Housing & Economic Development Committee — Portland, ME
Date: 2026-01-20
Time: 17:30

Housing & Economic MEMBERS
Development Committee Meeting Councilor Pious Ali, Chair
Tuesday, January 20, 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 live either in person or via Zoom, a
recording will be available in the Agenda Center following the meeting.

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

Please click the link below to join the Zoom meeting:

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

1. Review and accept Minutes of previous meeting held on November 18, 2025.

 a. See attached draft meeting Minutes.
 Communication: Quarter 4 (10/1/2025-12/31/2025) Rent Control Report - Jessica
2.
 Quattropani, Director of Permitting and Inspections

 a. See attached Q4 2025 Report, as well as Q1 2025, Q2 2025, Q3 2025, and Q4 2024.
 Discussion Re: Calendar Yeaer 2026 Committee Work Plan Development - Chair
3.
 Councilor Ali

 a. See attached Committee work plan format.
 b. See attached staff draft Committee work plan calendar for 2026.
 Discussion Re: Housing Policy and Goals for the 2026 Jill C. Duson Housing Trust
4. Fund Annual Plan and Affordable Housing and Tax Increment Financing
 Application - Mary Davis, Housing and Community Development Division Director

 a. See attached Memorandum.
 Communication Re: 2025 Low Income Housing Tax Credit (LIHTC) Award Update -
5.
 Mary Davis, Housing and Community Development Division Director

 a. See attached Memorandum.



Next Meeting Date: February 17, 2026




 2

Housing & Economic MEMBERS
Development Committee Meeting Councilor Pious Ali, Chair
Tuesday, January 20, 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 live either in person or via Zoom, a
recording will be available in the Agenda Center following the meeting.

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

Please click the link below to join the Zoom meeting:

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

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

Join via audio:
+1 312 626 6799 US (Chicago)
+1 646 931 3860 US
+1 929 205 6099 US (New York)
+1 301 715 8592 US (Washington DC)
+1 305 224 1968 US
+1 309 205 3325 US
+1 564 217 2000 US
+1 669 444 9171 US
+1 669 900 6833 US (San Jose)
+1 689 278 1000 US
+1 719 359 4580 US
+1 253 205 0468 US
+1 253 215 8782 US (Tacoma)
+1 346 248 7799 US (Houston)
+1 360 209 5623 US
+1 386 347 5053 US

 1

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

1. Review and accept Minutes of previous meeting held on November 18, 2025.

 a. See attached draft meeting Minutes.
 Communication: Quarter 4 (10/1/2025-12/31/2025) Rent Control Report - Jessica
2.
 Quattropani, Director of Permitting and Inspections

 a. See attached Q4 2025 Report, as well as Q1 2025, Q2 2025, Q3 2025, and Q4 2024.
 Discussion Re: Calendar Yeaer 2026 Committee Work Plan Development - Chair
3.
 Councilor Ali

 a. See attached Committee work plan format.
 b. See attached staff draft Committee work plan calendar for 2026.
 Discussion Re: Housing Policy and Goals for the 2026 Jill C. Duson Housing Trust
4. Fund Annual Plan and Affordable Housing and Tax Increment Financing
 Application - Mary Davis, Housing and Community Development Division Director

 a. See attached Memorandum.
 Communication Re: 2025 Low Income Housing Tax Credit (LIHTC) Award Update -
5.
 Mary Davis, Housing and Community Development Division Director

 a. See attached Memorandum.



Next Meeting Date: February 17, 2026




 2

 Page 2
 Minutes

 Remote Housing and Economic Development Committee

 November 18, 2025



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

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

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

  motions made.

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

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

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

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

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

  Community Development Division Director Mary Davis, Corporation Counsel Michael

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

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

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

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

  Development Department Director Greg Watson.

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

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

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




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

proposed entertainment license – Councilors Grant and Michniewicz

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

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

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

benefits fund that would be utilized for small music venues.

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

opened the meeting for public comment.

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

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

Nation issue is settled.

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

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

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

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

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

music hall.

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

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

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

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




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 Page 4
 Councilor Sykes generally supported the proposal but felt fees were too low - $2.00

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

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

 Councilor Pelletier agreed with Councilor Sykes.

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

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

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

and Grant for their work on this.

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

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

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

Ali and Councilor Pelletier.

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

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

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

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

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

proposed ordinance.

 Councilor Pelletier explained the rationale behind the proposed ordinance, particularly

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

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

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

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



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

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

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

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

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

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

 Committee members followed up with questions for Director Kraft regarding the

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

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

 Councilor Ali requested direction from Corporation Counsel Goldman on potential next

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

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

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

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

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

Committee.

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

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

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

to consider at a future meeting.

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

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

Melissa Hue



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

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

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

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

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

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

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

agreed.

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

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

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

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

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

opportunities to assist with program funding.

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

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

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

Council as a communication item – Greg Watson

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

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

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

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

with annual operating costs over the life of the TIF.



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 Page 7
 TIF also provides cost savings for the municipality due to its tax sheltering benefits.

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

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

TIF revenue for perhaps Franklin Arterial.

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

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

fund the overall work that is envisioned for Franklin Arterial.

 Chair Councilor Ali thanked Mr. Watson for the Report.

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

communication.

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

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

item – Greg Watson

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

Councilor Ali thanked Mr. Watson for the Report.

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

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

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

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

were issues.

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

regarding this for their response.




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

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

negotiations for 166 Riverside Industrial Parkway.

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

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

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

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

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

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

Parkway.

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

meeting was adjourned.

 Respectfully, Mary Davis and Lori Paulette




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 Page 9
Performance Hall & Theater
 Moratorium
 City of Portland, Maine
 Sustainability and Transportation Committee
 November 18, 2025




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 Page 10
Existing 100 ft. Buffer Current Regulations
 • Applies in B-3 zone
 • Current Buffer: 100 feet
 • Measured along or across public ways from the main
 entrance.
 • Applies to businesses with an entertainment license.
 Occupancy not a consideration.
 • Buffer intended to address bar/nightclub impacts in
 Old Port


 Congress Street




 100 ft. buffer – venues over 1,000
 9 of 28
 Live Nation Site
 Page 11
 Proposed Regulations Proposed 750 ft. Buffer

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

 with large entertainment venues




 750 ft. buffer – venues over 1,000
 10 of 28
 Live Nation Site
 Page 12
Existing 100 ft. Buffer Proposed 750 ft. Buffer




 Congress Street Congress Street




 100 ft. buffer – venues over 1,000 750 ft. buffer – venues over 1,000
 11 of 28
 Live Nation Site Live Nation Site
 Page 13
 Considerations

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

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

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 Page 14
 Considerations

Citywide + Economic + Cultural Implications

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

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



 13 of 28

 Page 15
 Thank you
Contact kkraft@portlandmaine.gov
 14 of 28

 Page 16
 City of Portland

Office of Economic
 Opportunity

11/18/2025 HEDC Presentation




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 Page 17
  Natural Helpers
Leadership Program
Investing in Community Leaders for
 Transformative Change
 City of Portland Maine, Office of Economic Opportunity




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 Page 18
 Community Impact
 As a part of the Natural Helpers Program, each Natural Helper commits to Impact 5 and Teach 10 people throughout the
Fellowship. Natural Helpers tend to exceed this, impacting 30 people on average, and sharing information with many more.
 In 2025:


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


 600+ people attended NH
 speaking engagements João and the Shelter




 880+ people were reached
 via media communication

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

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 Page 19
18 of 28

Page 20
Natural Helpers Webinar Series




 Melissa Hue Aram Guptill
 Director Project Specialist



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 City of Portland

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




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




 Space + Transportation Shuttles



 Resident Coordination + Support



 Work + Volunteer Opportunities




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 Page 23
Pilot 1 Community Partnerships




 Hearts of Pine Maine Afro Yoga Project Men Connect New In Her Presence
 Mainers Program
 Portland’s Culturally rooted Maine-based Portland non-profit
Professional Soccer local organization program promoting focused on
 Team organizing offering trauma healthy masculinity empowering
weekly soccer pick informed yoga and and cultural immigrant women
 up games zumba classes integration for men through education
 22 of 28

 Page 24
 Proven Impact
The impact of this pilot, as reflected in participant feedback, engagement levels, and observed shifts in confidence and
 community connection, highlights the power of investing in holistic wellbeing as a pathway to long-term integration




 34 Shelter Residents
 participated in the first Pilot
 Example Stories:


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




 87% reported developing a
 more positive self view

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

 23 of 28

 Page 25
 Program Findings
With space to move, reflect, and release, participants gained the clarity and confidence to set goals, imagine new paths
 forward, and believe in their ability to achieve them. Most important to them, was accessing work opportunities.




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




 Goal Support Personal Goal Setting Future Planning Personal Control
 An overwhelming 61.3% have developed 82.4% say the program 74.2% feel more in control
 90.6% would like help short-term goals, while helped them think about of their decisions and
 taking steps toward a 38.7% have set long-term their future, 14.7% say emotions, with 19.4%
 personal goal, with goals since the program. ‘somewhat’, and only 2.9% reporting ‘a little more’,
 Nearly half of respondents (48.4%)
 9.4% unsure. responded ‘not really’. and just 6.5% reporting ‘no
 prioritized work as their top
 change.’
 resource need, followed by
 education and training. 24 of 28

 Page 26
 City of Portland
 Immigration Legal
Began in 2020 Aid Clinic
Free, Virtual Appointments available
twice per month
Volunteer lawyers can assist with
questions regarding:
 Family Based Immigration
 Diversity Visa Lottery
 Temporary Protected Status
 Work Permits
 Becoming a US Citizen
 Permanent Residency

 Expanded # of volunteer lawyers
 to nearly double appointment
 2024: 7 lawyers, 65 appointments
 availability in 2025 2025: 11 lawyers, 110 appointments
 25 of 28

 Page 27
 The ESOL Collaborative comes together regularly to
 foster a multidimensional and intersectional approach
 to English language access, identifying gaps in access,
 reducing service duplication and coordinating efforts
 to improve individual and collective learning results.
 Additionally, the ESOL Collaborative strengthens inter-
 organizational communication and resource sharing
 to better serve Portland’s multilingual communities.




26 of 28

Page 28
 Portland Professional
 Connections


Programming targeted for:

 Trained Professionals

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



 Entry Level Professionals Thanks to the support of:

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

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 Page 29
 Climate Resiliency
 Needs Assessment
 This project aims to assess the climate-related needs,
 risks, and barriers facing immigrant and low-income
 communities across Portland, Maine. Results will guide
 programming, resource development, and policy
 recommendations to ensure these communities are
 better included in climate planning, preparedness,
 and adaptation efforts.
The assessment aims to capture experiences and needs related to:



 1 Climate Migration 3 Home Weatherization + Adaptation

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


 2 Emergency Preparedness 4 Kmowledge and Accessibility

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

 28 of 28

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 Page 31
City of Portland | Permitting and Inspections
Jessica Hanscombe, Director


TO: Housing & Economic Development Committee
CC: Rent Board
FROM: Jessica B. Hanscombe, Director of Permitting and Inspections
DATE: April 10, 2025
RE: Quarterly Rent Control Report- Q1-2025
 Rent Control Report
 Quarter 1 (1/1/2025-3/31/2025)
Rent Board
 Total # of Total # of Total # of Total # of
 Applications Applications Applications Applications
 approved Denied Tabled
 Rent Increases 6 0 0 6
 Complaints 2 0 0 2
 Other 0 0 0 0
 Quarter 1 Total: 8 0 0 8
 Year to date Total 8 0 0 8

Rent Control Inspections
 Type of Inspections Total # Properties Total # of units
 Complaints (Potential violations reported to our 10* 202
 office)
 Audits (Proactive enforcement based on 106 1,173
 percentage that rent was increased)
 Quality Control (proactive verification of data 126 1,503
 supplied to our office)
 Quarter 1 Total: 242 2,878
 Year to date Total 242 2,878

*Breakdown of Complaints by property:
 Founded Complaints Unfounded Complaints In Progress
 *violation exists *no violation *actively investigating
 Quarter 1 Total 5 3 2




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

 Page 32
City of Portland | Permitting and Inspections
Jessica Hanscombe, Director


TO: Housing & Economic Development Committee
CC: Rent Board
FROM: Jessica B. Hanscombe, Director of Permitting and Inspections
DATE: July 14, 2025
RE: Quarterly Rent Control Report- Q2-2025
 Rent Control Report
 Quarter 2 (4/1/2025-6/30/2025)
Rent Board
 Total # of Total # of Total # of Total # of
 Applications Applications Applications Applications
 approved Denied Tabled
 Rent Increases 8 5 0 0
 Complaints 3 3 0 0
 Other 1 1 0 0
 Quarter 2 Total: 12 9 0 0
 Year to date Total 20 9 0 8

Rent Control Inspections
 Type of Inspections Total # Properties Total # of units
 Complaints (Potential violations reported to our *21 288
 office)
 Audits (Proactive enforcement based on 102 827
 percentage that rent was increased)
 Quality Control (proactive verification of data 173 458
 supplied to our office)
 Quarter 2 Total: 296 1,573
 Year to date Total 538 4,451

*Breakdown of Complaints by property:
 Founded Complaints Unfounded Complaints In Progress
 *violation exists *no violation *actively investigating
 Quarter 2 Total 6 5 10




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

 Page 33
City of Portland | Permitting and Inspections
Jessica Quattropani, Director


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

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

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




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

 Page 34
City of Portland | Permitting and Inspections
Jessica Hanscombe, Director


TO: Housing & Economic Development Committee
CC: Rent Board
FROM: Jessica B. Hanscombe, Director of Permitting and Inspections
DATE: January 7, 2025
RE: Quarterly Rent Control Report- Q4-2024
 Rent Control Report
 Quarter 4 (10/1/2024-12/31/2024)
Rent Board
 Total # of Total # of Total # of Total # of
 Applications Applications Applications Applications
 approved Denied Tabled
 Rent Increases 16 7 1 8
 Complaints 2 0 0 2
 Other 0 0 0 0
 Quarter 4 Total: 18 7 1 10
 Year to date Total 43 14 1 28

Rent Control Inspections
 Type of Inspections Total # Properties Total # of units
 Complaints (Potential violations reported to our 11 301
 office)
 Audits (Proactive enforcement based on 27 545
 percentage that rent was increased)
 Quality Control (proactive verification of data 155 390
 supplied to our office)
 Quarter 4 Total: 193 1236
 Year to date Total 544 3,911

Breakdown of Complaints by property:
 Founded Complaints Unfounded Complaints In Progress
 *violation exists *no violation *actively investigating
 Quarter 4 Total 8 2 1




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

 Page 35
​City of Portland | City Council​
 ​Mark Dion,​​Mayor​




​The Portland City Council established its 2026 Common Goals (included below) on [date TBD],​
 ​formally communicating its policy priorities for the coming year and setting a foundation for the​
  ​development of Council committee work plans.​

​The 2026 Council schedule currently includes approximately 10 meetings for each committee. For​
 ​planning purposes, the development of a single, original policy initiative typically requires two​
  ​committee meetings. This process generally includes initial conceptual discussion, review of a​
 ​draft ordinance or other policy document, and a public hearing at which the committee votes on​
 ​whether to recommend adoption by the full City Council.​

​In addition to developing and considering original policy initiatives, committee work will also​
 ​include items referred by the Council, matters brought forward by staff, and panels or​
  ​presentations, as needed.​

 ​2026 City Council Common Goals​

 ​[goals TBD]​




 ​1​

 Page 36
 ​Housing and Economic Development Committee​
 ​2026 Work Plan​


​Policy Initiative​ ​Related Council Goal​ ​Priority Ranking​




 ​2​

 Page 37
DRAFT 2026 STAFF HEDC Calendar
As of January 16, 2026. Dates and topics are subject to change.

January 20, 2026
 1. Calendar Year 2026 Work Plan Development Planning
 2. Discussion re: Housing Policy and Goals for the 2026 Jill C. Duson Housing Trust Fund
 Annual Plan and Affordable Housing and Tax Increment Financing Application

February 3, 2026
 1. Review and Recommendation of the FY2026 Housing Program Budget
 2. Review and Recommendation to the City Council to approve:
 a. 2026 Jill C. Duson Housing Trust Fund Annual Plan; and,
 b. The issuance of the 2026 Affordable Housing Development and Tax Increment
 Financing Application for the Jill C. Duson Housing Trust Fund, HOME, & TIF
 Program

February 17, 2026
 1. Consultant Presentation of Inclusionary Zoning Study Finalize Calendar Year 2026 Work
 Plan Development
 2. Review of East End Beach Bath House concept

March 17, 2026
  1. Review of American Cruise Line (ACL) concept for a Public/Private Partnership to develop
 a Pier at Portland Harbor Commons
  2. Discussion and review of Welcoming America Program

April 21, 2026
 1. Review and recommendation to the City Council of the FY27 agreement for the Portland
 Tourism Development District
Review of FY 2026-2027 HUD Annual Action Plan May 19, 2026
 1. Staff Presentation of 2025 Annual Housing Report

June 16, 2026
 1. Confirm Summer Meeting Schedule (July and August)
 2. Review and Recommendation to the City Council of AHTIF requests received from the
 Affordable Housing Development and Tax Increment Financing Application.
July 21, 2026
 1. Communication: Quarter 2 (4/1/2026 -6/30/2026) Rent Control Report

August 18, 2026
 1. Review of FY 2025-2026 HUD Consolidated Annual Performance Report (CAPER)

September 15, 2026
 1.




 1

 Page 38
October 20, 2026
 1. Communication: Quarter 3 (7/1/2026 -9/30/2026) Rent Control Report

November 17, 2026
 1. Review of FYE2026 Tax Increment Financing Annual Report
 2. Review of the Housing & Economic Development Committee’s 2026 Annual
 Accomplishment Report
 3. Office of Economic Opportunity Program Presentation

December 15, 2026
 1.




 2

 Page 39
City of Portland | Housing and Economic Development Department
Housing and Community Development Division
Mary P. Davis, Division Director

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


MEETING DATE: January 20, 2026

AGENDA ITEM

Discussion re: Housing Policy and Goals for the 2026 Jill C. Duson Housing Trust Fund Annual
Plan and Affordable Housing and Tax Increment Financing Application

PURPOSE

Staff is seeking direction from the Housing and Economic Development Committee regarding
guidelines and priorities for the allocation of city resources (i.e. HOME, Jill C. Duson Housing
Trust Fund, and Affordable Housing Tax Increment Financing) in 2026. The established goals
and priorities will be incorporated into the 2026 Affordable Housing Development and Tax
Increment Financing Application (AHDTIF), and the 2026 Jill C. Duson Housing Trust Fund (JCD
HTF) Annual Plan.

COMMITTEE WORK PLAN/CITY COUNCIL GOAL ALIGNMENT

Increase, and modify the overall supply of housing city-wide to meet the needs, preferences and
financial capabilities of all Portland residents.

BACKGROUND/ANALYSIS

The JCD HTF Annual Plan and the AHDTIF Application are amended on an annual basis to reflect
the City Council’s housing policy goals.

Amendments to the application in 2025 included the following requirements:
  ●​ Applicants must have Planning Board approval before applying.
  ●​ Projects requesting HOME and/or Housing Trust funding must have a Notice to Proceed
 from MaineHousing before applying.
  ●​ A process for addressing applications deemed incomplete
  ●​ A requirement to reimburse the City for all legal and financial underwriting fees
 associated with Housing Trust funding and Affordable Housing TIF requests.

2025 Funding priorities included:
 ●​ Priority use of HOME Program funds for developments that provide rental housing units
 to households earning at or below 50% of the area median income ($64,900 for a
 four-person household).



 1

 Page 40
 ●​ Priority use of Housing Trust Funds for public/private partnerships that create workforce
 housing units affordable to households earning up to 100% of the area median income
 ($129,800 for a four-person household) with preference for households earning 80% of
 the area median income ($103,850 for a four-person household) and below.
 ●​ Shovel ready projects with mixed income targeting and a mix of bedroom sizes, including
 family-size units of 3+, strongly encouraged.
 ●​ Priority use of Affordable Housing Tax Increment Financing (AHTIF) for projects
 receiving assistance through the Low Income Housing Tax Credit Program (LIHTC) or
 projects that create housing units affordable to households earning up to 80% of the area
 median income with preference for households earning 50% of the area median income
 or below.

FISCAL IMPACT – N/A

CONCLUSIONS

Staff proposes maintaining the current housing policy priorities and process for 2026. This
approach is recommended as there may be significant changes as a result of the outcomes from
the Social Housing Task Force and potential revisions to Maine Housing’s Qualified Allocation
Plan (QAP) for the Low-Income Housing Tax Credit Program. Therefore, staff is now seeking
direction from the HEDC members regarding the priorities for immediate implementation
throughout 2026.

The HEDC members will be asked to recommend the final 2026 version of the Jill C. Duson
Housing Trust Fund Annual Plan and the Affordable Housing Development and Tax Increment
Financing Application to the City Council in February.

PRIOR COMMITTEE REVIEW: NA

PREPARED BY
Mary Davis, Division Director
Heidi McCarthy, Housing Program Manager
Housing and Community Development Division




 2

 Page 41
City of Portland | Housing and Economic Development Department
Housing and Community Development Division
Mary P. Davis, Division Director

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


MEETING DATE: January 20, 2026

AGENDA ITEM
Communication: Update on Low Income Housing Tax Credit Awards for 2025-2026

PURPOSE
To provide the Housing and Economic Development Committee (HEDC) with an update on the
Low-Income Housing Tax Credit (LIHTC) awards announced by Maine Housing on November 21,
2025.

COMMITTEE WORK PLAN/CITY COUNCIL GOAL ALIGNMENT
Increase, and modify the overall supply of housing city-wide to meet the needs, preferences and
financial capabilities of all Portland residents.

BACKGROUND/ANALYSIS
 As Committee members may recall, during the Summer of 2025, the Committee approved and
recommended to the City Council three Affordable Housing Tax Increment Financing (AHTIF)
Districts and Credit Enhancement Agreements for projects seeking Low Income Housing Tax
Credits through Maine Housing. The City Council considered and approved the HEDC’s
recommendations in August 2025.

The projects included Prosperity Place at 1125 Brighton Avenue and two applications from
Portland Housing, Phase 2 and 3 of the COMB Block development (Cumberland Housing and
Mayo Housing). Of these three projects, only Cumberland Housing was successful in receiving tax
credits. Another Portland project, CHOM’s 186 Woodford (The Woodbury) was also awarded tax
credits. The Woodbury went through the City funding process in 2024.

FISCAL IMPACT – N/A

CONCLUSIONS
Staff is providing this information to the HEDC as a communication item.

PRIOR COMMITTEE REVIEW: NA

PREPARED BY
Mary Davis, Division Director, Housing and Community Development Division


ATTACHMENTS NA




 1

 Page 42

FINAL January 20,2026 HEDC Meeting Minutes
 Approved February 3, 2026

 Minutes

 Remote Housing and Economic Development Committee

 January 20, 2026

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

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

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

motions made.

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

the Portland City Council was held on Tuesday, January 20, 2026, at 5:30 p.m. via Zoom.

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

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

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

Division Director Mary Davis, Corporation Counsel Michael Goldman, Housing Program

Manager Heidi McCarthy, Principal Administrative Officer Lori Paulette, Permitting and

Inspections Director Jessica Quattropani, and Housing and Economic Development

Department Director Greg Watson.

 Update from Michael Goldman, Corporation Counsel, on the status of proposed

ordinance changes for large music venue moratorium. There is a draft available for

Councilors for the next Committee meeting. If the Committee recommends approval, the

language requires approval of the Planning Board prior to Council. The current moratorium

expires March 9, 2026. The Committee requested an HEDC meeting February 3rd to take up

this item.




 1
 Item #1: Review and accept Minutes of previous meeting held on November 18,

2025.

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

Committee voted 4-0 to accept the Minutes as presented.

 Item #2: Communication: Quarter 4 (10/1/2025-12/31/2025) Rent Control

 Ms. Quattropani presented the Q4 Rent Control Report. An additional inspector was

added mid-September, and there should be an uptick of inspections in Q1 2026. There were

1,548 units inspected in Q4 of 2025, 7,657 for the year, which represents approximately 40% of

all units in the city. The Department almost doubled inspections from 2024 to 2025.

 Councilor Sykes noticed that more data has been added, which is helpful to see more of

what is going on and requests to continue reviewing outcomes of increased inspections.

 Councilor Sykes asked about the complaint data. From quarter to quarter, complaints do

not roll over, and Councilor Sykes would like to see a running total of founded vs unfounded

complaints and percent change over time of various data points such as registered/unregistered

units.

 Councilor Sykes then asked what an inspection entails, and Ms. Quattropani noted that it

depends on the type of complaint. There may be inspections happening for both rent control and

housing safety at the same time. Property owners are asked for documents to show history.

Tenants are asked for information as well.

 Councilor Sykes asked about the process for choosing units to inspect. First the

department flags any increase over 10% and works down from there.




 2
 Councilor Ali asked about changes in ownership and fees. New owners are responsible

for all fees. The ordinance requires the City to hold the current owner responsible. Realtors and

prospective buyers may contact the City prior to purchasing buildings.

 Councilor Michniewicz congratulates staff on increasing the percentage of inspected

properties. Director Quattropani expects that they will surpass 50% next year and probably 60-

70%.

 Councilor Michniewicz asked what percentage of inspections are due to complaints and

what are random. There were 862 complaints, 3,741 audits, 3,012 random inspections. Some

units are exempted from some parts of the ordinance. This is rent control only and not housing

safety inspections.

 Councilor Phillips compared 2024 to 2025 and noticed the 2025 report notes 19,673

registered units and would like to continue receiving that number.

 Councilor Phillips asked how many units are not registered. As of 1/20/26, there are

17,414 registered, 946 haven’t re-registered and the remaining units are in process. This can be

added to the report.

 Councilor Pelletier asked if there is a sense of how many units were at one point

considered subject to rent control and are no longer subject to it. It would be helpful to have

more information or metrics on unfounded complaints and the reasons they were unfounded.

 Councilor Sykes appreciates willingness to provide information. It would be helpful to

identify properties that have changed exemption status, not for the report but to flag for proactive

enforcement. The Department currently looks at exemption data when considering inspections.




 3
 Item #3: Discussion Re: Calendar 2026 Committee Work Plan Development

 Mr. Watson noted that the packet included the City Council adopted form for its goals (its

goals not yet finalized), as well as the form for HEDC goals for the Committee’s consideration.

The packet also included the staff work plan which is currently based on annual items brought

each year that staff knows about at this time. It is intended to be a living document and will

adapt as needed throughout the year.

 Chair Ali thanked Mr. Watson and invited Committee members to send their goals and

policy initiatives to himself and Mr. Watson.

 Item #4. Discussion Re: Housing Policy and Goals for the 2026 Jill C. Duson

Housing Trust Fund Annual Plan and Affordable Housing and Tax Increment Financing

Application

 Staff suggests that no changes be made to the current priorities and goals, anticipating

that there may be more substantial changes to the 2027 priorities and goals. Several changes

were made last year which are outlined in the staff memo. In last year’s plan, HOME funds

individuals at or below 50% of area median income, Housing Trust Fund up to 100%, AHTIF

prioritized for up to 80%, with preference for 50% and under.

 Councilor Phillips asks whether the changes from last year are successful. Mary Davis

states that we aren’t entirely happy with the results because of other changes that we thought we

could make this year, but there isn’t anything that we feel should be changed at this time.

 Councilor Phillips followed up by asking whether we could amend the priorities mid-

year. Mary Davis stated that the Housing Trust Fund Annual Plan could be amended at any time;

however, we start the process now in hopes that the application can be released at the end of




 4
February or early March to accommodate the QAP for Low Income Housing Tax Credits

(LIHTC) and AHTIF process.

 Councilor Sykes states that government waste erodes trust and would like to know what

the Committee can do to fix this issue at the State level. Do you have guidance about actions we

can take? Mary Davis suggests taking a look at the City’s TIF Policy, specifically around

underwriting for AHTIF. We are passing those costs onto the developers but the costs come back

to us as their project costs go up. We could alleviate this by changing our TIF Policy around

underwriting.

 Councilor Sykes would like to direct staff to identify changes within the TIF Policy that

could help streamline our process. Staff is currently having those discussions and would like to

have additional conversations with the Committee about this.

 Item #5: Communication Re: 2025 Low Income Housing Tax Credit (LIHTC)

Award Update

 Ms. Davis noted that during the Summer of 2025, the City Council approved the three

Affordable Housing Tax Increment Financing (AHTIF) Districts seeking Low Income Housing

Tax Credits through Maine Housing. Those projects were Prosperity Place at 1125 Brighton

Avenue and two applications from Portland Housing – Phase 2 and 3 of the COMB Block

development, i.e., Cumberland Housing and Mayo Housing. Only Cumberland Housing was

successful in receiving tax credits.

 Staff and Committee discussed the Prosperity Place project with staff noting that the

project will continue to move forward and that it is not unusual for projects to go through two

funding cycles for LIHTC, as well as look at other funding sources.




 5
 On motion then made by Councilor Pelletier, seconded by Councilor Michniewicz, the

Committee voted 4-0 to adjourn the meeting at 6:50 p.m.

 Respectfully, Heidi McCarthy and Lori Paulette




 6