating capacity for a Maine Celtics game is 3,000
 people.
 ● Youth & Community Athletics: It serves as the home court for Portland High School and
 various middle school sports, and youth camps.
 ● Exhibition Space: The main arena provides approximately 26,000 square feet of
 exhibition space for conventions, trade shows, and cultural events.
 ● Community Support: Since 2020, the facility has twice served as an emergency shelter
 for homeless people and asylum seekers, underscoring its role as a critical community
 asset.

Building Upgrades

 The Expo has undergone several major upgrades since its construction in 1915 to remain
 a viable multi-purpose venue. The most significant intervention occurred in 1960, which
 1


 Page 25
 RFP #XXXXX

 replaced the original lobby with a two-story addition, leveled the settling arena floor with
 13 inches of lightweight concrete, and entirely replaced all mechanical, plumbing, and
 electrical systems. Subsequent modernizations include a new media control room in
 2005, and facilities renovations in 2009 to support an NBA G-League team. More
 recently, the City completed a 2020 building envelope project that included a full EPDM
 roof replacement, extensive masonry repairs to the north façade, and the replacement of
 all exterior doors and frames. Despite these efforts, a 2024 assessment found the structure
 in poor condition, requiring immediate shoring and reinforcing to meet modern safety
 codes.

The Need for Evaluating a New Facility

Despite its historical importance, the facility faces significant structural and operational
challenges that make evaluating a new replacement facility necessary:

 ● Structural Integrity: A recent assessment rated the overall structure in Poor condition,
 with immediate reinforcing required for the 109-year-old steel roof trusses and main
 concrete floor to meet modern building codes.
 ● Code and Safety Compliance: The building requires major investment to meet modern
 safety, life-safety, and accessibility (ADA) standards.
 ● Operational Limitations: The current facility lacks sufficient concession areas, limited
 parking, and adequate restroom facilities for its 3,000-person capacity.
 ● Expansion Needs: Modern tenants, including the Maine Celtics, require locker rooms
 and media facilities that meet current NBA standards, which the existing structure cannot
 support without prohibitive costs.
 ● Building Energy Efficiency: The building’s energy use is currently inefficient due to the
 absence of modern building efficiency standards. This includes a lack of proper envelope
 insulation, outdated HVAC equipment, inadequate controls, and inefficient lighting
 systems.

A 2024 Structural and Facility Conditions Assessment estimated that just to repair and
maintain the existing structure over the next 10 years would cost approximately $14 million,
with total comprehensive improvements projected to exceed $30 million. In light of these
figures, the City of Portland is now considering rebuilding the Exposition Facility to serve the
community for the next century.

Other City Facilities Surrounding the Expo

The Expo is part of a larger municipal sports and recreation area. The primary city facilities
surrounding the site are as follows:

 William B. Troubh Ice Arena: This facility is adjacent to the Expo and serves as Portland’s
 primary public ice arena. It is a core component of the sports complex, used for public
 skating and organized hockey.

 2


 Page 26
 RFP #XXXXX

Old Horse Barn: The Portland Parks and Recreation Department uses this building, often
 referred to as the "Horse Barn," for off-site storage.
Fitzpatrick Stadium: A major outdoor athletic field located behind the Expo that serves as a
 primary venue for Portland High School, the Hearts of Pine, and other regional outdoor
 sports. The Expo basement historically provides the locker rooms required to support the
 outdoor athletic programs at Fitzpatrick Stadium.
Hadlock Field: A minor league baseball stadium located adjacent to the Expo, primarily
  known as the home of the Portland Sea Dogs. The Portland High School baseball team
  uses Hadlock Field as well. The stadium shares parking and access infrastructure with the
  Expo.




 3


 Page 27
 RFP #XXXXX

SCOPE OF REQUEST
The City of Portland is requesting proposals from qualified Architecture and Engineering firms
to conduct a high-level planning study and concept design for the Portland Exposition Building.
The goal is to provide a concept design for a new Expo facility to be constructed at the current
City property. This work is expected to inform a future City Council decision to either rebuild
the facility, or to repair it over the next 5-10 years.
The scope of services requires a thorough analysis of the existing facility's use and anticipated
future needs. Consultants must provide the following:
I. Planning Study and Analysis

 ● Community Engagement:
 ○ In collaboration with City staff, facilitate at least two (2) in-person public
 meetings to solicit community feedback on the potential project and expanded
 program preferences;
 ○ Participate in up to ten (10) meetings with stakeholders, including the current
 Expo’s most active users. These meetings could be a mix of in-person and/or
 remote.
 ● Programming Needs:
 ○ Assess the future use, goals, venues, parking requirements, and needs of various
 stakeholders, as well as community programming preferences as identified
 through community engagement efforts.
 ● Impact/Feasibility Study:
 ○ Evaluate the public costs and benefits of the project, to potentially include
 economic, social, transportation, and environmental effects.
 ○ Evaluate the feasibility of the project, to include technical, financial, and
 operational feasibility.

II. Concept Design

 ● Concept Design and Site Evaluation:
 ○ Create a conceptual schematic site plan focused on a new Expo. To improve
 overall space and use efficiencies, integration of the surrounding facilities or
 incorporation of offsite, complementary facilities may be considered.
 ○ Evaluate current and potential parking needs.
 ○ Estimate the total square footage required for the new building to accommodate
 the existing usage based on programming needs.
 ○ Provide a separate estimate for potential, ancillary programs as informed by
 community feedback.




 4


 Page 28
 RFP #XXXXX

III. Deliverables and Documentation:

 ○ A final written report of findings.
 ○ Overall schematic site plan.
 ○ Overall project cost estimate, broken down into line items for each major piece of
 the concept design, including optional items.
 ○ Overall project schedule.
 ○ Construction phasing plan, if recommended.

IV. Required Consultant Activities

 ● Facilitate community engagement opportunities, including public meetings, to determine
 what additional programs and/or site uses would be of interest to and benefit the public.
 ● Interview appropriate City of Portland staff and external facilities stakeholders to
 evaluate existing space and discuss current and future needs.
 ● Conduct site visits as required to adequately investigate and document the site plan and
 facility usage.
 ● Review all available facility reports and drawings.
 ● Organize collected data using the Construction Specifications Institute (CSI) Format.
 ● Review initial findings and concept design with City staff.
 ● Provide formal presentations of findings and recommendations to City executive
 leadership and the City Council (two (2) meetings).

RFP supporting documents are available via the provided link: “TBD”.

 1. Expo Site Map
 2. Previous Design Drawings
 3. 1958 Expo Reconstruction
 4. 2019 Expo Facility Review
 5. 2024 Structural and Facility Conditions Assessment
 6. 2024 Old Horse Barn Report
 7. 2025 Peer Review Study
 8. CAD (.DWG) Drawing


ADDITIONAL INFORMATION
 1. Is the building on the historic register? No
 2. Is the area in a historic district? No
 3. What is the budget for this RFP? $80,000




 5


 Page 29
 RFP #XXXXX

Content and Organization Requirements
The proposal must include the following contents in the following order:

1. Proposal Form

Include a completed, signed Proposal Form, which is provided on page 6 of this document.

2. Subcontractor Qualifications (if applicable)

If the proposal involves any subcontractors, include services and qualifications of those
subcontractors.

3. Table of Contents

4. Introduction

Summarize understanding of the services requested in the RFP and proposed approach to
fulfilling the requirements of this RFP and briefly describe the proposed project team and
qualifications.

5. Statement of Work (5 pages maximum)

Describe how the consultant will fulfill the objectives of the RFP, as specified by the City, and
the requirements of the Scope of Work.


6. Qualifications, Capacity, Readiness
Briefly describe the overall staffing plan and management approach to the project, including
coordination with subcontractors where applicable. Please include:
 • Organizational chart: Provide an organizational chart of the proposed team for the
 project. The chart should identify key team members, their project roles, and illustrate
 relationships between the individual staff and the organizations (the Trust, the Contractor
 and any subcontractors) and clearly indicate the primary point of contact for the Trust.
 • Individual qualifications: For key staff members of the team that are described in the bid,
 please provide a brief narrative that includes a description of the individual’s role on this
 project and a summary of their relevant skills, qualifications, experience and expertise,
 including previous similar projects completed.
 • Corporate qualifications: Describe the corporate qualifications of the lead bidder,
 including brief descriptions of past experience on contracts of similar scope and size; and
 describe how the work is relevant to the current RFP. Provide the same information for
 key subcontractors.
 • References: Provide at least 3 references for similar projects your firm has completed in
 the past 10 years.


 6


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 RFP #XXXXX



7. Schedule

Describe a proposed work plan to complete the analysis in a timely manner.

8. Cost Proposal

Provide the basis of your firm’s proposed compensation structure and the fee for your services.
The total fee provided on the Proposal page must be all inclusive; incorporation of all costs for
travel, lodging, review time, reporting, and any other expenses associated with the service.
Please submit a brief narrative on the manner in which you would arrive at a fee.




 7


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 RFP #XXXXX

Selection Criteria/Evaluation

A team of City staff members will evaluate the submitted proposals based on the following
criteria:
 • Price proposal (25%)

 • Project Approach; overall ability of proposer to meet City objectives (40%)

 • Ability of proposing team to implement the program successfully as determined by prior
 experience, references, and financial capability (35%)




 8


 Page 32
 ArcGIS Web Map




 FITZPATRICK
 STADIUM
 HORSE
 BARN



 KING
 HADLOCK MIDDLE
 FIELD SCHOOL




 ICE
 ARENA

 EXPO



4/14/2026, 11:46:17 AM 1:1,627
 0 0.02 0.04 0.07 mi
 Tax OS-R (Recreation and Open Space) Conveyance
Base Zoning Aerials2018 0 0.03 0.06 0.11 km
 Conditional Zone 37
 RN-3 (Neighborhood Residential) ROW City of Portland, DPS

 RN-4 (Neighborhood Residential) parcels
 B-2b (Community Business) Tax
 Web AppBuilder for ArcGIS
 City of Portland, DPS | City of Portland |
 Page 33
 ArcGIS Web Map




 FITZPATRICK
 STADIUM
 HORSE
 BARN



 KING
 HADLOCK MIDDLE
 FIELD SCHOOL




 ICE
 ARENA

 EXPO



4/14/2026, 11:46:17 AM 1:1,627
 0 0.02 0.04 0.07 mi
 Tax OS-R (Recreation and Open Space) Conveyance
Base Zoning Aerials2018 0 0.03 0.06 0.11 km
 Conditional Zone 37
 RN-3 (Neighborhood Residential) ROW City of Portland, DPS

 RN-4 (Neighborhood Residential) parcels
 B-2b (Community Business) Tax
 Web AppBuilder for ArcGIS
 City of Portland, DPS | City of Portland |
 Page 34
City of Portland | Housing and Econ. Development Dept.
Mary P. Davis, Acting Deputy Director



To: Housing and Economic Development Committee
 Councilor Pious Ali, Chair




MEETING DATE

April 21, 2026

AGENDA ITEM

Agenda Item #4 - Review and vote on a recommendation to the City Council: FY2027
Agreement for the Portland Tourism Development District (Mary Davis and Lynn Tillotson)

PURPOSE

For HEDC to discuss and vote on a recommendation to the City Council to approve the FY2027
Portland Tourism Development District (“District”).

COMMITTEE WORK PLAN/CITY COUNCIL GOAL ALIGNMENT

Strengthen Economic Vitality and Support Local Businesses - Foster a thriving local economy
by increasing support for businesses and strengthening conditions that help Portland’s business
community grow.

This is an annual item on the Committee work plan.

BACKGROUND/ANALYSIS

The District was originally approved by the City Council beginning with the second half of
FY2024 – January 1, 2024, through June 30, 2024 and was subsequently approved for its first
full year beginning with FY2025 and then again for FY2026, so FY2027 would be its full third
year.

Visit Portland (VP), a/k/a Greater Portland Convention and Visitors Bureau, had originally
approached the City indicating a need for the District as they were underfunded compared with
other Destination Marketing Organizations (DMO), the majority of which are funded by lodging
taxes and/or tourism development districts. Historically, VP had been largely funded by annual
membership dues and advertising revenue. At that time, VP reported that their then current
annual budget was less than half-a-million dollars, but pre-pandemic budgets had exceeded $1M.
Other DMOs of similar size to VP, based on Portland’s hotel room count of approximately


 1

 Page 35
3,600, have operating budgets of anywhere from $2.3 Million to $14 Million. In order to be
sustainable, VP requested the creation of the District.

In consultation with Corporation Counsel’s office and outside counsel, it was determined that the
District could be established using assessments similar to the Portland Downtown District
(PDD). An assessment would be placed on non-seasonal lodging houses within the District of 40
or more rooms, at 1.5% per room sold. The larger lodging houses in the District were targeted
for this level of financial contribution due to the programming that would occur through the
District for tourism, economic development, and conferences.

Using 2026 data, it is estimated that an assessment rate of 1.5% per room sold would bring in an
estimated $1.45 Million in assessments for FY2027. The City’s administrative fee is 10% of
assessments collected, which would net VP an estimated $1.3 Million for FY2027. See attached
listing of the contributing lodging houses and estimated assessments.

With the District in place, VP has a sustainable source of funding to keep Portland competitive as
a tourist and convention destination and provide assurances for additional marketing efforts
needed during seasonal or economic downturns. VP targets national audiences and capitalizes
on growth markets to drive high value, overnight offseason travel to the area, and solidify
Portland as a year-round destination. These efforts bolster hotels, restaurants, and retail
establishments, their employees, and the multitude of local business contracts needed to run these
establishments.

VP tracks results to show a return on investment as a result of the District.

FISCAL IMPACT

Because of the 10% administrative fee to be retained by the City, negotiated and agreed upon by
both parties, there is no financial impact to the City. Administrative fees are intended to cover
staff costs associated with the administration of the program, as well as provide funding for City
infrastructure needs impacted by increased tourism, including but not limited to, new public
restrooms and maintenance, new trash receptacles and maintenance, public benches, and
transportation.

CONCLUSION(S)

Terms for the FY2027 District are recommended by staff as follows:

Agreement Period: Term of the agreement would be one year based on Fiscal Year, and
approved annually by the City Council, similar to how the PDD is currently approved annually.

Assessment Rate and City’s Administrative Fee: The assessment rate will be one and one-half
percent (1.5%). Assessments for each individual lodging house would be established based on
the following formula:




 2

 Page 36
Number of Rooms x 365 = Number of Rooms/Year x Occupancy at 50% x Average Daily Room
Rate Per Hotel Class x 1.5% Assessment Rate.

Hotel Example for Upper Midscale Classification:

125 Rooms x 365 = 45,625
45,625 x 50% = 22,813
22,813 x $135.25 = $3,085,391
$3,085,391 x 1.5% = $46,281
$46,281 Assessment to Hotel
City 10% Admin = $4,628

Please see attached listing of non-seasonal lodging houses with 40 or more rooms, and, with an
assessment fee of 1.5% per room sold, it is estimated that the FY2027 assessment would bring in
just over $1.45 Million. With the City’s 10% administrative fee of assessments collected, this
would yield $145,363 to the City, and net VP $1.3 Million for FY2027.

The estimated assessment fees are based on the estimated number of rooms sold. VP estimated
the occupancy percentage of 50% and the Average Daily Room Rate in these estimates was
determined using data from the Smith Travel Research (STR) 2026 Report based on hotel class.

Annual Reporting: VP will provide the Director of Finance with an annual certified financial
statement for expenses related to the District and the programs and services outlined in the
Development Program. The statement shall list all income and expenses related to the District
and shall be provided to the Director of Finance within six (6) months after the fiscal year.

Visit Portland will produce an annual report to the City reflecting all projects, expenses, and
returns on investment of the District, including efforts to develop and implement workforce
programs.

Visit Portland will post meeting minutes related to the District online.

The City will complete financial reporting on the 10% administrative fee at the same intervals.

Staff is recommending that the District for FY2027 be approved by the City Council based on
the terms noted above.

Lynn Tillotson, Executive Director of Visit Portland, will present highlights of both FY2026 and
FY2027 programming at the meeting.




 3

 Page 37
PRIOR COMMITTEE REVIEW

This is an annual item for the HEDC and for the FY2026 Tourism District, it met on June 17,
2025.

PREPARED BY

Mary Davis
Deputy Director of Housing & Economic
 Development

ATTACHMENTS

 - Listing of Lodging Houses Proposed for District and estimated Assessments for FY2027
 - Proposed FY2027 Redline Agreement with attached Development Plan
 - Proposed FY2027 Clean Agreement with attached Development Plan




 4

 Page 38
NON-SEASONAL LODGING PROPERTIES Address Chart-Block-Lot Acreage Number of Number of Rooms Est. Room Revenue Per Estimated 10% of
OF 40 ROOMS OR MORE TO BE Rooms Rooms per year Rented at Hotel Class Using US Assessment for Assement Fee
ASSESSED FOR PROPOSED PORTLAND Annual Average Daily Rate FY2027, Based to City Adm.
 Average Rate (ADR) (YEAR-TO- on 50% ADR *
TOURISM DEVELOPMENT DISTRICT-
 of 50% Per DATE AS OF MARCH 1.5%
FY2026 - 4/9/2026
 Class 2026) Assessment


Hotel Name
- Economy Class 50.0% $78.20 1.50% 10%
Motel 6 Portland ME 1 Riverside St 266 A001001 3.0384 128 46,720 23,360 $1,826,752.00 $27,401.28 $2,740.13
- Midscale Class 50.0% $102.08 1.50% 10%
Ramada Plaza By Wyndham
 155 Riverside St 267 B001001 8.173 119 43,435 21,718 $2,216,922.40 $33,253.84 $3,325.38
Portland
Fireside Inn & Suites Portland 81 Riverside St 266 A002001 5.3691 196 71,540 35,770 $3,651,401.60 $54,771.02 $5,477.10
- Upper Midscale Class 50.0% $135.25 1.50% 10%
La Quinta Inn & Suites by 340 Park Ave, 065 A003001 2.007 105 38,325 19,163 $2,591,728.13 $38,875.92 $3,887.59
Wyndham Portland Portland
Clarion Hotel Airport 1230 Congress St 189 A014001 4.8057 149 54,385 27,193 $3,677,785.63 $55,166.78 $5,516.68
Hampton Inn Portland Downtown 209 Fore Street 029 L00100H 0.5829 125 45,625 22,813 $3,085,390.63 $46,280.86 $4,628.09
- Waterfront
Holiday Inn By The Bay 88 Spring St 039 E010001 2.3018 239 87,235 43,618 $5,899,266.88 $88,489.00 $8,848.90

Hampton Inn & Suites Portland 1210 Brighton Ave 265 A001001 2.9256 86 31,390 15,695 $2,122,748.75 $31,841.23 $3,184.12
West
- Upscale Class 50% $167.02 1.5% 10%
Residence Inn By Marriott
 147 Fore St 020 C010001 0.7821 179 65,335 32,668 $5,456,125.85 $81,841.89 $8,184.19
Portland Downtown/Waterfront
Hilton Garden Inn Portland 65 Commercial St 029 K003001 0.3866 120 43,800 21,900 $3,657,738.00 $54,866.07 $5,486.61
Downtown Waterfront
AC Hotel by Marriott Portland 158 Fore St 019 B020001 0.6552 178 64,970 32,485 $5,425,644.70 $81,384.67 $8,138.47
Downtown/Waterfront
Courtyard by Marriott Portland 311 Commercial St 040 E00300H 0.767 132 48,180 24,090 $4,023,511.80 $60,352.68 $6,035.27
Downtown/Waterfront
Hyatt Place Portland-Old Port 433 Fore St 032 I042001 0.4392 130 47,450 23,725 $3,962,549.50 $59,438.24 $5,943.82
Cambria Hotel Portland 127 Fore St 020 C009005 0.7983 102 37,230 18,615 $3,109,077.30 $46,636.16 $4,663.62
Downtown / Old Port
Aloft Portland Maine 379 Commercial 042 A001001 0.807 157 57,305 28,653 $4,785,540.55 $71,783.11 $7,178.31
 Street
Hilton Garden Inn Portland Airport 145 Jetport Blvd 209A A016002 2.2107 76 27,740 13,870 $2,316,567.40 $34,748.51 $3,474.85
- Upper Upscale Class 50% $221.53 1.5% 10%
The Press Hotel, Autograph 390 Congress St 110 40,150 20,075 $4,447,214.75 $66,708.22 $6,670.82
Collection 032 C001001 0.2304

Portland Regency Hotel & Spa 20 Milk St 029 R001001 0.5596 95 34,675 17,338 $3,840,776.38 $57,611.65 $5,761.16
The Westin Portland Harborview 157 High St 037 E007001 1.0647 289 105,485 52,743 $11,684,046.03 $175,260.69 $17,526.07
Canopy by Hilton Portland 9 Center Street 038 G005001 0.5462 135 49,275 24,638 $5,457,945.38 $81,869.18 $8,186.92
Waterfront
Embassy Suites by Hilton Portland 1050 Westbrook St 210A A005001 2.78 124 45,260 22,630 $5,013,223.90 $75,198.36 $7,519.84
Maine
The Longfellow Hotel 754 Congress St. 054 G001001 0.2459 48 17,520 8,760 $1,940,602.80 $29,109.04 $2,910.90
- Luxury Class 50% $379.40 1.50% 10%
Portland Harbor Hotel 468 Fore St 038 F009001 0.6505 97 35,405 17,703 $6,716,328.50 $100,744.93 $10,074.49
Totals: 42.1269 $94,968,286.03 $1,453,633.33 $145,363.33
 $1,308,270.00




 Page 39
 AGREEMENT
 BETWEEN THE CITY
 OF PORTLAND AND
 VISIT PORTLAND


 This AGREEMENT made as of the 1st day of July, 20256, (the “Effective Date”) is by
and between the CITY OF PORTLAND, a body politic and corporate with a mailing address of
389 Congress Street, Portland, Maine 04101 (the "City") and the CONVENTION AND
VISITORS’ BUREAU OF GREATER PORTLAND, doing business as VISIT PORTLAND, a
Maine non-profit corporation with a mailing address of 1375 Congress Street, Portland, Maine
04102 (“Visit Portland”) (collectively referred to as (the “Parties”).

 WHEREAS, by Council Orders _______________, and dated ___________, 20265, the
City has approved a tourism economic development district designated as the Portland Tourism
Municipal Development District (the “District”), the Development Program (defined below),
including a map of the District, is attached hereto as Exhibit A and incorporated herein; and

 WHEREAS, Visit Portland has been designated as the independent, non-profit
corporation that shall manage the District as the Development Program Manager; and

 NOW, THEREFORE, in consideration of the covenants herein contained, the Parties
hereby mutually agree as follows:

ARTICLE I. Term

 The term of this Agreement shall commence with the establishment of the District,
 and shall expire on June 30, 20276 (“the Term”).

ARTICLE II. Financial Considerations

 a. The City Council has approved the Portland Tourism Municipal Development
 District Development Program for the District (“the Development Program”) and
 the special assessment rate that provides funding to support the Development
 Program.


 b. The City shall make assessments (the “Assessments”) on all non-seasonal lodging
 properties with forty (40) rooms or more located within the boundaries of the District
 (each a “District Property”) in accordance with the Development Program as
 authorized by the City Council and permitted by law.




 1
 Page 40
c. The City shall remit the Assessments to Visit Portland within thirty (30) days of
 collection, less the administrative fee of ten percent (10%) of District revenue as
 described in the Development Program. The City administrative fee may be used for
 any costs or expenses related to the administration, collection, enforcement, and
 reporting particular to the District. Any additional funds shall be spent in accordance
 with the Development Districts Law in a manner which uniformly benefits the
 assessed parcels in the district.

d. In addition to the foregoing, the City will pay in a lump sum, within thirty (30) days
 from the close of the fiscal year, any amount assessed in a prior year, but collected in
 a subsequent year. Said payment by City shall be subject to the City’s administrative
 fee described in the Development Plan and less any amounts remaining to be
 reimbursed under a prior year Agreement with the City. City will provide Visit
 Portland with written detail as to any deductions taken from payments under this
 paragraph.

e. Notwithstanding the foregoing, Visit Portland agrees that it will neither encumber
 funds that it anticipates receiving from the District Assessments nor incur
 expenditures in anticipation of receipt of such funds except in accordance with the
 Development Program.

f. Visit Portland has approved Visit Portland’s budget and Development Program,
 covering the period beginning on July 1, 20265, and ending on June 30, 20276, and
 the City Council has approved the assessment that provides funding to support Visit
 Portland’s budget and Development Program.

g. Any penalties and interest collected by the City for nonpayment of assessments
 shall be retained by the City. Such penalties and interest shall be equivalent to
 penalties and interest for nonpayment of property taxes.

h. Visit Portland will provide the Director of Finance with an annual certified
 financial statement for expenses related to the District and the programs and
 services outlined in the Development Program. The statement shall list all income
 and expenses related to the District and shall be provided to the Finance Director
 within six (6) months after the fiscal year ends.

i. Visit Portland will produce an annual report to be submitted to the City reflecting
 all projects, expenses, and returns on investments of the District. Any audits
 needed to verify collection assessment will be paid for by Visit Portland. The City
 may require reporting and conduct an audit without cause no more than once
 during the Term to verify remittance in accordance with the assessment formula.


 2
 Page 41
 Visit Portland shall have reasonable access to the City's assessment collection
 records, and the City shall have reasonable access to the Visit Portland’s books and
 records particular to the District expenditures.

ARTICLE III. Services To Be Provided By Visit Portland

 During the Term, Visit Portland shall:
 a. Provide the services described herein and in the Development Program.
 b. Provide staff and administrative services sufficient for the performance of the
 services described herein and in the Development Program.
 c. Maintain a corporate Board of Directors whose members fairly represent a cross
 section of District Property owners or their designees in the District, and include on
 the Board one (1) ex-officio Director seat for the Portland Housing and Economic
 Development Director or the City Manager’s designee.
 d. Maintain a mechanism for resolving any dispute to the kind and level of services
 which may arise between Portland Downtown and persons subject to development
 district assessments regarding the kind and level of services provided by Visit
 Portland.
 e. Provide liaison between the City, the District property owners, civic groups,
 interested persons, and other groups and individuals, as necessary to carry out the
 mission of the District.
 f. Maintain all minutes and records of Visit Portland proceedings as may be required.
 g. Post meeting minutes related to the District online.

 h. Nothing in this Agreement is intended to or shall be construed to limit Visit
 Portland’s general powers, as set forth in the Maine Non-profit Corporation Act,
 Title 13-B of the Maine Revised Statutes Annotated.

ARTICLE IV. Termination

 a. The District will commence upon the date of its establishment by the City Council
 and continue indefinitely in accordance with applicable law until the Council takes
 action to terminate or amend the District. District Property owners may submit a
 petition to the City Council at any time requesting that the District be terminated,
 which the City will consider in accordance with applicable law. The City has and
 reserves the right to suspend, terminate or abandon the execution of any work by
 Visit Portland upon receipt of a petition dissolving the District.



 3
 Page 42
b. This Agreement may be terminated by either Party for good cause. If Visit Portland
 or the City should fail to perform any material covenant, obligation or agreement
 hereunder for a period of thirty (30) days after written notice of complaint from the
 City Manager or Visit Portland specifying such failure, either Party may provide the
 other with notice of failure to perform the Agreement as provided herein. Upon
 receipt of notice, Visit Portland or the City shall have a ninety (90) day period,
 computed from the date of delivery of the notice of failure to perform, within which
 the affected Party may provide a written plan to remedy the complaint. In the event
 that a determination is made at the expiration of the ninety (90) day period that the
 complaint is unresolved, either Party may declare their intent to terminate the
 Agreement and identify the specific date of termination with a written notice. Either
 Party shall have the right to appeal the decision to the other. Either Party shall file
 such appeal within seven (7) business days from the date the Party receives the notice
 of termination. If such appeal does not remedy the complaint, consideration for
 termination of this Agreement would be subject to a vote of the City Council.

c. Nothing herein shall be construed as giving Visit Portland the right to perform the
 work contemplated under this Agreement beyond the time that the City Council
 terminates this Agreement. In case Visit Portland should be discharged before all the
 services contemplated in this Agreement have been completed, or the services for any
 reason should be stopped, either because of the expiration of the Term or because of
 the inability of Visit Portland to fulfill its obligations under this Agreement, Visit
 Portland shall be reimbursed for all services satisfactorily performed prior to the
 effective date of termination in accordance with Article II hereof, but only to the
 extent that sufficient Assessments have been received by the City to make such
 reimbursement. After termination of the Agreement, Visit Portland shall:

 1. With respect to existing activities, take only such actions as the City Manager
 shall direct;
 2. Upon City’s request, assign to the City in the manner, at the times and only to
 the extent the City, acting by and through its City Manager, may direct it to
 do so, all the rights, title and interest of Visit Portland in and to all existing
 orders and agreements.
 3. To the extent rights, title and interests of Visit Portland in and to existing
 orders and agreements may be assigned to the City and accepted by it;
 obligations incurred on or after such assignment will be assumed by the City.
 Otherwise, Visit Portland shall settle all outstanding liabilities and all claims
 arising out of any terminated orders or agreements.
 4. Deliver to the City, in the manner, at the times and to the extent directed by
 the City Manager, all documents and data produced by Visit Portland as part



 4
 Page 43
 of or in connection with the work.
 5. In the event of termination of the District, any remaining revenues, after all
 outstanding debts are paid, derived from the charge of fees, or derived from
 the sale of assets acquired with the revenues, shall be returned to the City and
 appropriated for the purposes of the Development Program, subject to the
 approval of the City Council.

ARTICLE V. Assignment


 Visit Portland covenants and agrees that it will neither assign nor transfer any rights here
 under, either in whole or in part, without first obtaining the prior written consent of the
 City.

ARTICLE VI. Performance of Services


  All services performed by Visit Portland under this Agreement, or by third parties paid
  with funds provided under this Agreement, shall be performed in a good, workman like
  fashion and in accordance with all applicable professional and industry standards.


ARTICLE VII. Compliance with Law


  Visit Portland will comply with all provisions of Federal, State, and local law, applicable to
  the services provided under this Agreement. Visit Portland further agrees to adhere to a
  policy of non-discrimination in all employment actions, practices, policies, procedures,
  phases, and conditions of employment. This shall include compliance with all applicable
  provisions of the Workforce Investment Act of 1998, as amended (WIA, 29 CFR part 37);
  the Nontraditional Employment for Women Act of 1991; title VI of the Civil Rights Act of
  1964, as amended; section 504 of the Rehabilitation Act of 1973, as amended; the Age
  Discrimination Act of 1975, as amended; title IX of the Education Amendments of 1972, as
  amended; and with all applicable requirements imposed by or pursuant to regulations
  implementing those laws, including but not limited to 29 CFR part 37 and all other
  applicable laws, including the Maine Human Rights Act, ordinances and regulations
  regarding equal opportunity and equal treatment. Visit Portland specifically agrees that all
  employment-related decisions (including but not limited to hiring, discharge, transfers,
  promotions, discipline, training, job opportunities, and wage and salary levels) will be made
  without discrimination based on an individual’s race or color, religion, age, sex (including
  pregnancy), sexual orientation, gender identity or expression, ancestry or national origin,
  physical or mental disability, veteran status, genetic information, previous assertion of a




 5
 Page 44
  claim or right under Maine’s Workers’ Compensation Act, previous actions taken protected
  under Maine’s Whistleblowers’ Protection Act, or any other protected group status as
  defined by applicable law. Provisions in applicable laws providing for bona fide
  occupational qualifications, business necessity, or age limitations will be adhered to by Visit
  Portland where appropriate.

ARTICLE VIII. Indemnification


 a. Visit Portland shall, at its own cost and expense, defend, indemnify, and hold harmless
 the City, its officers, agents, and employees, from and against the following:

 1. To the fullest extent permitted by law, Visit Portland shall defend, indemnify and
 hold harmless the City, its officers and employees, from and against all claims,
 damages, losses, and expenses, just or unjust, including but not limited to costs
 of defense, including attorney's fees, arising out of or resulting from the
 performance of this Agreement, provided that any such claims, damage, loss or
 expense is (1) attributable to bodily injury, sickness, disease, or death, or injury
 to or destruction of tangible property, including the loss or use thereof; and (2) is
 caused in whole or in part by any negligent act or omission of Visit Portland,
 anyone directly or indirectly employed by it, or anyone for whose act it may be
 liable;

 2. All claims and liens of Visit Portland’s consultants, subcontractors, and their
 laborers, mechanics, material men, and/or suppliers. Such obligation shall not be
 construed either to negate or abridge any other obligation of indemnification and
 shall not be limited by any provision for insurance contained in this Agreement.

 b. Notwithstanding the foregoing, nothing herein shall, nor is intended to, waive any
 defense, immunity or limitation of liability which may be available to the City or their
 respective officers, agents and employees, under the Maine Tort Claims Act or any
 other privileges and/or immunities provided by law.

 ARTICLE IX. Insurance

 a. Neither Visit Portland nor any of its subcontractors shall commence work under
 this Agreement until they have provided the insurance coverage required by this
 Agreement and such coverage has been approved by the City.

 b. Prior to the execution of this Agreement, Visit Portland shall, at its own expense,
 procure and maintain:



 6
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 ● Occurrence-based Professional Liability Insurance for errors, omissions and
 negligence, in the amount of One Million Dollars ($1,000,000.00) per claim.
 ● Occurrence based Commercial General Liability Insurance coverage in
 amounts of not less than One Million Dollars ($1,000,000.00) per occurrence for
 bodily injury, death and property damage;
 ● Workers’ Compensation Insurance coverage to the extent required by law,
 which shall include an endorsement waiving all rights of subrogation against the City
 of Portland, its officers or employees;

 With respect to the Commercial General Liability, Visit Portland shall name the City
 as an additional insured for coverage for claims for which the City does not have
 governmental immunity, including, without limitation, those areas where government
 immunity has been expressly waived as set forth in 14 M.R.S. A. § 8104-A, as limited
 by § 8104-B, and § 8111. This provision shall not be deemed a waiver of any
 defenses, immunities or limitations of liability or damages available to the City under
 the Maine Tort Claims Act, other Maine statutory law, judicial precedent, common
 law, or any other defenses, immunities or limitations of liability available to the City.
 Prior to execution of this Agreement, Visit Portland shall furnish the City and
 thereafter maintain certificates evidencing all such coverages, which certificates shall
 guarantee thirty (30) days' notice to the City of termination of insurance from the
 insurance provider or agent. Visit Portland shall also provide a copy of any
 endorsement naming the City as additional insured. A certificate that merely has a
 box checked under "Addl Insr," or the like, or that merely states the City of Portland is
 named as an Additional Insured, will not be acceptable. The Workers’ Compensation
 insurance shall include an endorsement waiving all rights of subrogation against the
 City of Portland, its officers or employees. Upon City’s request, Visit Portland shall
 provide City with a complete copy of any of the above-referenced policies. Visit
 Portland shall be responsible for any and all deductibles and/or self-insured retentions
 (not to exceed $10,000.00 without prior written approval of Corporation Counsel).
 City’s acceptance or lack of acceptance of Visit Portland’s Certificate of Insurance or
 other evidence of insurance shall not be construed as a waiver of the Visit Portland’s
 obligation to obtain and maintain such insurance as required by this agreement.

Article X. No Joint Venture; Independent Contractors


  a. Nothing contained in this Agreement will constitute or be construed to be or create
 a partnership or joint venture between the parties or any of their respective officers,
 directors, employees, affiliates, successors or assigns. The parties understand and
 agree that this Agreement does not make either of them an agent or legal



 7
 Page 46
 representative of the other for any purpose whatsoever. No party is granted, by this
 Agreement or otherwise, any right or authority to assume or create any obligation
 or responsibilities, express or implied, on behalf of or in the name of any other
 party, or to bind any other party in any manner whatsoever.

 b. Each party will secure, at its own expense, all personnel, materials, and equipment
 required to perform its obligations under this Agreement. Each party, in accordance
 with its status as an independent contractor, covenants and agrees that its employees
 shall be regarded for all legal and tax purposes as its own employees during the
 term of this Agreement, and each party shall govern and supervise the work of its
 own employees. Each party shall discharge all applicable obligations imposed upon
 employers under the law, including without limitation payment of wages, social
 security taxes, withholding taxes, unemployment taxes and worker's compensation.
 Both parties’ employees shall not be considered employees of the other party for
 any purpose and shall not be entitled to any retirement benefits, social security
 benefits, unemployment benefits, group health or life insurance, vacation, personal,
 or sick leave, worker's compensation, or any other similar benefits (“Employment
 Benefits”) from the other party. Each party further covenants and agrees that its
 employees will conduct themselves consistent with such status, that they will
 neither hold themselves out as, nor claim to be, officers or employees of the other
 party by reason of this Agreement, and that its employees will not, by reason of this
 Agreement, make any claim, demand or application to or for any right or privilege
 applicable to an officer or employee of the other party, including but not limited to
 the Employment Benefits.

 c. Nothing in this Agreement is intended to or does prohibit Visit Portland or the
 City from entering into any other contractual relationship with each other or any
 third party.

Article XI. Miscellaneous Provisions

 a. This Agreement shall be construed in all respects in accordance with, and governed by,
 the laws of the State of Maine. All parties hereto hereby consent to the exclusive
 jurisdiction of the Superior Court for the County of Cumberland in the State of Maine,
 for all actions, proceedings and litigation arising from or relating directly or indirectly
 to this Agreement or any of the obligations hereunder, and any dispute not otherwise
 resolved as provided herein shall be litigated solely in said Court.




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b. This Agreement and its attachments represent the entire and complete agreement and
 understanding between the parties and supersedes any prior agreement or
 understanding, written or oral, between the parties with respect to the subject matter of
 this Agreement. This Agreement cannot be amended except by written instrument
 executed by the City and Visit Portland.

c. Visit Portland warrants and represents that it has the full right and authority to enter
 into this Agreement, that there is no impediment that would inhibit its ability to
 perform their respective obligations under this Agreement, and that the person signing
 this Agreement on behalf of Visit Portland has the authority to do so.

d. This Agreement may be executed in any number of counterparts and by different
 parties in separate counterparts. Each counterpart when so executed shall be deemed
 to be an original and all of which together shall constitute one and the same
 agreement. A signature in a pdf or electronic document shall be considered the
 equivalent of an original signature.



 (Signature page follows)




 9
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 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
___ day of ___________________, 20265



WITNESS CITY OF PORTLAND


_____________________________ By:___________________________
 Danielle P. West
 Its City Manager



WITNESS CONVENTION AND VISITORS’
 BUREAU OF GREATER
 PORTLAND

_____________________________ By:_________________________
 Print Name:
 Its:__________________________

Approved as to Form:

_________________________
City Corporation Counsel


Approved as to Funds:

________________________
City Finance Department




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 ECONOMIC DEVELOPMENT PROJECT

 CITY OF PORTLAND, MAINE


 A Municipal Development District




PORTLAND TOURISM MUNICIPAL DEVELOPMENT DISTRICT
 DEVELOPMENT PROGRAM




 Presented to:



 City Council

 City of Portland

 June ___, 20265




 Page 50
 Table of Contents

 Development Program 3
 I. Introduction 3
 II. Development Program Narrative 3
 A. The Development District 3
 B. The Development Program 3
 C. The ProjectsServices and Programming 4
 D. Strategic Growth and Development 9
 E. Improvements to the Public Infrastructure 9
 F. Operational Components 9
 1. Public Facilities 9
 2. Commercial Improvements Financed Through Development Program 9
 3. Relocation of Displaced Persons 109
 4. Transportation Improvements 10
 5. Environmental Controls 10
 6. Plan of Operation 10
III. Physical Description 10
IV. Financial Plan 10
 A. Cost Estimate and Sources of Revenues 10
 B. Collections and Remittance 11
 C. Municipal Indebtedness 11
 D. Related Contract, Agreements, and Obligations 11
 E. Rollover Funds 121
 F. Reserve Policy 12
V. Financial Data 12
VI. Municipal Approvals 12
 A. Notice of Public Hearing 12
 B. Minutes of Public Hearing 12
 C. City Council Order 12




 Page 51
 Exhibit List
Exhibit A City of Portland Property Map Showing District Property Relative to City
 Boundaries

Exhibit B Notice of Public Hearing

Exhibit C Minutes of Public Hearing

Exhibit D City Council Order

Exhibit E Statutory Requirements and Thresholds Form




 Page 52
Development Program
I. Introduction
 The City of Portland (the “City”) seeks to establish a Municipal Development District to
be known as the “Portland Tourism Municipal Development District” (the “District”), located
throughout the City of Portland.

 The District includes 23 non-seasonal hotels with 40 rooms or more to be assessed for the
District to provide programs, services and improvements as described in this Development
Program.

 In designating the proposed District and adopting this Development Program, the City can
accomplish the following goals:

 ● Maintain and ideally expand the existing tax revenues flowing from the District properties;

 ● Enable the investment of assessment payments made by properties uniformly and
 proportionally benefitting from the Development Program in strategic sales, marketing,
 promotions, destination development and special events;

 ● Maintain and create long-term, stable employment opportunities for area residents; and

 ● Improve the overall economy of the City, the Cumberland County region, and the State of
 Maine.


II. Development Program Narrative
 A. The Development District

 The District will encompass approximately 42.1269 acres of real property, and includes
the following\ City Tax Map/Lots/Blocks: 019-B020001 (0.6552 acres), 042-A001001 (0.807
acres), 20-C009001 (0.7983 acres), 038-G005001 (0.5462 acres), 054-G001001 (.2459 acres),
189-A014001 (4.8057 acres), 040-E00300H (0.767 acres), 210A-A005001 (2.78 acres), 266-
A002001 (5.3691), 029-L00100H (0.5829 acres), 265-A001001 (2.9256 acres), 029-K003001
(0.3866 acres), 209A-A016002 (2.2107 acres), 039-E010001 (2.3018 acres), 032-I042001 (0.4392
acres), 065-A003001 (2.007 acres), 266-A001001 (3.0384 acres), 038-F009001 (0.6505 acres),
029-R001001 (0.5596 acres), 267-B001001 (8.173 acres), 020- C010001 (0.7821 acres), 032-
C001001 (0.2304 acres), 037-E007001 (1.0647 acres) (each a “District Property”). The District is
shown in Exhibit A attached hereto.

 B. The Development Program

 The City’s designation of the District and adoption of this Development Program allows
for the City to fund activities and projects to be supported by the District Property owners, and
also coordinate services to ensure effective delivery and proper support for tourism promotion
while building on existing revitalization efforts and protection of public and private investment.
The travel industry is a major economic driver for the City and Maine. Visitor spending not only
 3

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supports tourism-related businesses but also the local artists, lobster/fishing community, cultural
institutions, food & beverage establishments, and small businesses that residents alone could not
support year-round. Therefore, it is in the public interest of the City, and vital to the welfare of the
City’s economy, to facilitate and encourage cooperating public-private partnerships where lodging
properties become partners with the City for the enhancement and expansion of the travel economy
and to provide for increased business activity, tourism, economic development and job creation
throughout the District.

 The term of the District will commence when established by the City Council and
continue indefinitely, subject to annual budget approvals by the City Council, until the Council
takes action to terminate or amend the District. District Property owners may submit a petition to
the City Council at any time requesting that the District be terminated, which the City will
consider in accordance with applicable law.

 Under this Development Program, projects as listed below in Table 1 will be executed
through an agreement with a development program manager (the “Development Program
Manager”).

 This Development Program is structured and proposed pursuant to Chapter 206 of Title 30-
A of the Maine Revised Statutes, as amended (the “Statute”). The designation of the District and
adoption of the Development Program are effective upon approval by the City Council, evidenced
by Exhibit C and Exhibit D hereto.

 C. Services and Programming

 District Property owners will pay assessments on an annual basis to support the program.
The formation of the District is intended to contribute to the economic growth and wellbeing of
the City, and to the betterment of the health, welfare or safety of the inhabitants of the City. To
accomplish this intention, the City desires to support the costs described below using District
revenues. The City shall not reduce services to the District Properties because of the
implementation of the District. Projects and services approved and executed by the District shall
be in addition to and not in the place of municipal projects and services. Assessment revenues must
be spent in accordance with the financial plan.

 The annual project costs presented in the annual Financial Plan shall be approved by the
City Council and must be contained within the services and programmingproject descriptions
below and identified in the Order Establishing the Portland Tourism Development District. Please
see Table 1 herein for a complete list of authorized services and programmingprojects and their
respective cost estimates for FY2027the second half of the 2024 fiscal year. Future cost estimates
for the projects will be approved on an annual basis and will serve as the basis for the assessment
calculation.




 4

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 TABLE 1
Municipal Projects

  Services and FY
 Programming 20276
 Cost
 Estimate*




 5

 Page 55
 A. Sales, Marketing, Promotions, Destination Development and Special $791,949847
 Events. ,543

Marketing efforts will reach markets such as Leisure Travelers, Meetings & Conferences,
Sporting Events, Destination Weddings and Social Events, International Travelers,
Motorcoaches, Cruise Passengers, and Media/Influencers.

Marketing messaging will reach all ages of travelers and target all demographics including
BIPOC and LGBTQ+.

Ten percent (10%) of the Sales, Marketing, Promotions, Destination Development, and
Special Events budget shall be allotted specifically to reach the BIPOC, LGBTQ+ markets,
and community DEI efforts.

Projects may include:

 ● Promoting and marketing tourism in different periods (for example out of season or
 shoulder seasons);

 ● Research & Development of a marketing plan designed to outline a strategy for
 attracting potential visitors and expand programs to attract diverse visitors at the
 right time with the right message;

 ● Regional and national leisure marketing and convention trade marketing programs
 inclusive of broadcast, social, digital, audio, print, pay-per- click and out-of-home
 channels, designed to increase awareness of and drive overnight traffic to the
 destination – in turn, benefitting the assessed lodging properties through increased
 consumer demand and increased year-round room night bookings.;

 ● Public Relations and media programs that enhance the profile of Portland as a
 visitor, meetings and event destination – in turn, benefitting the assessed lodging
 properties through increased consumer demanded increased room night bookings;

 ● Dedicated funds to support incentives, hosting fees and other offsetting costs
 associated with securing strategic industry events, incremental group and
 convention business, and/or large-scale events for the destination that generate
 room nights for the assessed lodging properties;

 ● Strategic partnerships, sponsorships, or other alliances that reinforce the City of
 Portland as a destination of choice within the travel marketplace for meetings, events
 and leisure travel – in turn, generating greater room night sales to the assessed
 lodging properties;

 ● Attendance at tradeshows, conferences, and professional industry/partner
 events to promote the destination and the assessed lodging properties;

 ● Sales missions, client events, site inspections, and familiarization tours
 showcasing the destination and the assessed lodging properties;

 6

 Page 56
● Visitor services programs designed to extend stays at assessed lodging properties
  and increase visitor spending;

● Preparation, production, mailing, and distribution of collateral promotional
  materials such as brochures, flyers, maps, and videos featuring assessed
  lodging properties;

● Research on current and new markets that would result in additional room night
  sales to assessed lodging properties




 7

 Page 57
 Services and FY
 Programming 20276
 Cost
 Estimate*
B. Business Practices & Workforce Initiatives $100,00050,
 000
 Work with lodging partners, attractions, restaurants, venues and other tourism-related
entities to support programs that encourage sustainable visitation. Services may include:
 ● Programs to combat congestion at specific locations and reduce pressure on
 infrastructure and resources that have a negative impact on the quality of life for
 residents;
 ● Programming to sustain demand and undertaking activities that balance the livability
 of the destination in popular tourism periods and generating overnight stays from
 leisure travelers especially during need periods;
 ● Infrastructure or capital improvements, including maintenance activities, that
 enhance Portland’s competitive position to attract desirable special events year
 around and attract overnight visitors including payment of debt service on such
 expenditures;
 ● Funds shall be deployed to build programs to support a sustainable
 workforce. Programming may include destination-wide workforce
 assessment, apprenticeship or educational programming as seasonality
 requires, and worker-led roundtables and peer listening sessions designed to
 foster open dialogue among hospitality employees, as well as a community-
 facing workforce website that highlights worker contributions and connects
 them with professional resources.
 .

C. District Administration The administration portion of the budget shall be utilized $533,692536
 for administrative costs, office costs, and other general administrative costs such as ,090
 insurance, legal, and accounting fees incurred by the City and the Development
 Program Manager. A portion of the budget will be allocated to a contingency fund.
 If there are contingency funds collected, they may be held in a reserve fund or
 utilized for other program or administration costs at the discretion of the
 Development Program Manager board. Policies relating to contributions to the
 reserve fund, the target amount of the reserve fund, and expenditure of monies from
 the reserve fund shall be set by the Board, subject to approval by the City.


D. Return on Investment/ Quarterly and Annual Reporting $20,000
 The Development Program Manager will account for the expenses and results of the
 district specific to the Services and Programming and the return on investment as it
 relates to benefiting the property owners in the district and community related impact
 such as workforce programs.




 8

 Page 58
 Services and FY
 Programming 20276
 Cost
 Estimate*
 Total $1,445,6411,
 453,633

* These are estimates only. The City may approve different budgeted amounts for the listed projects each
year.


 D. Strategic Growth and Development

 By creating and designating the District, the City can achieve the appropriate level of
programs, services and improvements described in this Development Program as well as a fair and
appropriate financial contribution from each party benefitting from such activities. Establishing
the public private partnership to fund our local tourism industry will pave the way for an engaged
community that will be invested in efforts to stabilize and sustain a year-round balanced visitor
demand, local workforce development and support, creating a new platform for Portland to elevate
the accessibility to its diverse community, support residents and business development, and
maintain and evolve experiences for visitors.

 In addition, by providing additional services for assessed lodging properties in the City of
Portland, the District will ease the burden on local government, which faces constrained budgets,
while under obligation to provide equivalent levels of service throughout the entire community.

 The City’s designation of the District and pursuit of this Development Program constitute
a good and valid public purpose described in Chapter 206 of Title 30-A of Maine Revised Statutes
because it represents a substantial contribution to the economic well-being of both the City and the
region, by supporting surrounding businesses which provide jobs and contribute to property taxes.

 E. Improvements to the Public Infrastructure

 As further set forth in Table 1, the City will undertake a variety of operations and
maintenance activities, including potential public infrastructure improvements.

 F. Operational Components

 1. Public Facilities

 As further set forth in Table 1, the City may undertake public capital improvement
projects and maintenance activities.

 2. Commercial Improvements Financed Through Development Program

 No commercial improvements will be financed through the District or assessments.

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 3. Relocation of Displaced Persons

 No persons will be displaced.

 4. Transportation Improvements

 No transportation improvements will be financed through the District or
 Assessments.

 5. Environmental Controls

 The improvements made under the proposed Development Program will meet or
 exceed all federal and state environmental regulations and will comply with all applicable
 land use requirements for the City.

 6. Plan of Operation

 During the term of the District, the City Manager or designee will be responsible
 for all administrative matters within the purview of the City concerning the implementation
 and operation of the District, including the imposition and collection of implementation
 assessments.

 Pursuant to the Development Districts Law, the City will enter into a contractual
 arrangement with the Development Program Manager to perform the Projects outlined in
 Table 1 above and all administrative matters associated with the Development Program
 other than those matters within the purview of the City. The Development Program
 Manager shall establish a corporate Board of Directors whose members fairly represent a
 cross section of assessed property owners or their designees in the District and include on
 the Board one (1) ex-officio Director seat for the Portland Housing and Economic
 Development Director or the City Manager’s designee.

III. Physical Description
 Municipal documents relating to the District’s physical description attached as: City of
Portland property map showing the District relative to City boundaries. Exhibit A

IV. Financial Plan
 The District will encompass approximately 42.1269 acres of property and will begin for
the 20276 fiscal year July 1, 20265 – June 30, 20267, with subsequent fiscal years with an
indefinite term of years to be terminated only upon Council action.

 A. Cost Estimate and Sources of Revenues

 All non-seasonal lodging properties with forty (40) or more rooms within the boundaries
of the City of Portland that meet the assessed property criteria shall be assessed. The assessment
is based upon the benefits received from the district programming, derived from the business
activity related to the parcel. The fiscal year method and assessment rate is based on short term
 10

 Page 60
room rental using the US Average, Average Daily Rate (ADR) multiplied by fifty-percent (50%)
occupancy as reported by STR year or, when unavailable, as reported by the District Property,
for the previous year, multiplied by one and one-half percent (1.5%) which is also equal to one
and one-half percent (1.5%) of annual gross short-term room rental revenue.

 With a July 1, 20256, District begin date, the budget is based on July 1, 20265, to June
30, 20276, business activity as reported by STR as outlined above, or when unavailable as
reported by District Property owners. The subsequent annual assessment will be calculated in a
similar manner to the initial assessment using the most recent available previous fiscal year data
as reported by STR as outlined above, or when unavailable by District Property Owners.

 Assuming a July 1, 20265 District begin date, the District is expected to have a budget
(FY20276) of approximately $1,445,641 1,453,633 based on the assessment rate described above
and the cost of programs detailed in the attached budget and as described in Table 1.

 B. Collections and Remittance

 Pursuant to the Development Districts Law, assessments must be collected by the City at
the same time and in the same manner as municipal taxes, following municipal procedures as
outlined by the City of Portland. The City shall forward to the Development Program Manager all
District assessment funds collected within thirty (30) days of collection, less a ten (10) percent
City administrative fee as authorized in the District Development Program. The City tax collector
has all the authority and powers by law to collect the assessments. If any District Property owner
fails to pay any assessment or part of an assessment on or before the dates required, the City has
all the authority and powers to collect the delinquent assessments vested in the City by law to
collect delinquent municipal taxes. Penalties for nonpayment of assessments shall be equivalent to
penalties for nonpayment of property taxes. Assessments may be remitted on a monthly basis in
advance of the municipal tax billing. The City administrative fee may be used for any costs or
expenses related to the administration, collection, enforcement, and reporting particular to the
District. Any additional funds shall be spent in accordance with the Development Districts Law in
a manner which uniformly benefits the assessed parcels in the district. The City may require
reporting and conduct an audit without cause no more than once every year to verify remittance in
accordance with the assessment formula.

 C. Municipal Indebtedness

 The City reserves the right to issue municipal bonds in order to pay for costs of maintenance
and operations costs. Any municipal bond issued for such a project would require City Council
approval and follow the Charter required process.

 D. Related Contract, Agreements, and Obligations

 There are no existing terms and conditions of any agreements, contracts, or other
obligations related to this Program, other than the anticipated contract with the Development
Program Manager to implement the Projects outlined in Table 1 above and all other administrative
matters concerning the implementation and operation of the District, other than those matters
within the purview of the City.


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 E. Rollover Funds

 Any and all unused fee funds collected during a year may be rolled over to the subsequent
year to be used for programs detailed in the Financial Plan. In the event of termination of the
District, any remaining revenues, after all outstanding debts are paid, derived from the charge of
fees, or derived from the sale of assets acquired with the revenues, shall be appropriated for the
purposes of this Development Program.

 F. Reserve Policy

 The District’s Development Program Manager may develop a Reserve Policy to establish
minimum levels for designated funds to ensure stable program and project execution, meet future
needs, and protect against financial instability, subject to approval by the City.

V. Financial Data
 Please find attached as Exhibit E the Statutory Requirements and Thresholds Form
required by the Maine Department of Economic and Community Development.

VI. Municipal Approvals
 A. Notice of Public Hearing

 Attached as Exhibit A is a copy of the Notice of Public Hearing held on_______________
 in accordance with the requirements of 30-A M.R.S.A. § 5226(1). The notice was published
 in the Portland Press Herald, a newspaper of general circulation in the City
 _____________on a date at least ten (10) days prior to the public hearing.

 B. Minutes of Public Hearing

 Attached as Exhibit C is a certified copy of the minutes of the public hearing held on , at
 which time the proposed District was discussed by the public.

 C. City Council Order

 Attached as Exhibit D is an attested copy of the City Council Order adopted by the Portland
City Council at a Council Meeting duly called and held on ______________, 20264, designating
the District and adopting the Development Program.




 12

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 EXHIBIT A

CITY OF PORTLAND PROPERTY MAP SHOWING DISTRICT PROPERTY
 RELATIVE TO CITY BOUNDARIES




 13

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 24 of 31

Page 64
 EXHIBIT B
NOTICE OF PUBLIC HEARING




 Page 65
 EXHIBIT C
MINUTES OF PUBLIC HEARING




 Page 66
 EXHIBIT D
CITY COUNCIL ORDER




 Page 67
 EXHIBIT E
STATUTORY REQUIREMENTS AND THRESHOLDS FORM




 Page 68
 AGREEMENT
 BETWEEN THE CITY
 OF PORTLAND AND
 VISIT PORTLAND


 This AGREEMENT made as of the 1st day of July, 2026, (the “Effective Date”) is by
and between the CITY OF PORTLAND, a body politic and corporate with a mailing address of
389 Congress Street, Portland, Maine 04101 (the "City") and the CONVENTION AND
VISITORS’ BUREAU OF GREATER PORTLAND, doing business as VISIT PORTLAND, a
Maine non-profit corporation with a mailing address of 1375 Congress Street, Portland, Maine
04102 (“Visit Portland”) (collectively referred to as (the “Parties”).

 WHEREAS, by Council Orders _______________, and dated ___________, 2026, the
City has approved a tourism economic development district designated as the Portland Tourism
Municipal Development District (the “District”), the Development Program (defined below),
including a map of the District, is attached hereto as Exhibit A and incorporated herein; and

 WHEREAS, Visit Portland has been designated as the independent, non-profit
corporation that shall manage the District as the Development Program Manager; and

 NOW, THEREFORE, in consideration of the covenants herein contained, the Parties
hereby mutually agree as follows:

ARTICLE I. Term

 The term of this Agreement shall commence with the establishment of the District,
 and shall expire on June 30, 2027 (“the Term”).

ARTICLE II. Financial Considerations

 a. The City Council has approved the Portland Tourism Municipal Development
 District Development Program for the District (“the Development Program”) and
 the special assessment rate that provides funding to support the Development
 Program.


 b. The City shall make assessments (the “Assessments”) on all non-seasonal lodging
 properties with forty (40) rooms or more located within the boundaries of the District
 (each a “District Property”) in accordance with the Development Program as
 authorized by the City Council and permitted by law.




 1
 Page 69
c. The City shall remit the Assessments to Visit Portland within thirty (30) days of
 collection, less the administrative fee of ten percent (10%) of District revenue as
 described in the Development Program. The City administrative fee may be used for
 any costs or expenses related to the administration, collection, enforcement, and
 reporting particular to the District. Any additional funds shall be spent in accordance
 with the Development Districts Law in a manner which uniformly benefits the
 assessed parcels in the district.

d. In addition to the foregoing, the City will pay in a lump sum, within thirty (30) days
 from the close of the fiscal year, any amount assessed in a prior year, but collected in
 a subsequent year. Said payment by City shall be subject to the City’s administrative
 fee described in the Development Plan and less any amounts remaining to be
 reimbursed under a prior year Agreement with the City. City will provide Visit
 Portland with written detail as to any deductions taken from payments under this
 paragraph.

e. Notwithstanding the foregoing, Visit Portland agrees that it will neither encumber
 funds that it anticipates receiving from the District Assessments nor incur
 expenditures in anticipation of receipt of such funds except in accordance with the
 Development Program.

f. Visit Portland has approved Visit Portland’s budget and Development Program,
 covering the period beginning on July 1, 2026, and ending on June 30, 2027, and the
 City Council has approved the assessment that provides funding to support Visit
 Portland’s budget and Development Program.

g. Any penalties and interest collected by the City for nonpayment of assessments
 shall be retained by the City. Such penalties and interest shall be equivalent to
 penalties and interest for nonpayment of property taxes.

h. Visit Portland will provide the Director of Finance with an annual certified
 financial statement for expenses related to the District and the programs and
 services outlined in the Development Program. The statement shall list all income
 and expenses related to the District and shall be provided to the Finance Director
 within six (6) months after the fiscal year ends.

i. Visit Portland will produce an annual report to be submitted to the City reflecting
 all projects expenses, and returns on investments of the District. Any audits
 needed to verify collection assessment will be paid for by Visit Portland. The City
 may require reporting and conduct an audit without cause no more than once
 during the Term to verify remittance in accordance with the assessment formula.


 2
 Page 70
 Visit Portland shall have reasonable access to the City's assessment collection
 records, and the City shall have reasonable access to the Visit Portland’s books and
 records particular to the District expenditures.

ARTICLE III. Services To Be Provided By Visit Portland

 During the Term, Visit Portland shall:
 a. Provide the services described herein and in the Development Program.
 b. Provide staff and administrative services sufficient for the performance of the
 services described herein and in the Development Program.
 c. Maintain a corporate Board of Directors whose members fairly represent a cross
 section of District Property owners or their designees in the District, and include on
 the Board one (1) ex-officio Director seat for the Portland Housing and Economic
 Development Director or the City Manager’s designee.
 d. Maintain a mechanism for resolving any dispute to the kind and level of services
 which may arise between Portland Downtown and persons subject to development
 district assessments regarding the kind and level of services provided by Visit
 Portland.
 e. Provide liaison between the City, the District property owners, civic groups,
 interested persons, and other groups and individuals, as necessary to carry out the
 mission of the District.
 f. Maintain all minutes and records of Visit Portland proceedings as may be required.
 g. Post meeting minutes related to the District online.

 h. Nothing in this Agreement is intended to or shall be construed to limit Visit
 Portland’s general powers, as set forth in the Maine Non-profit Corporation Act,
 Title 13-B of the Maine Revised Statutes Annotated.

ARTICLE IV. Termination

 a. The District will commence upon the date of its establishment by the City Council
 and continue indefinitely in accordance with applicable law until the Council takes
 action to terminate or amend the District. District Property owners may submit a
 petition to the City Council at any time requesting that the District be terminated,
 which the City will consider in accordance with applicable law. The City has and
 reserves the right to suspend, terminate or abandon the execution of any work by
 Visit Portland upon receipt of a petition dissolving the District.



 3
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b. This Agreement may be terminated by either Party for good cause. If Visit Portland
 or the City should fail to perform any material covenant, obligation or agreement
 hereunder for a period of thirty (30) days after written notice of complaint from the
 City Manager or Visit Portland specifying such failure, either Party may provide the
 other with notice of failure to perform the Agreement as provided herein. Upon
 receipt of notice, Visit Portland or the City shall have a ninety (90) day period,
 computed from the date of delivery of the notice of failure to perform, within which
 the affected Party may provide a written plan to remedy the complaint. In the event
 that a determination is made at the expiration of the ninety (90) day period that the
 complaint is unresolved, either Party may declare their intent to terminate the
 Agreement and identify the specific date of termination with a written notice. Either
 Party shall have the right to appeal the decision to the other. Either Party shall file
 such appeal within seven (7) business days from the date the Party receives the notice
 of termination. If such appeal does not remedy the complaint, consideration for
 termination of this Agreement would be subject to a vote of the City Council.

c. Nothing herein shall be construed as giving Visit Portland the right to perform the
 work contemplated under this Agreement beyond the time that the City Council
 terminates this Agreement. In case Visit Portland should be discharged before all the
 services contemplated in this Agreement have been completed, or the services for any
 reason should be stopped, either because of the expiration of the Term or because of
 the inability of Visit Portland to fulfill its obligations under this Agreement, Visit
 Portland shall be reimbursed for all services satisfactorily performed prior to the
 effective date of termination in accordance with Article II hereof, but only to the
 extent that sufficient Assessments have been received by the City to make such
 reimbursement. After termination of the Agreement, Visit Portland shall:

 1. With respect to existing activities, take only such actions as the City Manager
 shall direct;
 2. Upon City’s request, assign to the City in the manner, at the times and only to
 the extent the City, acting by and through its City Manager, may direct it to
 do so, all the rights, title and interest of Visit Portland in and to all existing
 orders and agreements.
 3. To the extent rights, title and interests of Visit Portland in and to existing
 orders and agreements may be assigned to the City and accepted by it;
 obligations incurred on or after such assignment will be assumed by the City.
 Otherwise, Visit Portland shall settle all outstanding liabilities and all claims
 arising out of any terminated orders or agreements.
 4. Deliver to the City, in the manner, at the times and to the extent directed by
 the City Manager, all documents and data produced by Visit Portland as part



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 of or in connection with the work.
 5. In the event of termination of the District, any remaining revenues, after all
 outstanding debts are paid, derived from the charge of fees, or derived from
 the sale of assets acquired with the revenues, shall be returned to the City and
 appropriated for the purposes of the Development Program, subject to the
 approval of the City Council.

ARTICLE V. Assignment


 Visit Portland covenants and agrees that it will neither assign nor transfer any rights here
 under, either in whole or in part, without first obtaining the prior written consent of the
 City.

ARTICLE VI. Performance of Services


  All services performed by Visit Portland under this Agreement, or by third parties paid
  with funds provided under this Agreement, shall be performed in a good, workman like
  fashion and in accordance with all applicable professional and industry standards.


ARTICLE VII. Compliance with Law


  Visit Portland will comply with all provisions of Federal, State, and local law, applicable to
  the services provided under this Agreement. Visit Portland further agrees to adhere to a
  policy of non-discrimination in all employment actions, practices, policies, procedures,
  phases, and conditions of employment. This shall include compliance with all applicable
  provisions of the Workforce Investment Act of 1998, as amended (WIA, 29 CFR part 37);
  the Nontraditional Employment for Women Act of 1991; title VI of the Civil Rights Act of
  1964, as amended; section 504 of the Rehabilitation Act of 1973, as amended; the Age
  Discrimination Act of 1975, as amended; title IX of the Education Amendments of 1972, as
  amended; and with all applicable requirements imposed by or pursuant to regulations
  implementing those laws, including but not limited to 29 CFR part 37 and all other
  applicable laws, including the Maine Human Rights Act, ordinances and regulations
  regarding equal opportunity and equal treatment. Visit Portland specifically agrees that all
  employment-related decisions (including but not limited to hiring, discharge, transfers,
  promotions, discipline, training, job opportunities, and wage and salary levels) will be made
  without discrimination based on an individual’s race or color, religion, age, sex (including
  pregnancy), sexual orientation, gender identity or expression, ancestry or national origin,
  physical or mental disability, veteran status, genetic information, previous assertion of a




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  claim or right under Maine’s Workers’ Compensation Act, previous actions taken protected
  under Maine’s Whistleblowers’ Protection Act, or any other protected group status as
  defined by applicable law. Provisions in applicable laws providing for bona fide
  occupational qualifications, business necessity, or age limitations will be adhered to by Visit
  Portland where appropriate.

ARTICLE VIII. Indemnification


 a. Visit Portland shall, at its own cost and expense, defend, indemnify, and hold harmless
 the City, its officers, agents, and employees, from and against the following:

 1. To the fullest extent permitted by law, Visit Portland shall defend, indemnify and
 hold harmless the City, its officers and employees, from and against all claims,
 damages, losses, and expenses, just or unjust, including but not limited to costs
 of defense, including attorney's fees, arising out of or resulting from the
 performance of this Agreement, provided that any such claims, damage, loss or
 expense is (1) attributable to bodily injury, sickness, disease, or death, or injury
 to or destruction of tangible property, including the loss or use thereof; and (2) is
 caused in whole or in part by any negligent act or omission of Visit Portland,
 anyone directly or indirectly employed by it, or anyone for whose act it may be
 liable;

 2. All claims and liens of Visit Portland’s consultants, subcontractors, and their
 laborers, mechanics, material men, and/or suppliers. Such obligation shall not be
 construed either to negate or abridge any other obligation of indemnification and
 shall not be limited by any provision for insurance contained in this Agreement.

 b. Notwithstanding the foregoing, nothing herein shall, nor is intended to, waive any
 defense, immunity or limitation of liability which may be available to the City or their
 respective officers, agents and employees, under the Maine Tort Claims Act or any
 other privileges and/or immunities provided by law.

 ARTICLE IX. Insurance

 a. Neither Visit Portland nor any of its subcontractors shall commence work under
 this Agreement until they have provided the insurance coverage required by this
 Agreement and such coverage has been approved by the City.

 b. Prior to the execution of this Agreement, Visit Portland shall, at its own expense,
 procure and maintain:



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 ● Occurrence-based Professional Liability Insurance for errors, omissions and
 negligence, in the amount of One Million Dollars ($1,000,000.00) per claim.
 ● Occurrence based Commercial General Liability Insurance coverage in
 amounts of not less than One Million Dollars ($1,000,000.00) per occurrence for
 bodily injury, death and property damage;
 ● Workers’ Compensation Insurance coverage to the extent required by law,
 which shall include an endorsement waiving all rights of subrogation against the City
 of Portland, its officers or employees;

 With respect to the Commercial General Liability, Visit Portland shall name the City
 as an additional insured for coverage for claims for which the City does not have
 governmental immunity, including, without limitation, those areas where government
 immunity has been expressly waived as set forth in 14 M.R.S. A. § 8104-A, as limited
 by § 8104-B, and § 8111. This provision shall not be deemed a waiver of any
 defenses, immunities or limitations of liability or damages available to the City under
 the Maine Tort Claims Act, other Maine statutory law, judicial precedent, common
 law, or any other defenses, immunities or limitations of liability available to the City.
 Prior to execution of this Agreement, Visit Portland shall furnish the City and
 thereafter maintain certificates evidencing all such coverages, which certificates shall
 guarantee thirty (30) days' notice to the City of termination of insurance from the
 insurance provider or agent. Visit Portland shall also provide a copy of any
 endorsement naming the City as additional insured. A certificate that merely has a
 box checked under "Addl Insr," or the like, or that merely states the City of Portland is
 named as an Additional Insured, will not be acceptable. The Workers’ Compensation
 insurance shall include an endorsement waiving all rights of subrogation against the
 City of Portland, its officers or employees. Upon City’s request, Visit Portland shall
 provide City with a complete copy of any of the above-referenced policies. Visit
 Portland shall be responsible for any and all deductibles and/or self-insured retentions
 (not to exceed $10,000.00 without prior written approval of Corporation Counsel).
 City’s acceptance or lack of acceptance of Visit Portland’s Certificate of Insurance or
 other evidence of insurance shall not be construed as a waiver of the Visit Portland’s
 obligation to obtain and maintain such insurance as required by this agreement.

Article X. No Joint Venture; Independent Contractors


  a. Nothing contained in this Agreement will constitute or be construed to be or create
 a partnership or joint venture between the parties or any of their respective officers,
 directors, employees, affiliates, successors or assigns. The parties understand and
 agree that this Agreement does not make either of them an agent or legal



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 representative of the other for any purpose whatsoever. No party is granted, by this
 Agreement or otherwise, any right or authority to assume or create any obligation
 or responsibilities, express or implied, on behalf of or in the name of any other
 party, or to bind any other party in any manner whatsoever.

 b. Each party will secure, at its own expense, all personnel, materials, and equipment
 required to perform its obligations under this Agreement. Each party, in accordance
 with its status as an independent contractor, covenants and agrees that its employees
 shall be regarded for all legal and tax purposes as its own employees during the
 term of this Agreement, and each party shall govern and supervise the work of its
 own employees. Each party shall discharge all applicable obligations imposed upon
 employers under the law, including without limitation payment of wages, social
 security taxes, withholding taxes, unemployment taxes and worker's compensation.
 Both parties’ employees shall not be considered employees of the other party for
 any purpose and shall not be entitled to any retirement benefits, social security
 benefits, unemployment benefits, group health or life insurance, vacation, personal,
 or sick leave, worker's compensation, or any other similar benefits (“Employment
 Benefits”) from the other party. Each party further covenants and agrees that its
 employees will conduct themselves consistent with such status, that they will
 neither hold themselves out as, nor claim to be, officers or employees of the other
 party by reason of this Agreement, and that its employees will not, by reason of this
 Agreement, make any claim, demand or application to or for any right or privilege
 applicable to an officer or employee of the other party, including but not limited to
 the Employment Benefits.

 c. Nothing in this Agreement is intended to or does prohibit Visit Portland or the
 City from entering into any other contractual relationship with each other or any
 third party.

Article XI. Miscellaneous Provisions

 a. This Agreement shall be construed in all respects in accordance with, and governed by,
 the laws of the State of Maine. All parties hereto hereby consent to the exclusive
 jurisdiction of the Superior Court for the County of Cumberland in the State of Maine,
 for all actions, proceedings and litigation arising from or relating directly or indirectly
 to this Agreement or any of the obligations hereunder, and any dispute not otherwise
 resolved as provided herein shall be litigated solely in said Court.




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b. This Agreement and its attachments represent the entire and complete agreement and
 understanding between the parties and supersedes any prior agreement or
 understanding, written or oral, between the parties with respect to the subject matter of
 this Agreement. This Agreement cannot be amended except by written instrument
 executed by the City and Visit Portland.

c. Visit Portland warrants and represents that it has the full right and authority to enter
 into this Agreement, that there is no impediment that would inhibit its ability to
 perform their respective obligations under this Agreement, and that the person signing
 this Agreement on behalf of Visit Portland has the authority to do so.

d. This Agreement may be executed in any number of counterparts and by different
 parties in separate counterparts. Each counterpart when so executed shall be deemed
 to be an original and all of which together shall constitute one and the same
 agreement. A signature in a pdf or electronic document shall be considered the
 equivalent of an original signature.



 (Signature page follows)




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 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
___ day of ___________________, 2026



WITNESS CITY OF PORTLAND


_____________________________ By:___________________________
 Danielle P. West
 Its City Manager



WITNESS CONVENTION AND VISITORS’
 BUREAU OF GREATER
 PORTLAND

_____________________________ By:_________________________
 Print Name:
 Its:__________________________

Approved as to Form:

_________________________
City Corporation Counsel


Approved as to Funds:

________________________
City Finance Department




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 ECONOMIC DEVELOPMENT PROJECT

 CITY OF PORTLAND, MAINE


 A Municipal Development District




PORTLAND TOURISM MUNICIPAL DEVELOPMENT DISTRICT
 DEVELOPMENT PROGRAM




 Presented to:



 City Council

 City of Portland

 June ___, 2026




 Page 79
 Table of Contents

 Development Program 3
 I. Introduction 3
 II. Development Program Narrative 3
 A. The Development District 3
 B. The Development Program 3
 C. Services and Programming 4
 D. Strategic Growth and Development 9
 E. Improvements to the Public Infrastructure 9
 F. Operational Components 9
 1. Public Facilities 9
 2. Commercial Improvements Financed Through Development Program 9
 3. Relocation of Displaced Persons 10
 4. Transportation Improvements 10
 5. Environmental Controls 10
 6. Plan of Operation 10
III. Physical Description 10
IV. Financial Plan 10
 A. Cost Estimate and Sources of Revenues 10
 B. Collections and Remittance 11
 C. Municipal Indebtedness 11
 D. Related Contract, Agreements, and Obligations 11
 E. Rollover Funds 12
 F. Reserve Policy 12
V. Financial Data 12
VI. Municipal Approvals 12
 A. Notice of Public Hearing 12
 B. Minutes of Public Hearing 12
 C. City Council Order 12




 Page 80
 Exhibit List
Exhibit A City of Portland Property Map Showing District Property Relative to City
 Boundaries

Exhibit B Notice of Public Hearing

Exhibit C Minutes of Public Hearing

Exhibit D City Council Order

Exhibit E Statutory Requirements and Thresholds Form




 Page 81
Development Program
I. Introduction
 The City of Portland (the “City”) seeks to establish a Municipal Development District to
be known as the “Portland Tourism Municipal Development District” (the “District”), located
throughout the City of Portland.

 The District includes 23 non-seasonal hotels with 40 rooms or more to be assessed for the
District to provide programs, services and improvements as described in this Development
Program.

 In designating the proposed District and adopting this Development Program, the City can
accomplish the following goals:

 ● Maintain and ideally expand the existing tax revenues flowing from the District properties;

 ● Enable the investment of assessment payments made by properties uniformly and
 proportionally benefitting from the Development Program in strategic sales, marketing,
 promotions, destination development and special events;

 ● Maintain and create long-term, stable employment opportunities for area residents; and

 ● Improve the overall economy of the City, the Cumberland County region, and the State of
 Maine.


II. Development Program Narrative
 A. The Development District

 The District will encompass approximately 42.1269 acres of real property, and includes
the following\ City Tax Map/Lots/Blocks: 019-B020001 (0.6552 acres), 042-A001001 (0.807
acres), 20-C009001 (0.7983 acres), 038-G005001 (0.5462 acres), 054-G001001 (.2459 acres),
189-A014001 (4.8057 acres), 040-E00300H (0.767 acres), 210A-A005001 (2.78 acres), 266-
A002001 (5.3691), 029-L00100H (0.5829 acres), 265-A001001 (2.9256 acres), 029-K003001
(0.3866 acres), 209A-A016002 (2.2107 acres), 039-E010001 (2.3018 acres), 032-I042001 (0.4392
acres), 065-A003001 (2.007 acres), 266-A001001 (3.0384 acres), 038-F009001 (0.6505 acres),
029-R001001 (0.5596 acres), 267-B001001 (8.173 acres), 020- C010001 (0.7821 acres), 032-
C001001 (0.2304 acres), 037-E007001 (1.0647 acres) (each a “District Property”). The District is
shown in Exhibit A attached hereto.

 B. The Development Program

 The City’s designation of the District and adoption of this Development Program allows
for the City to fund activities and projects to be supported by the District Property owners, and
also coordinate services to ensure effective delivery and proper support for tourism promotion
while building on existing revitalization efforts and protection of public and private investment.
The travel industry is a major economic driver for the City and Maine. Visitor spending not only
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supports tourism-related businesses but also the local artists, lobster/fishing community, cultural
institutions, food & beverage establishments, and small businesses that residents alone could not
support year-round. Therefore, it is in the public interest of the City, and vital to the welfare of the
City’s economy, to facilitate and encourage cooperating public-private partnerships where lodging
properties become partners with the City for the enhancement and expansion of the travel economy
and to provide for increased business activity, tourism, economic development and job creation
throughout the District.

 The term of the District will commence when established by the City Council and
continue indefinitely, subject to annual budget approvals by the City Council, until the Council
takes action to terminate or amend the District. District Property owners may submit a petition to
the City Council at any time requesting that the District be terminated, which the City will
consider in accordance with applicable law.

 Under this Development Program, projects as listed below in Table 1 will be executed
through an agreement with a development program manager (the “Development Program
Manager”).

 This Development Program is structured and proposed pursuant to Chapter 206 of Title 30-
A of the Maine Revised Statutes, as amended (the “Statute”). The designation of the District and
adoption of the Development Program are effective upon approval by the City Council, evidenced
by Exhibit C and Exhibit D hereto.

 C. Services and Programming

 District Property owners will pay assessments on an annual basis to support the program.
The formation of the District is intended to contribute to the economic growth and wellbeing of
the City, and to the betterment of the health, welfare or safety of the inhabitants of the City. To
accomplish this intention, the City desires to support the costs described below using District
revenues. The City shall not reduce services to the District Properties because of the
implementation of the District. Projects and services approved and executed by the District shall
be in addition to and not in the place of municipal projects and services. Assessment revenues must
be spent in accordance with the financial plan.

 The annual project costs presented in the annual Financial Plan shall be approved by the
City Council and must be contained within the services and programming descriptions below and
identified in the Order Establishing the Portland Tourism Development District. Please see Table
1 herein for a complete list of authorized services and programming and their respective cost
estimates for FY2027 and will serve as the basis for the assessment calculation.




 4

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 TABLE 1
Municipal Projects

  Services and FY 2027
 Programming Cost
 Estimate*




 5

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 A. Sales, Marketing, Promotions, Destination Development and Special $847,543
 Events.

Marketing efforts will reach markets such as Leisure Travelers, Meetings & Conferences,
Sporting Events, Destination Weddings and Social Events, International Travelers,
Motorcoaches, Cruise Passengers, and Media/Influencers.

Marketing messaging will reach all ages of travelers and target all demographics including
BIPOC and LGBTQ+.

Ten percent (10%) of the Sales, Marketing, Promotions, Destination Development, and
Special Events budget shall be allotted specifically to reach the BIPOC, LGBTQ+ markets,
and community DEI efforts.

Projects may include:

 ● Promoting and marketing tourism in different periods (for example out of season or
 shoulder seasons);

 ● Research & Development of a marketing plan designed to outline a strategy for
 attracting potential visitors and expand programs to attract diverse visitors at the
 right time with the right message;

 ● Regional and national leisure marketing and convention trade marketing programs
 inclusive of broadcast, social, digital, audio, print, pay-per- click and out-of-home
 channels, designed to increase awareness of and drive overnight traffic to the
 destination – in turn, benefitting the assessed lodging properties through increased
 consumer demand and increased year-round room night bookings.;

 ● Public Relations and media programs that enhance the profile of Portland as a
 visitor, meetings and event destination – in turn, benefitting the assessed lodging
 properties through increased consumer demanded increased room night bookings;

 ● Dedicated funds to support incentives, hosting fees and other offsetting costs
 associated with securing strategic industry events, incremental group and
 convention business, and/or large-scale events for the destination that generate
 room nights for the assessed lodging properties;

 ● Strategic partnerships, sponsorships, or other alliances that reinforce the City of
 Portland as a destination of choice within the travel marketplace for meetings, events
 and leisure travel – in turn, generating greater room night sales to the assessed
 lodging properties;

 ● Attendance at tradeshows, conferences, and professional industry/partner
 events to promote the destination and the assessed lodging properties;

 ● Sales missions, client events, site inspections, and familiarization tours
 showcasing the destination and the assessed lodging properties;

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● Visitor services programs designed to extend stays at assessed lodging properties
  and increase visitor spending;

● Preparation, production, mailing, and distribution of collateral promotional
  materials such as brochures, flyers, maps, and videos featuring assessed
  lodging properties;

● Research on current and new markets that would result in additional room night
  sales to assessed lodging properties




 7

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 Services and FY 2027
 Programming Cost
 Estimate*
B. Business Practices & Workforce Initiatives $50,000

 Work with lodging partners, attractions, restaurants, venues and other tourism-related
entities to support programs that encourage sustainable visitation. Services may include:
 ● Programs to combat congestion at specific locations and reduce pressure on
 infrastructure and resources that have a negative impact on the quality of life for
 residents;
 ● Programming to sustain demand and undertaking activities that balance the livability
 of the destination in popular tourism periods and generating overnight stays from
 leisure travelers especially during need periods;
 ● Infrastructure or capital improvements, including maintenance activities, that
 enhance Portland’s competitive position to attract desirable special events year
 around and attract overnight visitors including payment of debt service on such
 expenditures;
 ● Funds shall be deployed to build programs to support a sustainable
 workforce. Programming may include destination-wide workforce
 assessment, apprenticeship or educational programming as seasonality
 requires, and worker-led roundtables and peer listening sessions designed to
 foster open dialogue among hospitality employees, as well as a community-
 facing workforce website that highlights worker contributions and connects
 them with professional resources.
 .

C. District Administration The administration portion of the budget shall be utilized $536,090
 for administrative costs, office costs, and other general administrative costs such as
 insurance, legal, and accounting fees incurred by the City and the Development
 Program Manager. A portion of the budget will be allocated to a contingency fund.
 If there are contingency funds collected, they may be held in a reserve fund or
 utilized for other program or administration costs at the discretion of the
 Development Program Manager board. Policies relating to contributions to the
 reserve fund, the target amount of the reserve fund, and expenditure of monies from
 the reserve fund shall be set by the Board, subject to approval by the City.


D. Return on Investment/ Quarterly and Annual Reporting $20,000
 The Development Program Manager will account for the expenses and results of the
 district specific to the Services and Programming and the return on investment as it
 relates to benefiting the property owners in the district and community related impact
 such as workforce programs.




 8

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 Services and FY 2027
 Programming Cost
 Estimate*
 Total $1,453,633

* These are estimates only. The City may approve different budgeted amounts for the listed projects each
year.


 D. Strategic Growth and Development

 By creating and designating the District, the City can achieve the appropriate level of
programs, services and improvements described in this Development Program as well as a fair and
appropriate financial contribution from each party benefitting from such activities. Establishing
the public private partnership to fund our local tourism industry will pave the way for an engaged
community that will be invested in efforts to stabilize and sustain a year-round balanced visitor
demand, local workforce development and support, creating a new platform for Portland to elevate
the accessibility to its diverse community, support residents and business development, and
maintain and evolve experiences for visitors.

 In addition, by providing additional services for assessed lodging properties in the City of
Portland, the District will ease the burden on local government, which faces constrained budgets,
while under obligation to provide equivalent levels of service throughout the entire community.

 The City’s designation of the District and pursuit of this Development Program constitute
a good and valid public purpose described in Chapter 206 of Title 30-A of Maine Revised Statutes
because it represents a substantial contribution to the economic well-being of both the City and the
region, by supporting surrounding businesses which provide jobs and contribute to property taxes.

 E. Improvements to the Public Infrastructure

 As further set forth in Table 1, the City will undertake a variety of operations and
maintenance activities, including potential public infrastructure improvements.

 F. Operational Components

 1. Public Facilities

 As further set forth in Table 1, the City may undertake public capital improvement
projects and maintenance activities.

 2. Commercial Improvements Financed Through Development Program

 No commercial improvements will be financed through the District or assessments.

 3. Relocation of Displaced Persons

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 Page 88
 No persons will be displaced.

 4. Transportation Improvements

 No transportation improvements will be financed through the District or
 Assessments.

 5. Environmental Controls

 The improvements made under the proposed Development Program will meet or
 exceed all federal and state environmental regulations and will comply with all applicable
 land use requirements for the City.

 6. Plan of Operation

 During the term of the District, the City Manager or designee will be responsible
 for all administrative matters within the purview of the City concerning the implementation
 and operation of the District, including the imposition and collection of implementation
 assessments.

 Pursuant to the Development Districts Law, the City will enter into a contractual
 arrangement with the Development Program Manager to perform the Projects outlined in
 Table 1 above and all administrative matters associated with the Development Program
 other than those matters within the purview of the City. The Development Program
 Manager shall establish a corporate Board of Directors whose members fairly represent a
 cross section of assessed property owners or their designees in the District and include on
 the Board one (1) ex-officio Director seat for the Portland Housing and Economic
 Development Director or the City Manager’s designee.

III. Physical Description
 Municipal documents relating to the District’s physical description attached as: City of
Portland property map showing the District relative to City boundaries. Exhibit A

IV. Financial Plan
 The District will encompass approximately 42.1269 acres of property and will begin for
the 2027 fiscal year July 1, 2026 – June 30, 2027, with subsequent fiscal years with an indefinite
term of years to be terminated only upon Council action.

 A. Cost Estimate and Sources of Revenues

 All non-seasonal lodging properties with forty (40) or more rooms within the boundaries
of the City of Portland that meet the assessed property criteria shall be assessed. The assessment
is based upon the benefits received from the district programming, derived from the business
activity related to the parcel. The fiscal year method and assessment rate is based on short term
room rental using the US Average, Average Daily Rate (ADR) multiplied by fifty-percent (50%)
occupancy as reported by STR year or, when unavailable, as reported by the District Property,
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for the previous year, multiplied by one and one-half percent (1.5%) which is also equal to one
and one-half percent (1.5%) of annual gross short-term room rental revenue.

 With a July 1, 2026, District begin date, the budget is based on July 1, 2026, to June 30,
2027, business activity as reported by STR as outlined above, or when unavailable as reported
by District Property owners. The subsequent annual assessment will be calculated in a similar
manner to the initial assessment using the most recent available previous fiscal year data as
reported by STR as outlined above, or when unavailable by District Property Owners.

 Assuming a July 1, 2026 District begin date, the District is expected to have a budget
(FY2027) of approximately $1,453,633 based on the assessment rate described above and the
cost of programs detailed in the attached budget and as described in Table 1.

 B. Collections and Remittance

 Pursuant to the Development Districts Law, assessments must be collected by the City at
the same time and in the same manner as municipal taxes, following municipal procedures as
outlined by the City of Portland. The City shall forward to the Development Program Manager all
District assessment funds collected within thirty (30) days of collection, less a ten (10) percent
City administrative fee as authorized in the District Development Program. The City tax collector
has all the authority and powers by law to collect the assessments. If any District Property owner
fails to pay any assessment or part of an assessment on or before the dates required, the City has
all the authority and powers to collect the delinquent assessments vested in the City by law to
collect delinquent municipal taxes. Penalties for nonpayment of assessments shall be equivalent to
penalties for nonpayment of property taxes. Assessments may be remitted on a monthly basis in
advance of the municipal tax billing. The City administrative fee may be used for any costs or
expenses related to the administration, collection, enforcement, and reporting particular to the
District. Any additional funds shall be spent in accordance with the Development Districts Law in
a manner which uniformly benefits the assessed parcels in the district. The City may require
reporting and conduct an audit without cause no more than once every year to verify remittance in
accordance with the assessment formula.

 C. Municipal Indebtedness

 The City reserves the right to issue municipal bonds in order to pay for costs of maintenance
and operations costs. Any municipal bond issued for such a project would require City Council
approval and follow the Charter required process.

 D. Related Contract, Agreements, and Obligations

 There are no existing terms and conditions of any agreements, contracts, or other
obligations related to this Program, other than the anticipated contract with the Development
Program Manager to implement the Projects outlined in Table 1 above and all other administrative
matters concerning the implementation and operation of the District, other than those matters
within the purview of the City.


 E. Rollover Funds

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 Page 90
 Any and all unused fee funds collected during a year may be rolled over to the subsequent
year to be used for programs detailed in the Financial Plan. In the event of termination of the
District, any remaining revenues, after all outstanding debts are paid, derived from the charge of
fees, or derived from the sale of assets acquired with the revenues, shall be appropriated for the
purposes of this Development Program.

 F. Reserve Policy

 The District’s Development Program Manager may develop a Reserve Policy to establish
minimum levels for designated funds to ensure stable program and project execution, meet future
needs, and protect against financial instability, subject to approval by the City.

V. Financial Data
 Please find attached as Exhibit E the Statutory Requirements and Thresholds Form
required by the Maine Department of Economic and Community Development.

VI. Municipal Approvals
 A. Notice of Public Hearing

 Attached as Exhibit A is a copy of the Notice of Public Hearing held on_______________
 in accordance with the requirements of 30-A M.R.S.A. § 5226(1). The notice was published
 in the Portland Press Herald, a newspaper of general circulation in the City
 _____________on a date at least ten (10) days prior to the public hearing.

 B. Minutes of Public Hearing

 Attached as Exhibit C is a certified copy of the minutes of the public hearing held on , at
 which time the proposed District was discussed by the public.

 C. City Council Order

 Attached as Exhibit D is an attested copy of the City Council Order adopted by the Portland
City Council at a Council Meeting duly called and held on ______________, 2026, designating the
District and adopting the Development Program.




 12

 Page 91
 EXHIBIT A

CITY OF PORTLAND PROPERTY MAP SHOWING DISTRICT PROPERTY
 RELATIVE TO CITY BOUNDARIES




 13

 Page 92
 24 of 31

Page 93
 EXHIBIT B
NOTICE OF PUBLIC HEARING




 Page 94
 EXHIBIT C
MINUTES OF PUBLIC HEARING




 Page 95
 EXHIBIT D
CITY COUNCIL ORDER




 Page 96
 EXHIBIT E
STATUTORY REQUIREMENTS AND THRESHOLDS FORM




 Page 97
 HOUSING REPORT 2025




Page 98
The 2025 Housing Report has been prepared by the Departments of Housing &
Economic Development and Planning & Urban Development for the City Council’s
Housing & Economic Development Committee. This report is designed to give an
overview of housing development activity, approvals, completions, funding sources,
and projects benefitting from subsidies in the 2025 calendar year.

Snapshot of Projects Under Construction




Riverton Park (approved 2023)
Renovation of 21 existing townhouses and
construction of a new building with 64
dwelling units.
 Dougherty Commons (approved 2023)
 63 affordable apartments completed
 construction in 2025.




125 Thompson’s Point (approved 2025) 89 Elm Street (approved 2023)
Construction of a new building with 255 Construction of 201 affordable dwelling
dwelling units. units.



 Introduction 2
 Page 99
1 HOUSING
 DEVELOPMENT




 Page 100
2025 HOUSING
APPROVED
1,420 Total Units




 27%
 Affordable


 83%
 Rental


 96%
 Multifamily



 98%
 New Construction



 Tavata 61 Preble PHA Comb 45 Union 1584 Forest 161 York
 Street Block Street Avenue Street


 325 217 119 73 50 6
Thompson’s Stroudwater 197 Oxford 1125 Brighton 112 West 1-3 Unit
 Point Commons Street Avenue Street Projects


 255 156 96 50 9 64
 Housing Development 4
 Page 101
HOUSING APPROVALS 2010-2025
 Units Approved (2010-2025)

  2,000



  1,500



  1,000

 1,420
 1,242 1,307
 500 978

 545 477
 104 362 391 354 374
 223 283 250
 151 155
 0
 20 20 11 20 20 20 20 20 20 20 20 20 21 20 23 20
 10 20 12 13 14 15 16 17 18 19 20 20 22 2024 25


Units Approved by Affordability (2010-2025) Affordable Market-Rate

  2,000



  1,500 1,420
 1,307 1,040
 1,242
 730
 1,109
  1,000 978
 783


 545
 500 577 477
 362 391 380 374
 354 196
 283 250 295 249 380
 223 284 190
 104 151 237 155 239 281
 191 195
 67 108 101 165 164
 0

 20 20 11 20 20 20 20 20 20 20 20 20 21 20 23 20
 10 20 12 13 14 15 16 17 18 19 20 20 22 2024 25


 Units Approved by Ownership (2010-2025) Ownership Rental

 2,000



  1,500 1,420
 1,307
 1,242 1,174
 939
 985
  1,000 978
 871

 545
 500 477
 362 391 469 354 374
 283 409
 223 250 178 191 273 368
 151 155 257
 104 111 232 246
 58 104 104 169 184 200
 0
 20 20 20
 20 11 20 20 20 20 20 20 19 20  21
 22 20
 10 20 12 13 14 15 16 17 18 2020 20
 20 23
 24 25
 Housing Development 5
 Page 102
2025 HOUSING
COMPLETED
187 Total Units




  41%
 Affordable



 80%
 Rental



 69%
 Multifamily



 53%
 New Construction



 Dougherty Rumery Schwartz 156 Woodford 446 Fore 1-3 Unit
 Commons Lofts Building Street Street Projects

 67 38 12 6 5 59



 Housing Development 6
 Page 103
HOUSING COMPLETIONS 2010-2025
 Units Completed (2010-2025)

 800



 600



 400 780

 563 582
 200 424 432
 366
 248
 192 166 162 150 185 187
 15 30 118
 0
 20 20 20 20 20 20 20 20 20 20 20 20 21 20 20 20
 10 11 12 13 14 15 16 17 18 19 20 20 22 23 24 25


 Units Completed by Affordability (2010-2025) Affordable Market-Rate

 800 780
 535

 600 563 582
 488 412
 424 432
 400 358 366 321
 298
 248
 200 192 184 185 245 187
 166 162 150
 118 166 124 168 170 110
 140 125
 30 81 111
 15 64 75 66 68 77
 0

 20 20 11 20 20 20 20 20 20 20 19 20 21 20 23 20
 10 20 12 13 14 15 16 17 18 2020 20 22 2024 25


  Units Completed by Ownership (2010-2025) Ownership Rental

 800 780
 699


 600 563 582
 474 444
 424 432
 400 121 366 260
 305
 248 303
 200 192 178 185 187
 166 162 150
 118 154 172 74 150
 75 88
 59 138
 30 91 89 89 111
 15 59 70 74 81
 24
 0
 20 20 20
 20 11 20 20 20 20 20 20 19 20  21
 22 20
 10 20 12 13 14 15 16 17 18 2020 20
 20 23
 24 25

 Housing Development 7
 Page 104
 2025 HOUSING TRENDS
 Record for number of units approved
 1,420 units were approved in 2025, the


 1,420 380
 highest number of any year since 2010.
 2025 also saw the second highest year
 since 2010 for affordable units approved
 (380). Similar to previous years, 99% of Approved Affordable
 approved units are located within ¼ mile Units Approved Units
 of a fixed transit route.




 Approved units driven by large projects
 Nine projects composed of 50 or more units accounted for 95% of total
 approved units city-wide in 2025. In terms of unit size, a high percentage of
 units tended to be smaller, with 69% consisting of studios and one-bedrooms.

 Average: 123




# of units 5 45 85 125 165 205 245 285 325




 Record-high ADU approvals 40
 Total ADUs
 In 2025, ADU approvals reached a record
 high, driven in part by the Stroudwater
 Commons project, which accounted for
 more than half of all approvals (26).
 Consistent with prior years, the majority
 (95%) of ADUs were approved off-peninsula.



 Stroudwater
 Commons
 ADUs Approved in 2025

 Housing Development 8
 Page 105
2025 HOUSING TRENDS
  2025 saw a marked drop in housing completions,
  with only 187 units completed on the year

  Units completed dropped by 68% from 2024. While the number of units
  completed fell, a higher percentage of those units completed came from
  renovations, small-scale new construction (1-3 units), or qualified as deed
  restricted affordable housing compared to the previous year.




 48%
 17%
 36% 8%
 5% 24%

 2024 2025 2024 2025 2024 2025

 Units created Affordable Units New construction
 through renovation 1-3 unit projects




  Most completed units were located off-peninsula
  83% of units completed in 2025 were located off-peninsula, up from 21% in
  2024, the highest share since 2010. This reflects the completion of projects
  such as Dougherty Commons, Rumery Lofts, and single-family homes at
  Stroudwater Preserve.

Completed Units Off-Peninsula (% and Total)
100%

 80% 285


 60%
 170
 155
 40% 138
 123 120

 20%
 41
 11 14 51 55 40 37 43
 0% 27 26

 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025



 Housing Development 9
 Page 106
2 PLANS &
 POLICIES




 Page 107
STATEWIDE AND REGIONAL
HOUSING GOALS
In September of 2024, the State of Maine published statewide and regional housing
production goals for 2021-2030, including specific goals for each of the state’s
sixteen counties.

 Cumberland County’s Goal
 2,166 in Portland
Cumberland County has the highest production
target in the state at 18,830 new units, reflecting
 8,020
both historic underproduction and projected units
future demand. Since 2021, approximately 8,020
units have been created in the county, 43%
representing about 43% of the total target. 0 18,830 units
 Cumberland County
 Housing Production (2021-2025)
 Portland’s Share of County Goal

The state has not set goals at the municipal level. However, if at a minimum,
Portland maintains its current share of the county’s total housing stock, the City
could be expected to account for 23.9% of the county goal, or 4,463 units. Since
2021, 2,166 units have been completed in Portland. If current trends continue, the
City is projected to deliver approximately 4,699 units by 2030, representing 25%
of the county goal.

City of Portland Housing Production (2021-projected1)

 5,000
 4,699
 City of Portland Target: 4,463
4,500
 4,216
4,000 3,733
 3,500 3,250
3,000 2,767
2,500 2,166
 1,979
2,000
1,500 1,397

1,000 780
 617 582 601
 432 483 483 483 483
 500
 185 187
 0
 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030
1
 Housing production estimates for 2026-2030 were calculated based on the trendline of housing completion
from 2021-2025.



 Housing Plans & Policies 11
 Page 108
PORTLAND’S PLAN 2030
Portland’s Plan 2030 is the City’s comprehensive plan. It sets goals across twelve
content areas, including housing, and informs land use policy and infrastructure
investments in the City.

City of Portland Housing Production Goal

Portland’s Plan, adopted in 2017, set a
 72,000 ÷ 2.08 = 34,615 Total Units
housing goal of 2,557 new units by 2027, 75% of Average Needed
based on the concept of providing Daytime Household
 Size
sufficient housing to support 75% of the
city’s daytime population. As of 2025,
 Population
 - 32,058 Existing
 Units
the City has far exceeded this housing
production target.
 2,557 Unit
 Production
Since 2017, 3,669 units have been Goal
constructed in the City of Portland,
surpassing the goal by almost 50%. If 3,669 Actual
 Production
current trends continue, the City will (2017-2025)
exceed the Portland’s Plan target by
over 2,000 units. As the City prepares to
update the comprehensive plan
through 2040, this target will be
adjusted to reflect changing conditions
in Portland, the region, and the state.

Housing Where, What Kind, and How?

In addition to setting a numerical target for how
much housing should be produced in the city,
Portland’s Plan set other housing goals:
 Increase, preserve, and modify the overall
 housing supply to meet the needs,
 preferences, and financial capabilities of all
 Portland residents.
 Pursue policies to enable people who work in
 Portland to have the option to live in
 Portland.
 Encourage housing density in and around
 neighborhood centers, services, and transit
 nodes and corridors.
 Collaborate with surrounding communities
 on regional housing solutions.
 Encourage quality, sustainable design in new
 housing development.
 Completed Housing Units (2017-2025)


 Housing Plans & Policies 12
 Page 109
 LAND USE CODE
 Implementing the land use goals of Portland’s
 Plan, the land use code guides the use and Updates to
 development of land in the City of Portland. The Hotel Inclusionary Zoning
 Housing section of the Land Use Code includes
 2025 Highlight
 protections to minimize the loss of housing units
 and tools to incentivize or require the creation of 2019 2025
 deed-restricted affordable housing. In alignment
 with Portland’s Plan, in late 2024, the City Council Fee-in-lieu
 $4,831 $9,520
 adopted major revisions to the land use code to per room
 encourage more housing production across the Affordable
 city, with a focus on high-density housing in areas Units  1/28 1/19
 of the city with access to transportation, jobs, and Required rooms rooms
 services as well as expanding allowable housing per Room
 types in historically lower-density neighborhoods.

 Land Area by
 ?
 Note: Lots with a principal residential unit can
 Maximum Permitted Principal Dwelling Units
 include up to two ADUs. Additionally, multi-family
 is permitted through adaptive reuse projects, and
 larger off-peninsula lots can utilize tools such as
 cottage courts and conservation residential



 40%
 developments to increase housing density.



 Four Units




 11%
 Two Units




Around ⅓ of the City’s land is not zoned
for housing, but provides important
 15%
 > Five Units
ecological, economic, recreational, and
transportation benefits.



 Housing Plans & Policies 13
 Page 110
2022-2026 HUD
CONSOLIDATED PLAN
The U.S. Department of Housing and Urban Plan Components
Development (HUD) requires jurisdictions to combine
 Five-year plan covering
the planning and applications for:
 Program Years 2022-
 2026
 Community Development Block Grant (CDBG) Defines the need and
  Funds community development activities to build strategy for how funds
 stronger and more resilient communities will be used
 Developed in
 HOME Investment Partnerships Program (HOME) collabration with
  Funds affordable housing and rental assistance for nonprofits,
 households making less than 80% of the AMI neighborhood groups,
 and community
 Emergency Shelter Grant (ESG) stakeholders
Funds rapid rehousing, homelessness prevention, and Outcomes are annually
 emergency shelters reported to HUD




 into a single submission known as the
 Consolidated Plan

This Consolidated Plan provides a basis and strategy for the use of federal funds
granted to the City of Portland’s CDBG and ESG programs as well as the
Cumberland County HOME Consortium programs.

Development of the Consolidated Plan is based on a combination of community
outreach, public hearings, consultation with various agencies, and collaboration
with non-prof it organizations, neighborhood groups, and community stakeholders.
This Consolidated Plan covers the period beginning July 1, 2022 through June 30,
2027, including f ive program years.

Housing Highlights Completed in Years 1-3



 246 44,790
  People received rental units, People received emergency
 and rental assistance through shelter, food assistance, and
 HOME homeless prevention services
 through CDBG and ESG


 Housing Plans & Policies 14
 Page 111
3 HOUSING
 ACTION




 Page 112
HOME INVESTMENT
PARTNERSHIPS PROGRAM
The City of Portland receives HOME
funding annually f rom the US Department
of Housing and Urban Development (HUD)
 Since 2000, HOME funding has
as part of the Cumberland County HOME
 been awarded to 36 projects in
Consortium. HOME allows Portland to Portland and 14 projects in
assist renter households and provide Cumberland County,
developers with necessary capital to create representing a total of 2,250
much-needed affordable housing units. units, of which 2,024 units are
The Department of Housing and Economic affordable to low and moderate
Development manages the distribution of income households.
HOME funds for the City and Cumberland
County.




HOME Funding by Fiscal Year

 Cumberland County Portland

2025-2026 $309,853 $490,801

2024-2025 $325,050 $514,873

2023-2024 $401,411 $635,826

2022-2023 $414,352 $656,325

2021-2022 $383,780 $607,899

2020-2021 $407,611 $645,647

2019-2020 $395,008 $625,685

2018-2019 $445,712 $705,998

2017-2018 $319,219 $505,637

2016-2017 $322,232 $510,410

2015-2016 $347,236 $473,597
 $0 $200,000 $400,000 $600,000 $800,000 $1,000,000 $1,200,000




 Housing Action 16
 Page 113
 JILL C. DUSON HOUSING
 TRUST FUND
 The Jill C Duson Housing Trust Fund (HTF) was established to promote, retain, and
 create an adequate supply of housing, particulartly affordable housing. The HTF is an
 important source of funding towards the creation of housing that is not eligible for
 funding f rom other sources, such as missing middle or cooperative housing.



 $185,803 $2,560,000
 2025 Revenue Received 2025 Funds Allocated


 Total Jill C. Duson Housing Trust Fund Revenues



 Donation $2,131 $5,630,126
 City Council
 Short Term Penalty Fee $22,900
 Appropriations

 Easement $26,922


 Loan Repayment $36,000


 Interest $51,556

 $4,477,487
Sale of Tax-Acquired Property $416,738


 Short Term Rental Fees $876,555


 Hotel Inclusionary Zoning $991,356


 Sale of City-Owned Property $1,000,000


 Housing Replacement $1,053,330


 Inclusionary Zoning $3,633,471

 $0 $1,000,000 $2,000,000 $3,000,000 $4,000,000




 Housing Action 17
 Page 114
 AFFORDABLE HOUSING TAX
 INCREMENT FINANCING
 The Maine Affordable Housing Tax Increment Program Components
 Financing (AHTIF) program offers municipalities a
 Avoids decreases in
 flexible financing tool to assist affordable housing
 State revenue-sharing
 projects and support related infrastructure and
 & education subsidy
 facilities by designating a specific area as an
 and increases in
 affordable housing development district and adopting
 County taxes from
 an affordable housing development program for the
 increased property
 district. AHTIF enables the City to use a percentage of
 values
 the new property taxes generated from the affordable
 State requires a
 housing district to help make the housing affordable
 minimum affordability
 and to pay for related costs.
 period of 30 years for
 rental units and 10

 5 Lambert Woods South
 90 units
 years for ownership
 units
 The City’s AHTIF policy
 New AHTIFs in requires units to be
 2025 affordable the full term
 of the AHTIF district.


 266
 2025 AHTIF
 Units




1125 Brighton Avenue Front Street
 50 units Phase III
 8 units



 Mayo Housing
 27 units



 Cumberland Housing
 91 units




 Housing Action 18
 Page 115
2025 266 Total Units
 254 Affordable Units


SUBSIDIZED AFFORDABLE
HOUSING PROJECTS
 Front Street
 Phase 3


 8
 Ownership Units
 Lambert 120% AMI
Woods South
 4 2-Bedroom 2 3-Bedroom 2 4-Bedroom
 90
Ownership Units

 80-100% AMI Cumberland
 2 Studio 20 2-Bedroom Housing
 40 1-Bedroom 28 3-Bedroom
 91
 Rental Units

 81 at 30-80% AMI 10 Market-Rate
 45 Studio 41 1-Bedroom 5 2-Bedroom
Prosperity
 Place


 50
Rental Units Mayo
 Housing
 30-80% AMI
 15 1-Bedroom  8 3-Bedroom
 25 2-Bedroom 2 4-Bedroom 27
 Rental Units
 50-60% AMI
 18 2-Bedroom 9 3-Bedroom


 Housing Action 19
 Page 116
MONITORING
The Housing and Community Development Division monitors affordable and
workforce rental and homeowner housing units subject to Inclusionary Zoning
and/or which utilize subsidies such as HOME Investment Partnerships Program
(HOME), Affordable Housing Tax Increment Financing (AHTIF), and Jill C. Duson
Housing Trust Fund (HTF). Monitoring requirements vary based on the type of
housing (workforce housing versus affordable housing), and the type of funding in
the project.



HOME, AHTIF & Housing Trust Fund Units

 Units created using HOME, AHTIF, and HTF funds are monitored
 annually. Compliance for rental units includes conf irming the
 number and type of HOME-assisted units, ensuring units are
 leased to households at or below set income limits for their
 household size, and verifying the rents plus tenant-paid utilities
 do not exceed rent limits. For homeownership units, potential
 homebuyers are also required to establish income eligibility.



 132 465 801
 HOME Units AHTIF Units HTF Units


Inclusionary Zoning Units

 Inclusionary Zoning units are monitored annually or when a
 new tenant is seeking to occupy a workforce unit. Each tenant
 must be income qualif ied by the City and the proposed rent
 reviewed for compliance with maximum workforce rents. For
 homeowner housing, City staff works with the developer or
 owner to set the maximum sale price for each unit and conf irms
 that proposed buyers meet income qualif ications.



 161
 Inclusionary Zoning Units




 Housing Action 20
 Page 117
CURRENT & ONGOING
INITIATIVES
In addition to the housing initiatives implemented over the
 2026 City Council
past several years, the City continues to advance a number
 Housing Goals
of current and ongoing efforts focused on housing-
 Accelerate housing
supportive policy, including:
 production and
Social Housing Task Force: Formed by the City Council in stregthen affordability
March 2025 to conduct a comprehensive study and develop protections
a strategic framework for a social housing program. The Reduce chronic
task force held its first meeting in August 2025 and will homelessness
submit a final report to the City Council by August 2026.
 2026 City Council
Inclusionary Zoning (IZ) Study: The City commissioned a
 Housing Actions
comprehensive analysis of its Inclusionary Zoning ordinance,
 Consider adjustments
evaluating outcomes over the past decade and identifying
 to IZ ordinance to
potential updates for policymakers to consider.
 promote housing
State Legislation Compliance: The City will initiate updates production.
to the land use code to comply with recent changes in state Consider policy
law related to housing and land use, including LD 1829, amendments to
which requires municipalities to adopt regulations streamline building
addressing minimum lot sizes and affordable housing permit review and
density bonuses. approval.
 Review Social Housing
HUD Five-Year Consolidated Plan (2027–2031): The City is Task Force
required to submit a Consolidated Plan to the U.S. recommendations &
Department of Housing and Urban Development (HUD), consider council
outlining how it will use CDBG, HOME, and ESG funding. The action & next steps.
next planning process will begin in 2026, with adoption Consider amendment
anticipated in spring 2027. to Duson Trust Fund.
 Consider amendment
Comprehensive Plan Update (Portland’s Plan): In 2026, the to rent control
City will begin the next update to its comprehensive plan, ordinance to
involving broad community engagement to establish strenghten
priorities for how Portland should evolve through 2040. enforcment.

City-Owned Land: The City is currently seeking community input on the future use
of four undeveloped parcels in the Bayside neighborhood, with potential for housing
development, while the remaining phases of Dougherty Commons and Lambert
Woods continue to advance in construction.

Reimagining Franklin Street: The City will continue advancing the Reimagining
Franklin Street initiative, which will realign and redesign the corridor, resulting in
new development parcels that could support future housing and mixed-use
development.

 Current & Ongoing Initiatives 21
 Page 118