Housing Committee — Portland, ME
Date: 2020-03-04
Time: 17:30

City of Portland
 JOINT MEETING OF THE
 HOUSING COMMITTEE
 AND THE
 ECONOMIC DEVELOPMENT COMMITTEE: March 4, 2020 at 5:30 p.m.


 Room 24
 Basement Conference Room
 Portland City Hall

1. Presentation on Limited Equity Cooperative Housing Model for Committee information.


 a. Limited Equity Cooperative Housing Model

 Presentation on changes to HUD/CDBG census tract eligibility for Committee
2.
 information.


 a. HCD Eligible Area Memo

 Review, public hearing, and possible vote on a recommendation to the City Council for
3. the 104 Grant Street Affordable Housing Tax Increment Financing Credit Enhancement
 Agreement request.


 a. 104 Grant Street AHTIF Request

 NOTE: Pursuant to 1 M.R.S. 405(6)(F), 5 M.R.S. 13119­A and 30­A M.R.S. 5242(13) the
 Committee may go into executive session
 to review proprietary information and provide direction to staff regarding negotiations.

 Review, public hearing, and provide direction to staff to market the following City­owned
4.
 properties for sale or lease for housing development:


 a. Memo: Disposition of City­owned property

 b. 21 Randall Street

 c. 165 Lambert Street
 d. 43 & 91 Douglass Street

 NOTE: Pursuant to 1 M.R.S.A. 405(6)(C), the Committee may go into executive session
 to provide direction to staff regarding disposition of the above real estate properties.

 Executive Session: Pursuant to 1 M.R.S.A. 405(6)(C)(E), the Committee will go into
5.
 executive session to provide direction to staff regarding:


 a. Possible disposition of City­owned real estate at 431 Commercial Street; and,

 b. Possible disposition of City­owned property in Falmouth

City of Portland
 JOINT MEETING OF THE
 HOUSING COMMITTEE
 AND THE
 ECONOMIC DEVELOPMENT COMMITTEE: March 4, 2020 at 5:30 p.m.


 Room 24
 Basement Conference Room
 Portland City Hall

1. Presentation on Limited Equity Cooperative Housing Model for Committee information.


 a. Limited Equity Cooperative Housing Model

 Presentation on changes to HUD/CDBG census tract eligibility for Committee
2.
 information.


 a. HCD Eligible Area Memo

 Review, public hearing, and possible vote on a recommendation to the City Council for
3. the 104 Grant Street Affordable Housing Tax Increment Financing Credit Enhancement
 Agreement request.


 a. 104 Grant Street AHTIF Request

 NOTE: Pursuant to 1 M.R.S. 405(6)(F), 5 M.R.S. 13119­A and 30­A M.R.S. 5242(13) the
 Committee may go into executive session
 to review proprietary information and provide direction to staff regarding negotiations.

 Review, public hearing, and provide direction to staff to market the following City­owned
4.
 properties for sale or lease for housing development:


 a. Memo: Disposition of City­owned property

 b. 21 Randall Street

 c. 165 Lambert Street
 d. 43 & 91 Douglass Street

 NOTE: Pursuant to 1 M.R.S.A. 405(6)(C), the Committee may go into executive session
 to provide direction to staff regarding disposition of the above real estate properties.

 Executive Session: Pursuant to 1 M.R.S.A. 405(6)(C)(E), the Committee will go into
5.
 executive session to provide direction to staff regarding:


 a. Possible disposition of City­owned real estate at 431 Commercial Street; and,

 b. Possible disposition of City­owned property in Falmouth
Housing Cooperatives for Portland
 Creating Diverse, Accessible, Inclusive Home Ownership
 Presentation to Economic Development & Housing Committees March 4, 2020
What is a housing cooperative?
What is a housing cooperative?

 Legal entity
 that owns the
 real estate, in
 this case
 ‘165-167-169
 Avenue C
 Housing
 Development
 Fund
 Corporation’
 What is a
  housing cooperative?
Cooperative corporation owns the
real estate as opposed to individuals
or a landlord.
Residents own shares in the
corporation. These shareholders hold
proprietary leases with the co-op
that enables them to occupy their
specific unit.
Democratic control – shareholders
regularly elect a board, each
shareholder gets one vote.
 What is a limited-equity
 housing co-op?
The resale price of shares is limited,
keeping the housing affordable for the
next generation.

In addition to keeping the purchase
price lower than market, limited-equity
housing co-ops typically have income
guidelines to ensure the co-op is serving
its intended population.
473 United HDFC
 473 United HDFC




 Property tax abatement is a primary
operating subsidy, sometimes able to get
reduced rates for water + sewer. Individual
Section 8 rental vouchers are made available
to families that can’t afford the maintenance.
 Co-op Beneﬁts
•Economic

•Social

•Personal

•Community
Co-ops Go Solar
Raise-Op Housing Cooperative
 15 Homes, 50 Residents, 3 Buildings
Raise-Op Housing Cooperative
 Annual Member Meeting 2019
 Raise-Op Housing Cooperative
 Governance Structure
 Members
 Elect board of directors
 Follow policy set by the board



 Board of Directors
 Majority Members
 1 Representative per building
 Community Volunteers

 House Staff
  Committees Organizes members
 Implements policy
Develop operating budget Other Professional support
 Maintenance decisions
 Building rules Committees
 Recommendations to board
Raise-Op Housing Cooperative
 Community Organizing
Raise-Op Housing Cooperative
 Community Development
Founded by Cooperative Leaders in Western Massachusetts in 1994. We
have staff across the Northeast and work in New England & New York.

Four Program Areas:
● New England Resident Owned Communities
● Business Ownership Solutions
● Cooperative Food Systems
● Cooperative Business Services
Housing Co-ops for Portland
 Integration with Economic Development
 Housing Co-op Developments can include:

 ● Artist Studios or Makers Spaces
 ● Retail Storefronts
 ● Grocery Stores
 ● Office Spaces
 ● Community Gathering Spaces
 ● Commercial Kitchens
 ● Entertainment and Sports Facilities

 Increase community and economic engagement through
 neighborhood scale development
Housing Co-ops for Portland
Ownership Workforce Housing

Fill Gaps between affordable rental and
market-rate housing

Potentials to integrate with a Community
Land Trust or Publicly Owned Land with a
long term lease

Conversion of existing apartment buildings
to Co-op Ownership

New Construction for Cooperative Housing
Amalgamated Co-op, The Bronx, NY
Co-op City, The Bronx, NY
Cooperative Village, Lower East Side, NY
Rexmill Square, Jonesboro, GA
Hanover Grove Co-op, Fraser, MI
Rose Street Artists Cooperative, Burlington, VT
Echo Ridge Homes Co-op, Albuquerque, NM
Charter Oaks Resident Owned Community, Arundel, ME
Dos Pinos Co-op, Davis, CA
Apex Belltown Co-op, Seattle, WA
South Bend Mutual, South Bend, IN
Wardtown Resident Owned Community, Freeport, ME
Sheraden Park Co-op, Pittsburgh, PA
 Economic Beneﬁts
• Co-ops are affordable to
  households who might
  otherwise be priced out
  of the market.
• Re-sale restrictions
  preserve affordability for
  future generations.
• Lower monthly costs than
  comparative rentals.
• Higher quality than
  comparative rentals.
 Economic Beneﬁts
• Enhanced “bankability,” collectively and individually.
• Shareholders may qualify for tax deductions for
  mortgage interest and property taxes.
• Equity can be inherited.
• Foreclosure rates are much lower than for single-family
  homeowners in comparable income groups.
 Social Beneﬁts
• Participation in civic
  and community affairs
• Pride in, and sense of
  belonging to, a
  community
• Lower rates of
  vandalism and
  reported crime
• More likely to vote
 Personal Beneﬁts
• High levels of satisfaction with
  housing
• Sense of achievement and
  competence
• Increased income, and disposable
  income
• Increased net worth
• Increase sense of independence
• Opportunities for participation and
  leadership
• Gain skills that lead to jobs, job
  improvement, or education
 Community Beneﬁts
• Co-ops are bulwark
  against gentrification
• Co-ops promote longer
  tenure in multi-family
  buildings
• Co-ops are an incubator
  of neighborhood leaders
• Co-op residents tend to be
  more active in community
  affairs
Contact Information
Andy Reicher, UHAB: reicher@uhab.org, www.uhab.coop

Craig Saddlemire, Raise Op Housing Co-op: raiseop207@gmail.com,
www.raiseop.com

Jonah Fertig-Burd, Cooperative Development Institute jfertig-burd@cdi.coop,
www.cdi.coop

Brian Eng, Portland Property Owner and UHAB Board Member
 CITY OF PORTLAND
 Planning & Urban Development Department
 Housing and Community Development Division


 MEMORANDUM

To: Councilor Jill Duson, Chair of the Housing Committee
 Members of the Housing Committee

 Councilor Justin Costa, Chair of the Economic Development Committee
 Members of the Economic Development Committee

From: Mary Davis, Housing and Community Development Division Director
 Amanda Methot, HCD Compliance Officer

Date: February 26, 2020

RE: HCD Eligible Areas Map


As a grant recipient under the HUD’s CDBG Entitlement program, the city must ensure that
any use of funds for a CDBG-assisted activity is eligible by meeting one or more of the
national objectives required under the criteria in 24 CFR §570.208. HUD released updated
summary data in early 2019 (based on the American Community Survey 2011-2015 5-year
estimates). The data was incorporated into the City’s 2020-2021 CDBG Application which was
released in the fall of 2019.

When a CDBG project is fulfilling the national objective on an area-wide basis, the population
of that area must be at least 51% low-moderate income (LMI). Low-moderate income is
defined as a household whose income is at or below 80% of the area median income. HUD
updates and distributes this data every 5 years and it is used by Housing and Community
Development Division staff to determine the service areas that would be eligible for CDBG
activity funding. The data was last updated by HUD in 2014, utilizing the American
Community Survey 2006-2010 5-year estimates.

Newly Eligible Block Groups

There are 10 blocks that have become eligible between 2014 and 2019. Census tracts 17, 18,
and 20.1 had the largest difference in LMI percentage between 2014 and 2019. The change is
indicated in the table that follows.
 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 1
 Tract/Block Group 2014 LMI % 2019 LMI %
 15/2 41.10% 55.31%
 17/2 39.68% 54.48%
 17/3 29.92% 58.77%
 18/3 28.81% 60.85%
 19/2 32.03% 53.33%
 19/4 47.41% 58.39%
 20.1/2 26.47% 53.47%
 23/2 48.33% 53.03%
 23/3 48.17% 60.67%
 24/3 (islands) 4% 70.59%



Previously Eligible Block Groups

There are two block groups that were eligible in 2014 that have become ineligible in 2019 due
to their LMI percentage dropping below the 51% threshold. These two changes occurred in the
East End/ Munjoy Hill Neighborhood and the Oakdale Neighborhood. The East End has seen
significant development since 2014, with an influx of luxury condos in the ineligible block
group. The change is indicated in the table below:

 Tract/Block Group 2014 LMI % 2019 LMI %
 1/3 77.62% 49.41%
 15/3 63.59% 49.49%




 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 2
3
 CITY OF PORTLAND
 Planning & Urban Development Department
 Housing and Community Development Division

TO: Councilor Duson, Chair
 Members of the Housing Committee

 Councilor Costa, Chair
 Members of the Economic Development Committee

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

DATE: February 28, 2020

SUBJECT: Watson Renewal Grant LLC – 104 Grant Street
 Affordable Housing Tax Increment Financing Request



As you may recall, under the terms of a Purchase and Sale Agreement between the City of
Portland and Tom Watson & Co., LLC, related to the city sale of 82 Hanover Street, the
buyer’s post-closing obligations required construction of at least 23 units at property
located at 104 Grant Street. Watson Renewal Grant LLC (WRG) is a partnership formed to
meet that obligation. WRG is proposing to construct 23 condominium units on the 104
Grant Street site and is requesting financial assistance from the City in the form of an
Affordable Housing Tax Increment Financing District and Credit Enhancement Agreement
to assist with the cost of construction of the project. If approved, the AHTIF will be
provided through a Credit Enhancement Agreement at 75% of the increased taxable value,
currently estimated at a 30-year annual average of $93,000.

The development district will include 23 units of workforce housing. The project will
include 1 two-bedroom and 22 one-bedroom condominiums. Fifty-two percent (52%) or a
total of twelve of the twenty-three units, will be available for sale as workforce housing
affordable to households at 120% of the area median income. The units will have
affordability restrictions through the Affordable Housing TIF program, MaineHousing’s
Subdivision Grant Program and the City’s Inclusionary Zoning Ordinance. The units will
range in size from 498 to 760 square feet. The sale price of the units will range from
$200,000 to $355,000. Twelve units will be priced below $250,000 with eight of those
units priced at $200,000.

When completed, the project’s new assessed value is estimated at $4.47 million, which will
yield $4.05 million in increased annual assessed property value. The property currently has
a $419,000 net taxable value.

 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 1
Total development costs are estimated at $6.5 million. At full build out, the development
district is projected to pay an annual average of $124,000 in new taxes of which $93,000
will be returned to the developer and $31,000 will be non-captured general fund revenue.
In addition, the City will continue to receive general fund revenues of $13,472 (30 year
annual average) on the original assessed value of the property.



 Captured Revenue to
 Developer (assumes 2% Captured Revenue Returned Non -Captured
 increase/year to mill rate) to City (assumes 2% General Fund
 (Tax Dollars returned to increase/year to mill rate) Revenue (Tax
 the Developer's District (Tax Dollars returned to the Dollars in General City OAV General
 Account) City's District Account) Fund) Fund Revenues
 30 Year TIF Total $2,790,013 $0 $930,004 $404,148
 30 Year Average $93,000 $0 $31,000 $13,472



Tax Sheltering Benefits

As a result of the tax sheltering benefits of this TIF District, the City will see an overall
savings estimated at an annual amount of $25,542, or $766,274 over the life of the district.


 1. Sheltered Valuation 2. Avoided Loss of 3. Avoided Loss of
 4. Avoided Increase in 5. Total Avoided
 (same as Captured State Aid for State Municipal
 County Tax Impacts (2+3+4)
 Valuation Education Revenue Sharing
 30 Year TIF Total $85,235,220 $655,337 $63,875 $47,062 $766,274
 30 Year Average $2,841,174 $21,845 $2,129 $1,569 $25,542




Staff Analysis and Recommendation

The Housing and Community Development Division works with an independent consultant
who performs third party underwriting reviews of all requests for City funding (local and
federal resources), including Affordable Housing Tax Increment Financing requests. A
third party financial analysis is not available at this time but will be available prior to
council approval. Tax increment financing requests are reviewed by the Economic
Development Committee with the Housing Committee weighing in on affordable housing
TIF requests. This request is brought forward now, prior to the completion of the third
party financial analysis, in order to make the best use of the opportunity created by this
joint meeting.


Public Benefits In reviewing this TIF request, staff notes the public benefit associated
with the TIF District includes 23 units of workforce homeownership units, with 12 units
affordable to households at or below 120% of the area median income. Additionally, the
TIF will create tax sheltering benefits estimated at an average $25,542 annually.

 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 2
Staff recommendation Staff is requesting the Housing Committee and the Economic
Development Committee approve and recommend to the City Council support of this
Affordable Housing TIF proposal which meets the City’s policy goal of increasing access
to safe, affordable and accessible housing for working families. The recommendation will
be conditioned upon receipt of a satisfactory third-party financial analysis to be included in
the council agenda packet.

ATTACHMENTS

Project Description
TIF Model Spreadsheet
TIF District Map
Project Pro Forma




 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 3
 Project Description




 104 Grant Street
 Watson
 Renewal
 Grant LLC

EXECUTIVE SUMMARY
Watson Renewal Grant LLC (“WRG”), a partnership consisting of Tom Watson and Renewal Housing
Associates LLC (collectively, the “Sponsors”), proposes to redevelop 104 Grant Street (the “Property”) into
23-units of homeownership workforce housing (the “Project”). The project will consist of 1 two-bedroom
and 22 one-bedroom condominiums ranging in size from 500 SF to 750 SF. Eight (8) of the 23 units will be
regulated under the City of Portland’s Inclusionary Zoning ordinance and the State of Maine’s Affordable
Housing Tax Increment Financing Statute 30-A MRSA Sec 5247. An additional four (4) units will be
regulated under the Maine State Housing Authority’s Subdivision Grant Program. The remaining units will
be sold without deed restrictions. The prices for the ‘conventional’ units are projected to be below the
average sales price for condominium units sold on the Portland peninsula.

The Sponsors’ goals for the Project are two-fold; one, to provide high quality homeownership
opportunities to first-time homebuyers and middle-income Portland residents. Second, to strengthen
the Parkside neighborhood by increasing the number of owner-occupied housing units.

The Project’s total development costs are projected to be $6,495,000. The Sponsors will finance the
acquisition and development of the Project with a combination of conventional construction financing
and public subsidy. Specifically, WRG will raise $5,175,000 in private funds through a traditional
construction loan, private capital and a deferment of Sponsor sale proceeds and fees.

WRG will also generate $1,320,000 in funding through the Maine’s Affordable Housing Tax Increment
Financing program and Maine Housing’s Subdivision Grant Program. Specifically, under this application,
the Sponsors are seeking to establish an AHTIF District in order to utilize 75% of the incremental tax
revenue generated by the new condominium units to repay principal and interest on a $1,050,000 loan
(the “AHTIF Loan”), the proceeds of which will be used to construct the building. A detailed schedule of
the Project’s sources and uses is provided below. Attached as Exhibit A is an AHTIF Schedule.


 SOURCES


 Construction Loan 4,250,000
 AHTIF Loan 1,050,000
 Additional Sub Debt 270,000
 Seller Note 215,000
 Deferred Developer Fee Note 215,000
 Sponsor Equity 495,000
 Total 6,495,000


 USES


 Acquisition 405,000
 Hard Costs 4,850,000
 Soft Costs 907,000
 Financing Costs 333,000
 Total 6,495,000


 1 December 2019

 4
 104 Grant Street
 Watson
 Renewal
 Grant LLC

PUBLIC BENEFITS
The Project will achieve a number of public benefits;

 • Redevelop a non-conforming commercial building located in a residential neighborhood

 The Property currently consists of a vacant, single-story building that is non-conforming for both
 use and space (setbacks) for properties in the R6 Zone. The proposed building will meet current
 building codes, zoning and site plan requirements for new construction multifamily properties.

 • Address an area of significant need within the Portland housing market; homeownership
 opportunities that are affordable to small, middle income households. Consider the following
 regarding the Portland market;
 o More than 56% of all households are Non-Family and more than 40% consist of a single individual
 o Middle-income (100% to 120% AMI) 1 and 2-person households earn between $65,000 and $90,000
 o Middle-income households can generally afford homes priced between $200,000 and $300,000
 o The average sales price of a condo on the Portland peninsula is $440,000 (median = $358,000)

 The Project will create 23 units of housing with estimated prices ranging from $190,000 to
 $355,000, with a projected average sales price below $265,000.

 • Preserve long-term affordability through deed restrictions

 The Project will create i) 8 units that are regulated under Portland’s IZ ordinance and deed
 restricted to remain affordable to households at 110% AMI for a period of 30 years and ii) 4
 additional units regulated under Maine Housing’s Subdivision Grant Program and deed restricted
 to remain affordable to households at 120% AMI for a period of 10 years.

 • Strengthen the Parkside Neighborhood

 The Parkside Neighborhood has traditionally had one of the highest concentrations of non owner-
 occupied properties in Portland. In addition, relative to other intown neighborhoods, Parkside has
 experienced a limited amount of investment to create new housing units – particularly serving
 the homeownership market.

 The Project will in result in a direct investment in Parkside of more than $4.8M and create 23 new
 homeownership opportunities in the neighborhood.

 • Generate a high level of property tax revenue for the City of Portland’s General Fund relative to
 other redevelopment scenarios

 Currently, 104 Grant generates less than $10,000 in annual property taxes. If the Property is
 redeveloped as market rate rental housing, it will produce approximately $45,000 in taxes per
 year. Under the Sponsors’ homeownership model, the Project will generate enough tax revenue
 to finance a $1,050,000 AHTIF loan to pay for construction costs – and, still contribute $35,000 in
 annual tax revenue to Portland’s General Fund.

 Therefore, the net cost to Portland taxpayers to support a workforce homeownership development
 versus a market rate rental project is approximately $10,000 per year.

 2 December 2019

 5
 104 Grant Street
 Watson
 Renewal
 Grant LLC

SPONSOR INFORMATION
Tom Watson is the current owner of 104 Grant Street. In 1993, Tom started Port Property Management,
a residential rental apartment management company based in Portland. Today, the company operates 65
rental properties, representing more than 1,300 apartments in the greater Portland market – with a high
concentration of units located on Portland peninsula. The company prides itself on helping to stabilize
and revitalize Portland’s downtown residential neighborhoods through professional, hands-on
management and continuous investment in its real estate portfolio.

In addition to acquiring and upgrading existing rental properties, Tom has been involved in two major
downtown housing development projects in Portland; i) The Hiawatha, 139 units of rental housing
developed at Longfellow Square and ii) 117 Lofts, an historic restoration and conversion of the former
Schlotterbeck & Foss office building into 56 units of rental housing serving the Bayside neighborhood.

Renewal Housing Associates LLC (“Renewal”) is a multifamily housing development company based in
Portland, Maine. Renewal’s primary focus is renovating legacy affordable housing properties that require
capital improvements and long-term use restrictions. The company also develops for-sale, infill housing
projects targeting middle income and first-time homebuyers. Renewal’s principals are specialist in
obtaining federal, state and local resources to create and preserve affordable and workforce housing.
Since 2001, Renewal has invested more than $275M to preserve and create more than 2,800 units of
affordable housing in seven states and the District of Columbia.

In Portland, Renewal’s principals have completed two innovative urban infill projects—West Port Lofts
and Onejoy—similar in scope and mission to the project proposed for 104 Grant Street. In each of these
previous developments, blighted and non-conforming West End properties were acquired and
redeveloped to create for-sale workforce housing serving middle-income households and first-time
homebuyers. At Onejoy, Renewal successfully developed and sold the first for-sale Workforce Housing
unit regulated under Portland’s Inclusionary Zoning Ordinance.

Renewal is majority-owned by Leon N. Weiner & Associates Inc. (“LNWA”), a Delaware-based, fully
integrated multifamily housing and real estate development company. Founded in 1949, LNWA and its
affiliates have developed over 15,000 apartments and homes. Today, the company operates more than
6,900 housing units located in ten states and the District of Columbia. The company has extensive
experience developing affordable, market rate and mixed-income housing serving both the for-sale and
rental markets.

LNWA is mission-driven housing company. Each housing development, in which the company is involved
has an affordability component. The company founder and namesake, Leon N. Weiner, was a tireless
advocate for and national leader in the development of housing to serve people of all income levels.
During Leon’s prodigious career, he was named Housing Person of the Year by the National Housing
Conference and the Fair Housing Person of the Year by the United State Department of Housing and Urban
Development. Leon served on President Lyndon Johnson’s Kaiser Commission on Urban Housing, which
led to the cornerstone Housing Act of 1968. He was a Director for the Federal Home Loan Bank and
President of the National Association of Home Builders. In 1979, Leon was inducted in the National
Association of Home Builders’ Housing Hall of Fame, where he was recognized as “…the conscience of the
housing industry in America….”

 3 December 2019

 6
 104 Grant Street
 Watson
 Renewal
 Grant LLC

Our Approach: Renewal’s principals recognize every project has a unique set of characteristics and
stakeholders. Ultimately, our job is to identify the stakeholders and their goals—and then marry these
goals with the condition and circumstance surrounding a specific site or development. We view each
project as a partnership—between owners, developers, municipal officials, neighborhood groups,
investors, contractors and, ultimately, our residents. Our approach distinguishes us from other developers
and owners; we value the opportunity to work on a diverse team with disparate goals, and we are
comfortable serving in different capacities, ranging from traditional developer-owner to joint-venture
partner. Most importantly, as part of a company that has been developing real estate since 1949, our
primary focus is to find opportunities to work with people and organizations that are committed to the
things that we believe define successful real estate development projects; a spirt of collaboration, a
desire for shared success and a view toward long-term relationships.

ORGANIZATIONAL STRUCTURE
The Property is currently owned by 104 Grant Street LLC, which consists of two members, Tom Watson
and Jack Watson. The Sponsors have formed Watson Renewal Grant LLC to acquire, finance and redevelop
the Property. The members of WRG are Houghton Lane LLC and Renewal Housing LLC. Tom Watson and
Jack Watson are the sole members of Houghton Lane. The members of Renewal Housing are Leon N.
Weiner & Associates, David Lakari & Associates and West Port Development LLC. Houghton Lane is the
Managing Member of WRG and Tom Watson serves as its Manager. Below is an organizational chart.




 Watson Renewal Grant LLC



 Houghton Lane LLC Renewal Housing Associates LLC
 Managing Member Member



 Leon N. Weiner & Associates Inc.
 Tom Watson


 David Lakari & Associates LLC
 Jack Watson
 Sole Member, David Lakari


 West Port Development LLC
 Sole Member: Todd M. Alexander


 4 December 2019

 7
 104 Grant Street
 Watson
 Renewal
 Grant LLC

THE PORTLAND PENINSULA CONDOMINIUM MARKET:
The case to support the development of affordable homeownership opportunities on the Portland
peninsula:

What can the average Portland household afford?

 1-Person Household 2-Person Household
 100% AMI 120% AMI 100% AMI 120% AMI
 Annual Income $65,100 $78,120 $74,400 $89,280
 Monthly Income for Housing Costs (30%) $1,628 $1,953 $1,860 $2,232

 Target Sales Price $210,000 $260,000 $240,000 $295,000
 Down Payment 1 $14,700 $18,200 $16,800 $20,650
 Mortgage Amount $195,300 $241,800 $223,200 $274,350

 Monthly Mortgage Payment 2 $999 $1,237 $1,142 $1,404
 Private Mortgage Insurance 3 $81 $101 $93 $114
 Property Taxes $306 $379 $350 $430
 Property Insurance $70 $80 $75 $85
 Utilities 4 $161 $161 $205 $205
 Total Monthly Housing Costs 5 $1,617 $1,957 $1,864 $2,237

 1. Average down payment of first-time homebuyer is 7%. 2. Assumes 4.5% Interest Rate on mortgage loan
 3. assumes .5% of loan amount annually 4. source Maine Housing Utility Allowance
 5. Does not include homeowners association fees (condo) or maintenance costs (single-family)




How many units under $300,000 are sold each year…and how many are available right now?

 Last 12 Months Currently Available (Nov '19)
 Units Sold Average Price Total Units Months Supply
 < $200,000 11 2 2.18
 $200,000 to $300,000 84 8 1.14
 > $300,000 177 109 7.39
 All Condominiums 272 $440,000 125 5.34



What percent of their income does a typical middle-income Portland household need to spend on
housing costs to purchase a unit at the current average sales price?

 1-Person Household 2-Person Household
 100% AMI 120% AMI 100% AMI 120% AMI
 Annual Income $65,100 $78,120 $74,400 $89,280
 Monthly Income for Housing Costs (30%) $1,628 $1,953 $1,860 $2,232

 Sales Price $440,000 $440,000 $440,000 $440,000
 Total Monthly Housing Costs $3,182 $3,192 $3,231 $3,241

 Percent of Income Spent on Housing Costs 58% 48% 51% 43%



 5 December 2019

 8
 104 Grant Street
 Watson
 Renewal
 Grant LLC

The following information is organized and formatted to correspond with the Maine State Housing
Authority’s Application for Affordable Housing Tax Increment Financing, Appendix A Checklist for Approval
of District and Development Program.

LOCATION
The proposed location for the Affordable Housing Tax Increment Financing District is 104 Grant Street,
Portland Maine 04102 (the “AHTIF District” or “District”).
CBL: 48-C-8, City of Portland Tax Map E8NE.

DISTRICT DESCRIPTION:

 a. Physical Description: The District, 104 Grant Street, is located within the Parkside Neighborhood
 on the Portland peninsula. The District contains a single tax parcel, which consists of 14,261 SF,
 or .33 acres. The property currently contains a vacant single-story building that previously housed
 administrative offices and a maintenance facility for a real estate management company.

 b. Municipal Map Showing District Boundaries: A municipal map identifying the boundaries of the
 District is attached as Exhibit B.

 c. Tax Map Showing District Boundaries: A tax map identifying the District boundaries is attached
 as Exhibit C.

DOCUMENT AT LEASE 25% OF THE DISTRICT ACREAGE IS SUITABLE FOR RESIDENTIAL USE, BLIGHTED,
OR IN NEED OF REHABILITATION/REDEVELOPMENT:

 a. Percent Acreage Suitable for Residential Use: The District is 14,261 SF, or .33 acres. 100% of the
 District is suitable for residential use.

 b. Percent of Acreage that is Blighted: None of the acreage in the District is currently blighted.

 c. Percent of Acreage in need of Rehabilitation/Redevelopment: 100% of the District is in need of
 redevelopment.

 d. Physical Description to Support Above: The District is highly suitable for multifamily residential
 redevelopment. As described below, the District is located in a R-6 Residential Zone, which is
 intended for high density multifamily uses. The District is completely surrounded by residential
 uses that are primarily high-density, multifamily properties in similar scale and form as the
 Sponsor’s proposed development. The District is also in close proximity to employment centers
 (downtown Portland), health care centers (Maine Med and Mercy Hospital), services (downtown,
 Congress Street corridor and Bayside), civic institutions (City Hall, Post Office), public parks
 (Deering Oaks, Portland Trails System) and public transportation nodes.

 In further support for the need of redevelopment, the existing building located in the District is
 vacant. It is a legal, non-conforming non-residential use within a residential zone.


 6 December 2019

 9
 104 Grant Street
 Watson
 Renewal
 Grant LLC

 e. Zoning Designation for District: The District is located in the R-6 Residential Zone. As stated in the
 Portland Land Use Ordinance, the purpose of the R-6 Zone is: “…(a) to set aside areas on the
 peninsula for housing characterized primarily by multifamily dwellings at a high density providing
 a wide range of housing for differing types of households; and to conserve the existing housing
 stock and residential character of neighborhoods by controlling the scale and external impacts of
 professional offices and other nonresidential uses, (b) in cases of qualifying small, vacant,
 underutilized lots located in the urban residential and business zone, to encourage new housing
 development consistent with the compact lot development pattern typically found on the
 peninsula….”

 The R-6 Zone also allows certain density bonuses and other incentives for developments that
 provide affordable and workforce housing units.

 f. Allowed Uses in the Zone: The R-6 Residential Zone primarily is intended for high-density, single-
 family and multifamily residential uses. Other permitted uses in the R-6 Zone include;

 1. Lodging house;
 2. Cemeteries;
 3. Parks, and other active and passive noncommercial recreation spaces;
 4. Accessory uses customarily incidental and subordinate to the location, function, and
 operation of principal uses,
 5. Home occupations,
 6. Municipal uses,
 7. Special needs independent living units,
 8. Hostels

DISTRICT ACERAGE DIVIDED BY MUNICIPAL ACREAGE IS NOT MORE THAN 2%

 • Total District Acreage: .33
 • Total Municipal Acreage: 12,386
 • District Acreage as a Percent of Total Acreage: .0027%

TOTAL ACREASE OF ALL EXISTING AND PROPOSED DEVELOPMENT DISTRICTS IN MUNICIPALITY DIVIDED
BY TOTAL MUNICIPAL ACREAGE IS NOT MORE THAN 5%. (City of Portland to Complete)

ORIGINAL ASSESS VALUE (OAV) OF DISTRICT (City of Portland to Complete)

OAV OF ALL EXISTING AND PROPOSED AFFORDABLE HOUSING DEVELPOMENT DISTRICTS IN THE
MUNICIPALITY DIVIDED BY AGGREGATE TAXABLE PROPERTY VALUE AS OF APRIL 1 ST BEFORE
MAINEHOUSING APPROVAL IS NOT MORE THAN 5%. (City of Portland to Complete)

DEVELPOMENT PROGRAM STATE AND END DATES (City of Portland to Complete)




 7 December 2019

 10
 104 Grant Street
 Watson
 Renewal
  Grant LLC

THE DEVELOPMENT PROGRAM MEETS AN IDENTIFIED HOUSING NEED IN MUNICIPALITY:

 a. Description of Need: Despite healthy residential development activity in recent years, Portland’s
 housing market has remained relatively unaffordable. The problem remains particularly acute
 among homeownership opportunities on the Portland peninsula. As of December, 2019, the
 average sales price for a condominium (traditionally one of the most affordable forms of
 homeownership within a market) on the Portland peninsula was $440,000. The median sales price
 was $358,000.

 Condominium prices in Portland’s urban residential neighborhoods far exceed what an average
 household in Cumberland County can afford. Using the City of Portland’s Inclusionary Zoning
 Maximum Sales Price formula, one to three person households (Portland’s average household
 size is 2.08) at the 80% to 120% AMI levels, can generally afford homes in the $150,000 to
 $350,000 range.

 Portland’s lack of affordable homeownership opportunities significantly impedes the City’s goals
 for future growth. According to the Portland’s 2017 Comprehensive Plan, the City’s 10-year
 population growth target is approximately 72,000 people (by 2027), up from 66,681 people today.
 To achieve this goal, the City needs to create approximately 2,557 new housing units. Given the
 disparity between average condominium prices on the Portland peninsula and median income
 levels, traditional first-time homebuyers and moderate-income households are priced out of
 Portland and must seek other markets in which to purchase a home.

 Portland has identified Parkside as a neighborhood that benefits from moderate to high
 residential density—and, therefore, could accommodate some of the demand for new housing
 units. From the City’s 2017 Comprehensive Plan, A Livable City;


 “…Portland has a number of neighborhoods that offer traditional urban densities —
 Munjoy Hill, the West End, Parkside, Deering Center, for example — and these
 neighborhoods are largely successful. Residents can access stores, schools, dining, and
 entertainment within walking distance of their homes. By foot or bike, they can easily
 reach transit, trails, and recreational opportunities. These characteristics are largely
 possible because of their density. Well-designed density is integral to healthy, walkable
 city neighborhoods….”

 b. Description of How Development Program Meets Need: The Project will address the for-sale
 affordable housing need in Portland by creating eight (8) homeownership units that will be deed
 restricted to remain affordable for households at or below 120% AMI for a period of 30 years. In
 addition, the Project will create 11 units that are not deed restricted, but will be moderately priced
 as compared to the average condominium sales price on the Portland peninsula.

 c. Information on Housing Units Created:

 1. New Rental Units Created: None
 2. Existing Rental Units Rehabilitated: None
 8 December 2019

 11
 104 Grant Street
 Watson
 Renewal
 Grant LLC

 3. New Single-Family Homes, Including Condominiums, Constructed: 23
 4. Existing Single-Family Homes, Including Condominiums, Rehabilitated: None

DISTRICT MUST BE PRIMARILY A RESIDENTIAL DEVELOPMENT

 a. Description of Residential and Non-Residential Uses in District and Acreage of Each: 100% of the
 District will be redeveloped for residential uses. The Sponsors propose to construct a 4-story
 building, consisting of 23 units of housing (condominiums) and associated common areas serving
 the building (stairwells, hallways, elevator, HVAC/mechanical room, etc…). The District will also
 include a private parking lot dedicated for the future unit owners of the Project.

 b. Description of Accessory Uses Relating to Residential Uses: The only accessory uses within the
 District will be the condominium association common areas, such as the parking lot, bike storage,
 main entrance/lobby, HVAC/mechanical rooms and trash/recycling facilities.

AT LEASE 33% OF THE HOUSING UNITS IN THE DISTRICT MUST BE AFFORDABLE HOUSING

 a. Number of new affordable rental units in District: 0

 b. Number of new affordable single-family, owner-occupied, including condominiums, in District:
 8 units – or 33% of the housing units in the development – will be deed restricted under the City
 of Portland’s Inclusionary Zoning Ordinance. An additional 4 units will be deed restricted under
 Maine Housing’s Subdivision Grant Program.

 c. Total number of new housing units in District: 23

 d. Affordable housing units as a percent of total units: 34.78% (just AHTIF); 52.17% including MH
 Subdivision Grant units.

MECHANISM TO ENSURE ON-GOING AFFORDABILITY (City of Portland to Complete)

OPERATION OF HOUSING AND FACILITIES IN DISTRICT

 a. Description of housing and facilities in the District will be operated after completion: The
 housing units developed at 104 Grant Street will be administered by a condominium association.
 The association will be governed by a board consisting of unit owners. The rules and regulations
 for the association will be set forth in the association declaration and bylaws.

 The association declaration and bylaws are first established and created by the project Sponsors,
 who will serve as the declarant for the association. The declarant will oversee administration of
 the association through the development period, until condominium units are sold and
 administration is transferred to the association board. Under Maine statute, the administration
 and governance of the association transfers from the declarant to a board consisting of unit
 owners upon sale of 75% of the condominium units.


 9 December 2019

 12
 104 Grant Street
 Watson
 Renewal
 Grant LLC

 b. Entity responsible for operations: The unit owners, through an elected board, are responsible for
 administering the operations of the condominium association. Typically, associations will hire a
 third-party management company for administrative and maintenance support.

 The declarant will hire Gebhardt Property Management to oversee the day-to-day maintenance
 and operations of the building and association. GPM is based in Portland’s West End
 neighborhood, in close proximity to the Project. The company has extensive experience managing
 condominium association properties located on the Portland peninsula. The Sponsors have
 worked with GPM on two similar condominium developments in the West End.

 c. Source of operating funds: The operations of the association will be funded by monthly
 condominium association dues paid by the unit owners. Dues will be set annually once the
 association adopts an operating budget for the year. The first annual budget and related monthly
 dues will be set by the declarant. The monthly dues are estimated to be $250 per unit per month.
 A final budget and monthly dues will be set prior to commencement of construction, when the
 final building program design has received Site Plan and Subdivision approval.

SPECIFIC PLANNED USES OF TAX INCREMENT REVENUES FROM THE DISTRICT:

 a. Description of each improvement, facility, program, or other activity included in the
 development program that may or will be funded in whole or in part with tax increment
 revenues: The tax increment revenues will be used to repay principal and interest on a loan (the
 “AHTIF Loan”). The proceeds of the AHTIF Loan will be used to pay the direct construction costs
 associated with building the 23-unit condominium.


 b. Improvements within the District: The residential building constructed within the District is
 projected to cost $4,850,000. The size of the AHTIF Loan is projected to be $1,050,000. One
 hundred percent of the proceeds of the AHTIF Loan will be used during the construction period
 to pay costs that are part of the Sponsor’s construction contract.


 c. Improvement outside the district: No improvements will be made outside of the District.


 d. Amount of tax increment revenues inside and outside: The AHTIF Loan will be repaid using the
 Project’s share of tax increment revenue generated from the new condominium units constructed
 within the District.


 e. Amount and source of other funding the development program: See schedule on following page.




 10 December 2019

 13
 104 Grant Street
 Watson
 Renewal
 Grant LLC


 SOURCES
 % of Total

 Construction Loan 4,250,000 65.43%
 AHTIF Loan 1,050,000 16.17%
 Additional Sub Debt 270,000 4.16%
 Seller Note 215,000 3.31%
 Deferred Developer Fee Note 215,000 3.31%
 Sponsor Equity 495,000 7.62%
 Total 6,495,000 100.00%


 USES
 % of Total

 Acquisition 405,000 6.24%
 Hard Costs 4,850,000 74.67%
 Soft Costs 907,000 13.96%
 Financing Costs 333,000 5.13%
 Total 6,495,000 100.00%




 f. Timing of each planned improvement: The Project will begin the site plan and subdivision
 application process in Q4 2019. Pending final regulatory approvals, the Project will close on its
 construction financing in Q2, 2020, with construction completion anticipated for Q3, 2021.


MUNICIPALITY MAY USE TAX INCREMENT REVENUES FROM A DISTRICT TO ESTABLISH A PERMANENT
HOUSING DEVELOPMENT REVOLVING LOAN FUND OR INVESTMENT FUND: (Not Applicable)

A FINANCIAL PLAN FOR EACH YEAR THE DEVELOPMENT PROGRAM WILL BE IN EFFECT. (City of Portland
to Complete)

RELOCATION PLAN FOR PERSONS TEMPORARILY OR PERMANENTLY DISPLACED BY DEVELOPMENT
ACTIVITIES

The District currently consists of a vacant administrative office and maintenance facility. As such, there is
no resident relocation required as part of the project.

DESCRIPTION OF ENVIRONMENTAL CONTROLS TO BE APPLIED

The Sponsors have engaged MAI Environmental, a South Portland-based environmental engineering firm
for environmental consulting services during the development period. MAI Environmental has completed
Phase II testing for the Property. The findings and associated soil management plans have been
incorporated in the development program and budget.


 11 December 2019

 14
 104 Grant Street
 Watson
 Renewal
 Grant LLC

DEVELOPMENT PROGRAM CONSISTENT WITH COMPREHENSIVE PLANNING (City of Portland to
Complete)

DISTRICT NOT IN CONFLICT WITH MUNICIPAL CHARTER (City of Portland to Complete)

FOR MUNICIPAL DEBT FINANCING ONLY: (Not Applicable)



 END, MAINE STATE HOUSING AUTHORITY AHTIF APPLICATION CHECKLIST




 12 December 2019

 15
 TIF Model
 Spreadshet
 RENEWAL HOUSING ASSOCIATES LLC
January 21st, 2020


Mary P. Davis,
Division Director, Housing & Community Development Division
Planning & Urban Development Department, City of Portland
389 Congress Street Room 312
Portland ME 04101


 RE: AHTIF APPLICATION, 104 GRANT STREET (“The Goodwin”)

Dear Mary:

Thank you for the meeting to discuss the AHTIF application for 104 Grant Street. As discussed, I am
providing this letter to update and clarify certain aspects of the project.

 • Unit Mix: The project now consists of 23 one-bedroom units ranging in size from 488 SF to 768
 SF. The majority of units are between 610 and 620 SF.

 • Affordable Housing - Number of Units and Affordability Restrictions: Under the financing plan
 proposed in our application, the affordability requirements at the project are as follows;

 • City of Portland “Workforce Units”:

 o Two (2) Workforce Units with a 30-year deed restriction (Required 10% Units)
 o Six (6) Workforce Units with a 10-year deed restriction (Additional Workforce Units
 to meet state statute for AHTIF homeownership requirements)

 Units will be regulated subject to the City of Portland’s Workforce Housing Agreement
 Declaration of Covenants, Conditions & Restrictions

 • Maine Housing “Affordable Homeownership Units”:

 o Four (4) Affordable Units with a 9-year deed restriction

 Units will be regulated subject to Maine Housing’s Declaration of Covenants & Restrictions

Enclosed with this letter is a chart to fully detail the affordability restrictions on the project. Also, for your
reference, I have enclosed information on Maine Housing’s Subdivision Grant Program, as well as the state
AHTIF Statute to document the 10-year deed restriction for homeownership projects.

Respectfully,



Todd M. Alexander
 2 Union Street, 5th Floor | Portland, Maine 04101 | 207 347-3018

 16
City of Portland - Affordable Housing (AH) TIF Model
104 Grant Street; 048 C008001
OAV: $419,000 ao 3/31/2019
2% Mil Rate Escalation
75% Capture to AH TIF Project; 25% to City General Fund


 City of Portland- TIF Projection Table for 104 Grant Street AH TIF
 Captured Captured
 Revenue to Revenue to City Non- City OAV
 Increased Total Projected Business Municipal Captured General
 Tax Year- Assessed Value % of Value Captured Projected New Taxes Project Project General Fund Fund
 TIF Year April 1 Real Prop. Captured Valuation Mill Rate Captured Account Account Revenues Revenues
 1 2020 $0 75.00% $0 23.78 $0 $0 $0 $0 $9,962
 2 2021 $0 75.00% $0 24.25 $0 $0 $0 $0 $10,161
 3 2022 $4,058,820 75.00% $3,044,115 24.74 $75,302 $75,302 $0 $25,101 $10,365
 4 2023 $4,058,820 75.00% $3,044,115 25.23 $76,808 $76,808 $0 $25,603 $10,572
 5 2024 $4,058,820 75.00% $3,044,115 25.74 $78,344 $78,344 $0 $26,115 $10,783
 6 2025 $4,058,820 75.00% $3,044,115 26.25 $79,911 $79,911 $0 $26,637 $10,999
 7 2026 $4,058,820 75.00% $3,044,115 26.78 $81,509 $81,509 $0 $27,170 $11,219
 8 2027 $4,058,820 75.00% $3,044,115 27.31 $83,139 $83,139 $0 $27,713 $11,443
 9 2028 $4,058,820 75.00% $3,044,115 27.86 $84,802 $84,802 $0 $28,267 $11,672
 10 2029 $4,058,820 75.00% $3,044,115 28.41 $86,498 $86,498 $0 $28,833 $11,906
 11 2030 $4,058,820 75.00% $3,044,115 28.98 $88,228 $88,228 $0 $29,409 $12,144
 12 2031 $4,058,820 75.00% $3,044,115 29.56 $89,992 $89,992 $0 $29,997 $12,387
 13 2032 $4,058,820 75.00% $3,044,115 30.15 $91,792 $91,792 $0 $30,597 $12,635
 14 2033 $4,058,820 75.00% $3,044,115 30.76 $93,628 $93,628 $0 $31,209 $12,887
 15 2034 $4,058,820 75.00% $3,044,115 31.37 $95,501 $95,501 $0 $31,834 $13,145
 16 2035 $4,058,820 75.00% $3,044,115 32.00 $97,411 $97,411 $0 $32,470 $13,408
 17 2036 $4,058,820 75.00% $3,044,115 32.64 $99,359 $99,359 $0 $33,120 $13,676
 18 2037 $4,058,820 75.00% $3,044,115 33.29 $101,346 $101,346 $0 $33,782 $13,950
 19 2038 $4,058,820 75.00% $3,044,115 33.96 $103,373 $103,373 $0 $34,458 $14,229
 20 2039 $4,058,820 75.00% $3,044,115 34.64 $105,440 $105,440 $0 $35,147 $14,513
 21 2040 $4,058,820 75.00% $3,044,115 35.33 $107,549 $107,549 $0 $35,850 $14,803
 22 2041 $4,058,820 75.00% $3,044,115 36.04 $109,700 $109,700 $0 $36,567 $15,099
 23 2042 $4,058,820 75.00% $3,044,115 36.76 $111,894 $111,894 $0 $37,298 $15,401
 24 2043 $4,058,820 75.00% $3,044,115 37.49 $114,132 $114,132 $0 $38,044 $15,709
 25 2044 $4,058,820 75.00% $3,044,115 38.24 $116,415 $116,415 $0 $38,805 $16,024
 26 2045 $4,058,820 75.00% $3,044,115 39.01 $118,743 $118,743 $0 $39,581 $16,344
 27 2046 $4,058,820 75.00% $3,044,115 39.79 $121,118 $121,118 $0 $40,373 $16,671
 28 2047 $4,058,820 75.00% $3,044,115 40.58 $123,540 $123,540 $0 $41,180 $17,004
 29 2048 $4,058,820 75.00% $3,044,115 41.39 $126,011 $126,011 $0 $42,004 $17,344
 30 2049 $4,058,820 75.00% $3,044,115 42.22 $128,531 $128,531 $0 $42,844 $17,691
 30 Year TIF Total $113,646,960 $85,235,220 $2,790,013 $2,790,013 $0 $930,004 $404,148
 30 Year Average $2,841,174 $93,000 $93,000 $31,000 $13,472




 104 Grant St TIF Model at 75% for 30 Years Updt as Rqst by MD 2-27-2020.xls
 17
Tax Shifts-Avoided Formula Impacts from Sheltering of Valuation: City of Portland - TIF Model
 for 104 Grant Street Affordable Housing TIF

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

 Avoided Formula Impacts from Sheltering of Valuation


 Avoided Loss of Avoided Loss of
 Tax Year- Total Added Sheltered State Aid to for State Municipal Avoided Increase Total Avoided
 TIF Year April 1 Valuation Valuation Education Revenue Sharing in County Tax Impacts
 1 2020 $0 $0 $0 $0 $0 $0
 2 2021 $0 $0 $0 $0 $0 $0
 3 2022 $4,058,820 $3,044,115 $0 $2,281 $1,681 $3,962
 4 2023 $4,058,820 $3,044,115 $8,402 $2,281 $1,681 $12,364
 5 2024 $4,058,820 $3,044,115 $16,804 $2,281 $1,681 $20,766
 6 2025 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 7 2026 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 8 2027 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 9 2028 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 10 2029 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 11 2030 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 12 2031 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 13 2032 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 14 2033 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 15 2034 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 16 2035 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 17 2036 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 18 2037 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 19 2038 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 20 2039 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 21 2040 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 22 2041 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 23 2042 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 24 2043 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 25 2044 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 26 2045 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 27 2046 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 28 2047 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 29 2048 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 30 2049 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
 30 Year TIF Total $113,646,960 $85,235,220 $655,337 $63,875 $47,062 $766,274
 30 Year TIF Avg. $3,788,232 $2,841,174 $21,845 $2,129 $1,569 $25,542



 104 Grant St TIF Model at 75% for 30 Years Updt as Rqst by MD 2-27-2020.xls
 18
 13 12 11 10 9 8 7 6 5 4 3 2 1




 X



 X X



 X




 DRAWING NAME: PROJECT NAME:
 CLIENT:
 UP UP


 X X

 X

 N


 ENGINEERING, INC.
 X



 X



 X
 R
 X



 X

 X X
 O
 X

 UP

 X

 C
 X X




 A




Vehicle Tracking Vehicle Details
Vehicle Name: Architectural
 16.75 16.75
Type: Passenger car

Overall Length 16.750ft
Overall Width 6.300ft
Overall Body Height 5.003ft
Min Body Ground Clearance
Curb to Curb Turning Radius
 0.939ft
 20.000ft
 3.83 9.42
 3.83 9.42 C-10
 19
 DECEMBER 6, 2019
RESIDENCES
104 GRANT STREET
PORTLAND, MAINE




 EASTERN WHITE CEDAR FENCE


 ELECTRICAL METERS




 UP ELEVATOR
 UP
 MACHINE




 COMMON FIRST FLOOR
 FLOOR PLATE
 886 SF 4,852 SF




 ELECTRICAL
 LOBBY ROOM
 100 MAIL / PACKAGES
 520 SF



 PRIVATE
 YARD

 SPRINKLER/
 MECHANICAL
 ROOM




 1 BED STUDIO 2 BED
 102 103 104
 615 SF 497 SF 831 SF




 1 BED 1 BED
 ADA
 101 105
 LIFT
 756 SF 756 SF
 UP




 PORCH PORCH




 ENTRY




 FIRE DEPARTMENT SPRINKLER CONNECTION




 0 4' 8' 16' 32' GRANT STREET

 OR PROJECT
 TH
 NORTH N L Y
 UE
 N I N TO n
 TR
 S S PR ructio
 G R E onst
 C
 PRO Not for
 FIRST FLOOR PLAN
 1 1/4" = 1'-0"




RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
 20
 DECEMBER 6, 2019
RESIDENCES
104 GRANT STREET
PORTLAND, MAINE




 UP UP

 STORAGE
 AND MECHANICAL



 DN DN




 SECOND FLOOR
 COMMON FLOOR PLATE
 4,929 SF
 941 SF




 1 BED 1 BED 1 BED 1 BED
 202 203 204 205
 615 SF 623 SF 623 SF 615 SF




 1 BED 1 BED
 201 206
 756 SF 756 SF




 PORCH
 PORCH




 GRANT STREET




 0 4' 8' 16' 32'
 OR PROJECT
 TH
 EN NORTH
 TR
 U

 N L Y
 I N TO n
 S S PR ructio
 G R E onst
 C
 PRO Not for
 SECOND, THIRD, FOURTH FLOOR PLANS
 1 1/4" = 1'-0"




RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
 21
 DECEMBER 6, 2019
 RESIDENCES
 104 GRANT STREET
 PORTLAND, MAINE




 FIBER-CEMENT PANEL FIBER-CEMENT PANEL ON
 BETWEEN WINDOWS ELEVATOR OVER-RIDE

 FIBER-CEMENT LAP
 SIDING - 6" EXPOSURE
 NICHIHA SIDING
 NICHIHA SIDING
 ROOF EDGE BEAM
 ((REF.) ELEV.) 143'-6"




 SLIDING DOOR WITH

 11'-3"
 TRANSOM WINDOW




 GALVANIZED RAILING



 FOURTH FLOOR
 ((REF.) ELEV.) 132'-3"


 DECK WRAPPED IN
 FIBER-CEMENT TRIM




 10'-9"




 1"
 THIRD FLOOR
44'-1116
 ((REF.) ELEV.) 121'-6"




 WINDOW WITH
 FIBER-CEMENT
 10'-9" TRIM, TYPICAL




 POST WRAPPED IN
 FIBER-CEMENT TRIM
 SECOND FLOOR
 ((REF.) ELEV.) 110'-9"
 104 GRANT STREET


 EASTERN WHITE
 CEDAR FENCE


 10'-9"




 FIRST FLOOR
 ((REF.) ELEV.) 100'-0"
 1"
 2'-12
 FRONT DOOR
 ((REF.) ELEV.) 97'-10-1/2"

 SPRINKLER FRONT ENTRY
 BRICK BASE CONNECTION
 CMU RETAINING WALL LOCATION
 AVERAGE GRADE




 NORTH ELEVATION
 1 1/4" = 1'-0"




 N L Y
 I N TO n
 S S PR ructio
 G R E onst
 C
 PRO Not for


 RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
 22
 DECEMBER 6, 2019
 RESIDENCES
 104 GRANT STREET
 PORTLAND, MAINE




 FIBER-CEMENT PANEL ON
 ELEVATOR OVER-RIDE




 ROOF EDGE BEAM
 ((REF.) ELEV.) 143'-6"




 FIBER-CEMENT TRIM

 11'-3"




 FOURTH FLOOR
 ((REF.) ELEV.) 132'-3"




 WINDOW WITH WINDOW WITH
 FIBER-CEMENT FIBER-CEMENT
 TRIM, TYPICAL TRIM, TYPICAL
 10'-9"




 1"
 THIRD FLOOR
44'-1116
 ((REF.) ELEV.) 121'-6"

 FIBER-CEMENT LAP
 SIDING - 6" EXPOSURE

 FIBER-CEMENT LAP
 SIDING - 6" EXPOSURE

 10'-9"




 SECOND FLOOR
 ((REF.) ELEV.) 110'-9"




 EASTERN WHITE
 CEDAR FENCE


 10'-9"




 FIRST FLOOR
 ((REF.) ELEV.) 100'-0"
 1"
 2'-12
 FRONT DOOR
 ((REF.) ELEV.) 97'-10-1/2"

 ENTRY DOOR CANOPY OVER DOOR ENTRY TO STAIR WELL
 ELECTRICAL METERS
 CMU RETAINING WALL

 AVERAGE GRADE




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



 N L Y
 I N TO n
 S S PR ructio
 G R E onst
 C
 PRO Not for


 RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
 23
 DECEMBER 6, 2019
 RESIDENCES
 104 GRANT STREET
 PORTLAND, MAINE




 FIBER-CEMENT PANEL ON FIBER-CEMENT PANEL ON
 ELEVATOR OVER-RIDE ELEVATOR OVER-RIDE

 NICHIHA SIDING
 NICHIHA SIDING



 ROOF EDGE BEAM ROOF EDGE BEAM
 ((REF.) ELEV.) 143'-6" ((REF.) ELEV.) 143'-6"




 FIBER-CEMENT TRIM FIBER-CEMENT TRIM

 11'-3" 11'-3"

 GALVANIZED GALVANIZED
 RAILING RAILING




 FOURTH FLOOR FOURTH FLOOR
 ((REF.) ELEV.) 132'-3" ((REF.) ELEV.) 132'-3"


 DECK WRAPPED IN DECK WRAPPED IN
 FIBER-CEMENT TRIM FIBER-CEMENT TRIM




 10'-9" 10'-9"
 WINDOW WITH
 FIBER-CEMENT WINDOW WITH
 TRIM, TYPICAL FIBER-CEMENT
 TRIM, TYPICAL




 1" 1"
 THIRD FLOOR THIRD FLOOR
44'-1116 44'-1116
 ((REF.) ELEV.) 121'-6" ((REF.) ELEV.) 121'-6"




 FIBER-CEMENT LAP FIBER-CEMENT LAP FIBER-CEMENT LAP FIBER-CEMENT LAP
 SIDING - 6" EXPOSURE SIDING - 6" EXPOSURE SIDING - 6" EXPOSURE SIDING - 6" EXPOSURE

 10'-9" 10'-9"




 SECOND FLOOR SECOND FLOOR
 ((REF.) ELEV.) 110'-9" ((REF.) ELEV.) 110'-9"



 TRANSOM WINDOW TRANSOM WINDOW
 WITH FIBER-CEMENT WINDOW WITH WINDOW WITH WITH FIBER-CEMENT
 TRIM, TYPICAL FIBER-CEMENT FIBER-CEMENT TRIM, TYPICAL
 TRIM, TYPICAL TRIM, TYPICAL
 10'-9" 10'-9"

 EASTERN WHITE CEDAR FENCE



 CMU RETAINING WALL
 FIRST FLOOR FIRST FLOOR
 ((REF.) ELEV.) 100'-0" ((REF.) ELEV.) 100'-0"
 1" 1"
 2'-12 2'-12
 FRONT DOOR FRONT DOOR
 ((REF.) ELEV.) 97'-10-1/2" ((REF.) ELEV.) 97'-10-1/2" BRICK BASE
 DOOR TO PATIO


 PATIO BRICK BASE RETAINING WALL
 AVERAGE GRADE AVERAGE GRADE




 EAST ELEVATION WEST ELEVATION
 2 1/4" = 1'-0"
 1 1/4" = 1'-0"




 N L Y
 I N TO n
 S S PR ructio
 G R E onst
 C
 PRO Not for


 RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
 24
 DRAWING NAME: PROJECT NAME:
 CLIENT:




 ACORN
 ENGINEERING, INC




TIF District Map EX-B 25
 EXHIBIT C: CITY OF PORTLAND TAX PARCEL MAP, AHTIF DISTRICT BOUNDARIES
 F8SW F8SE F9SW
 20.5 4512
 100 50 1760
 6700 69
 67 048 B002 100
 95
 65 4987 048 50
 048 B015
 036 E006
 049 A001 100 B018 32 24
 048 A007 120 048 B016 048 B017 2974
 28
 6
 048 A012 45.1 036 E022
 VE
 95
 50 6700 65 9500
 036 E001
 RK A
 048 A011 69 34. 3
 1

 PA
 7
 122 048 B011 275 036 E004
 100

 1 84 16 0
 50 048 A010 45. 2
 66 - 8 3 10 6 - 5 9
 048 B014 4750 036 E003
 95
 5400 50
 036 E002
 -1
 9
 1 048 A008 048 B013 63. 1
 7
 97. 5
 10 7 -
 33
 5000 048 A028
 12 7
 50
 128 100 95
 50 048 B012 4750 75 13


 048 A004 130 26 1980
 94
 34
 44.1
 33
 PARK VIEW CONDO 50 276 STATE STREET CONDO
 45
 100 4750 25.25 6
 5000 66
 12

 138 GRANT-MELLEN 77 1149 048 D011
 22 4
 3463
 6 273
 33

 - 27
 42.9 50
 048 A006




 ¹
 16 2 - 2 7
 4250
 108 33 CONDO 60

 26 2 - 27 7
 43


 036 E016
 95 7
 100
 048 A026 4750
 2 048 A005
 16 1 -
 50 4155
 2 52 048 4775
 26 3
 048 A029
 44 - 9
 108 50
 142 100 048 A025 4750 5700 79.45
 146 9 D025
 41 - 8
 45 8
 9
 50
 5000 85 50
 4750 048 D012
 54 7
 62
 71.2
 148 048 A003 100 67 048 A031 048 A027
 5000 50
 50
 95
 62 90 4750
 95
 272 5375 036 E015
 048 A030
 06 048 D010 48.2
 60
 88 - 1 7
 95
 97
 100
 PARK MEDICAL
 0 3100 25 036 E012 27
 100. 048 A024 103 0
 95
 CONDO
 89 - 1
 048 A002 50 50
 25 4750 62 3552 036 E014
 3090
 2375 048 D009 55. 5
 4
 95
 50
 0 105 50 66
 50
 48.9
 95
 048 A001 100. 31
 5
 3040 111
 048 A022 107 36 048 D004
 2375 048 D008 65. 7 4750
 3040
 4
 54
 43.3 048 A019 048 A021 263 5320
 98. 5
 0 100.
 0 4132 32
 4750 72 048 D007
 048 46.8
 4
 40.2 2802 32
 PROJECT LOCATION 46
 5130 D006
 60
 036 E013


 RING
 048 A020 048
 87
 115 95. 5
 053 B010 048 A016 2565 113 43.5 4370
 50 74 D005


 DEE
 95 95 7
 50 2624
 119
 95 40
 50
 125 29.5 048 D023
 87 95

 50 4513 2640
 84 80 50
 048 A018 95 27
 048 D003 4
 95
 50
 83 2-4
 129 4350

 N ST
 95
 048 A014 47.5
 3
 1-4
 048 D001 048 D022
 MA
 5225
 95
 048 D002 55

 SHER
 95 4750 50 100 50.4

 AVE 95
 133 9500 34 048 D018 048 D019
 101.
 2 5 3.71 WENTWORTH 50
 048 A015
 46
 50 11400
 6520 98 50 048 D020
 94 - 1 5
 59.55
 95
 50 CONDO
 62.29
 T 4
 NT S
 38
 95

 91 - 1
 6270
 64
 50 - 3
 70


 GRA
 143 150 42.6 54
 65 61 5000
 6
 95
 3766
 49 - 14250 048 D024 62
 048 C008
 95
 4750 120
 4750 048 C012 43.6 2150 46
 71 95
 3405
 66
 036
 40 048 D017 036 F001
 F004
 53
 4750 1
 4750 32
 50 95 95
 40 50
 053 B024 3800
 78
 40
 048 D016 75 261
 3800 OAKVIEW CONDO 4750 53 036 F003
 100
 50 104 77
 60
 60 95
 13352 048 D015 3560
 26. 7
 4 116 1
 32.5
 3348
 50 50
 60 5700 5940 55. 5
 120 048 C007
 53
 036 F002
 048 D013 0
 2
 3071 048 F011
 - 26
 56
 34
 4750 3.24
 95

 24 6 - 26 1
 51 5700 50
 157 048 C006 6 2750
 68 - 8
 50
 PARKSIDE STUDIOS CONDO 5300
 3

 62.76
 24 7
 1.13
 95
 5 63. 5
 141.2 28
 048 C004 7 257
 4845
 69 - 8 96
 048 C005 46 - 5
 95
 150 9460 48.87 048 F009 52
 4
 5086 34
 50
 048 C023 9
 5850 122
 048 C026 45 - 048 F010 59. 5
 50
 50
 95
 134
 5
 4874 048 F012
 TE
 95

 16 4
 19
 52
 128
 14 8 - 16 3
 100 7
 048 F007
 STA
 3000 048 C025 2806
 44
 40 60 56 256
 95 6

 048 C003 5000
 101 036 F016
 14 7 -
 18

 048 C001
 75 95
 40
 048 F008
 100
 048 C002 95
 036
 140
 17


 90 105 4750 048 F006
 48 3600
 142
 75 048 C020 048 C021 111 12500 62 38.5 40 F017
 053 C011
 40 95
 4750
 99.2 048 F026 ST
 50 31
 60 97
 35
 46 048 C009 8
 048 C022 66 99.2 25.5 31
 1672 40. 1
 33.54 28
 9
 19 252 036 F015
 30 - 748
 2
 4200 50
 10 115 9500 50 55
 96

 4
 20
 - 50
 95 100
 40
 29 119 41.2 4347
 40
 4025
 48 3667 39 048 C013 28 80 048 F005 50 048 F024
 17500 .6 55 5
 100 43.3
 42 123 4275 3126
 158 053 C012 2750
 048 C019
 49.4
 35 95
 048 F027 2793
 4750 50 048 F025 32
 50 048 C018 4750
 82 60. 5
 053 C010 45
 100 477
 120 90 048 C017 131
 50 64.9
 048 E012 048 F001 58.5
 485
 95
 3600 WETERLY CONDO 2771
 4750 100 481
 053 C043 40
 40
 048 C016 35.1
 135 50 50 35.5 048 F023
 053 C013 4275 50 1755 62 4938
 048 C015 50 3245 37.65 50


 N ST
 139 048 F022 489
 048 E011
 47 2
 9
 93. 2 3800 048 F019
 45 8 - 7 3
 37.35

 MA
 50
 048 C014 106 5500

 SHER
 50
 493
 50
 5 45
 93. 2 141 4
 40

 45 7 -
 90 3800 5000 048 F021 5500
 50
 50
 50 100

 98 - 1 9
 64.9


 053 C042
 92
 38 3619 40 50 4940 55
 39. 3
 4
 048 F020 497
 145 4
 97 - 1
 35 100
 108
 4750 40 100
 50 35.1 49
 3803 5500
 053 C014

 EN
 34.3 4750 55
 046 A001


 MELL
 112 60
 100
 22
 39. 3
 4 50 5437 116 048 E010 5000
 50
 32.25 048 F018 501 20

 100 4500 4481
 048 E013 503
 100
 053 C044 50
 92
 048 E009 048 F017
 4022 50 2930 120 048 E008 79.8 100
 100
 3550
 3950 5
 34 72.3 507 45 22. 5
 2693
 64.8 048 E007 50
 048 F016 100 509 100
 124
 52 0
 2813
 40
 3765
 47 4 - 52 1
 100 39.5
 053 C027 57.6 048 F015
 2301
 ST 511 047 B028 4
 47 5 - - 24
 30
 048 E005 048 E006
 100
 3735 35.5
 E
 2540 048 F028 24


 D AV
 22 4 - 24 5
 048 E025
 10

 50.1 26
 053 C025 132 130
E8NW
 N
 33 9 98. 8


 O7NE
 048 F014 515 37.65 99.
 3


 ERLA
 22 3
 2257 3005 100 5000 2667
 100 2872
 6
 48 - 6
 45
 8
 38
 20

 B
 048 E004 33. 8


 CUM
 10
 37.35
 100
 7350 30 3600 46 54
 7 242
 - 6 4000 2878
 7
35. 8
 2934
 49 047 B027
 5
 3
 40
 50.53 100
 50


 053 C024
 7
 65
 048 E001
 2318 138 048 E029 1746 048 E026 2775 50 3700
 053 C028 58.6 55 3225
 048 E028
 30
 9
 4369 40 38
 4335 482 99.
 5 3007
 142 72.93
 048 E003 27.58
 40 70
 90
 523 4200 484 047 B030
 63.7
 048 E002 100 45
 80
 048 E024 486
 63
 47
 146 32.25
 63.7 101
 3980 048 E023
 100
 26 70
 488 047 B007
 527 240
 40
 3 3800
 24. 1 047 B008
 30
 80
 100 4480
 053 C029 3780 3007
 053 C031 38
 048 E021 048 E022 531 047 B003
 160.5
 8
 492 047 B006 047 B026
 10 048 E027 3680 54 494 047 B009
 9.1 238-240 STATE STREET CONDO
 55
 8 32.7 5000 047 B005
 93. 048 E014 047 B004
 3835
 42 50 46.5 048 E020 535 46 98.8 33.42 99. 7
 101 30
 35 18742 26.1 3056
 541
 149
 545 6000 98. 8

 E0 31
 19
 113
 048 E019 50 498 26.1
 048 E030 047 B025
 28
 20 100

 04 8
 156
 053 C032 5622 2 28
 1526 236
 35 3786 114.4
 4602 053 C030 70
 1356
 047 B019
 75
 823 87.
 6
 549
 41. 5
 6689 38. 3
35. 4
 1 047 B018 3179
 500
 E0 18
 75
 234
 9
 45.3 46

 04 8
 10 110 47 27.5
 553
 0
 053 C034 GARDNER HOUSE CONDO 110 21088 50
 13
 047 B024
 048 E015 048 E017 3488 53.2 047 B002 9 29.92
 7000 84.33 62
 29.92
 555
 110
 7470
 35 3794
 10

 57 0
 45
 0
 817 25.8
 52 2 - 7 1
 053 C035 44. 5 563 8315 46.5 047 A027 3.46 22.5 DEERING
 5 047 B013
 52 3 -
 5
 1100
 28.5 4628
 40
 STREET 047 B020 50. 6
 81.
 18

 3500 42
 - 28 048 E016
 5
 5500 1001 CONDO
 053 C036
 40
 55
 10 27
 10
 35 53.2 24.88
 0

 11 - 10 4750
 3500 9.1 24.88
 81.56 16.25
 1
 10
 3766 571 2385 21.05
 6.52
 156
 047 047
 053 C037
 2 0
 50 161
 -
 -7 8 35
 3500 2385 151 047 B022
 43. 1
 528 047 B001 130 047 B017 114 B021 B023
 39
 75 047 A008 047 11. 97 047 B014 39 35
 053 C038 11 5045
 A011 047 A012 047 B012
 132 114
 101. 3 37 33
 17.66 3888
 48.11
 538 536 047 B011 138
 534 95.84
 30 3500 35 .99 047 B010 43 2393 46.84
 47
 124
 .2 95.84 57 45 5272
 .9
 2366 2649
 9
 35 95.84 59 53
 807 053 C039 047 A006
 7 110
 38. 40 5608 110
 2914 542 51
 29 4103 047 A009 047 B029 49 27
 7
 .4 30.79 4359 6946
 2 3060 101.6 85.5
 100.1 047 4221
 6
 4219 93.25
 76
 34.81 047 A003 047 B016
 .
 2496 A010 8336
 054 A001 053 C040 546 5389 047 B015
 5

 054 A002 40 4596 94.22 6
 30 - 4
 27.5
 550 2 24.88
 117.2 27.5
 054 A003 2460 803 552 24.88 .76
 - 4 7 73 4945 4564 5054 61
 61.69 2592 2
 047 A007 49 29 9201 37.5
 2700 117.2
 2
 82
 3619
 80
 31
 80
 .4
 047 A001 047 A002 556
 46
 .8 40. 2 87.9
 047 A026
 .8
 1 35
 80 4 - 8
 45 1830 047 A005
 .
 9
 5
 7 10.82
 6
 2518 23 3 - 8 20
 562 79. 2
 7
 117.2
 2
 83.18
 23
 60. 1 30 747
 87 .2 .2
 814 5
 66.16
 22394
 34 - 7 6
 T
 1


 DEERING S
 94
 48 4
 2178 20
 61.
 2 27.85 30
 33 - 7 5
 29 .7 41 4
 . 67 5 13 .1 11. 9
 61. 2 8675
 24
 31. 9 100
 047 C039
 8
 2.7 2255
 18
 054 A004 047 A004
 9 .7
 67 37. 41 48.11
 810 2-
 3
 3 2 .8 42
 047 C017 9740
 054 1- 8 31. 9
 1956 4 35
 9 3 35 91.5 39 34
 A005 7311 61. 1 29 4194 4166
 812 8
 9
  2909 2932 3500
 054 054 41
 .8 100.5

 B003 A006 35
 3250 2900 047 C013
 73 - 8 2 047 A013 047 A014 32.93
 2 047 A033 31.17 4947 3000
 218 97.82
 - 804 -8 142.66 30.48 38
 - 2 24 BR
 44 3136 42
 1 3
 45 116. 47

 ST 7
 3395
 30.5 44 99.85
 75
 3018 047 C012 047 C016
 3
 AM
 04 7 C014
 2904 054 A007 3681 12
 047 A015 047 C002 3050
 3054 047 C008 48 047 C015 99.85
 2 047 A017 50 40
 0
 3050 46
  66
 3815
 047 C007
 HA
 45
 .5 047 A028 047 C005 52 100
 054 B005 3260 047 C003 047 C011 100
 43 4455 8215 60 97.1 047 C010
 LL
 11 LL 047 A029 139. 4
 70
 64 96.83 58 97.1 047 C009
 96. 83
 0. 5

 78 779 047 A025 24
 97
 68
 PL 7 8-
 89
 2838
 AM .1 0
 39
 10 047 C001
 70
 047 C006
 8 9 - 80 2
 66
 5016 66
 HA
 7 100
 70
 44 .4
 9 94. 95
 12
 80 72
 0
 775 047 A016 100
 054 B007
 28
 1 41
 .8 100. 03 74
 100 42

 .7 121
 054 B006 BR 37959 5 5016 12 0 100
 88
 85
 22 77.47 43.42
 2- 30
 .6
 .9
 66
 6
 54 51
 1 - 20 41.85 52.5
 13
 41
 8
 .8 35 15.6
 19 32.33
 7517 5400 31.17
 794 047 A032 134
 35
 2 047 C004 11.4 19.2 5.05 80.3
 767
 118
 20061 30.5
 35
 45 .7
 50
 790 RD 120 41.85 047 C023
 054 F001 17088 047 A024
 CO
 66 BRAMHALL CONDO 047 C035
 66 047 A018
 21
 94.97
 NG
 68 146 38 16
 047 C022
 65 - 7 0
 .9
 134 9 AN 116 .9 6 5617 047 C040
 RE
 16.7
 -7 . 81
 14 MELLEN STREET CONDO
 15 047 C018
 1 047 A019 2 - 24 94.97
 50

 SS
 054 F002 765 14
 MIL 33 A 03 0 1 - 27 6918 12390
 ST
 DEERIN
 .6
 50.02
 L
 4 55.3
 047 C019
 5




 VAUGHAN ST
 129
 17019 . 24710 78. 4
 14. 8 37.8 7482
 107. 98
 10.5
 98 04
 1
 76 4574
 7
 32.11

 MA 0- 26. 3 5746 65.11
 7 28. 1 8 3
 C 054 F004 6 1 - 78 6
 90 55 4 60 15
 5 5. 08
 1 57 8 - .3
 66 78 757 43.06 047 A023 67.9 88.83
 11 - 6 66 .6 7 7 047 A020
 128
 047 C034
 1 inch = 50 feet
 3

 GS LN
 4368 3000 53
 047 C024 047 C033
 2 - 20
 13629 3. 70
 054 F014 054 F008 047 A021 10 11
 047 C021 1 - 19
 50
 61. 747 7991
 50
 9 8640
 77.03 3
 269 054 F011 62 55.42


 Index Number - E8NE
 73.06

 Tax Map Index; http://www.portlandassessors.com/taxmaps.htm
 86. 3
 E8SW E8SE E9SW
 9 60

 April 1 2012 fy 2013
 7720
 2
 7. 4
 41.
 10 50
 6
 4500 12



 26
Exhibit A2: Projected Sales Schedule | The Goodwin



 Unit BR SF Price IZ Unit MH Unit
 -$30,000
 401 1 756 $325,000
 402 1 617 $240,000 1
 403 1 616 $265,000
 404 1 616 $265,000
 405 1 617 $240,000 1
 406 1 760 $325,000


 301 1 756 $310,000
 302 1 617 $200,000 1 1
 303 1 616 $240,000 1
 304 1 616 $240,000 1
 305 1 617 $200,000 1 1
 306 1 760 $310,000


 201 1 756 $305,000
 202 1 617 $200,000 1 1
 203 1 616 $200,000 1 1
 204 1 616 $200,000 1 1
 205 1 617 $200,000 1 1
 206 1 760 $305,000


 101 1 756 $355,000
 102 1 617 $200,000 1 1
 103 1 498 $200,000 1 1


 105 2 750 $345,000
 106 1 756 $320,000


  TOTALS 24 15,323 $5,990,000
 AVG 638 $260,435 8 12


 PARKING 12 $12,000 $144,000


 GROSS POTENTIAL SALES $6,134,000



 27
Exhibit A1: Development Pro Forma | 104 Grant Street Project Pro Forma



 ACQUISITION
 Land|Bldg 400,000
 Misc Closing Costs 5,000
 SUBTOTAL 405,000
 HARD COSTS
 Construction (GMP) 4,600,000
 Environmental (Remediation) 30,000
 Appliances 70,000
 Contingency 150,000
 SUBTOTAL 4,850,000
 SOFT COSTS
 A&E | Design+Structural+Admin 165,000
 Interior Design 10,000
 GeoTech 20,000
 Civil+Survey 38,000
 Owner's Construction Rep 25,000
 Environmental (Reports+Fees) 45,000
 Special Testing|Insp. 5,000
 FF&E + Signage 10,000
 Parking 40,000

 Developer Legal 50,000

 Site Plan Approval 10,000
 Building Permit + Fees 82,000
 Utility Connection Fees 60,000

 Adv+Marketing+Staging 25,000

 Insurance 30,000
 Property Taxes 15,000
 Stormwater Fees 2,000
 R.E. Transfer Tax 15,000
 Other Closing Costs 5,000

 Misc Soft Costs 10,000
 Developer Overhead 215,000
 Property Management 10,000
 Post Constr. Carrying Costs 20,000
 SUBTOTAL 907,000
 FINANCING COSTS
 Origination Fees 16,000
 SubDebt|Subsidy Fees 5,000
 Lender 3rd Party Fees 13,000
 Lender Legal 15,000
 Title & Recording 7,000
 Interest Expense 200,000
 AHTIF Reserve 77,000
 SUBTOTAL 333,000
 TOTAL 6,495,000




 28
 CITY OF PORTLAND
 Planning & Urban Development Department
 Housing and Community Development Division


 TO: Councilor Duson, Chair
 Members of the Housing Committee

 Councilor Costa, Chair
 Members of the Economic Development Committee

 FROM: Mary Davis, Division Director
 Victoria Volent, Housing Program Manager
 Housing and Community Development Division

 DATE: February 28, 2020

 SUBJECT: DRAFT Request for Proposal of 21 Randall Street, 165 Lambert Street,
 and 43 & 91 Douglass Streets

During the November 13, 2019 meeting of the Housing Committee, the Committee voted to
recommend to the City Council the disposition of City-owned property located 21 Randall
Street, 165 Lambert Street, and 43 & 91 Douglass Streets. At the December 16, 2019
meeting of the City Council, the Council authorized staff to move forward with the
disposition of these properties and requested that staff investigate options to maximize
housing development potential and recommend preferred disposition approaches, working
with the Economic Development and Housing Committees (Resolve 10-19/20).

Staff is recommending the Request for Proposal (RFP) process to ensure that public
resources are utilized for maximum public benefit while accomplishing specific objectives
requested by the Council, and providing fair access to all applicants.

RFP Goals

There are common goals identified for the three properties.

• Developments shall provide mixed income units affordable to households earning 60%
 to 120% of the area median income (AMI). Currently, 60% AMI for a family of four is
 $55,800 and 120% AMI for a family of four is $111,600.

• Affordable is defined as the percentage of income a household is charged in rent and
 other housing expenses including utilities, or must pay in monthly mortgage payments
 (including real estate taxes, mortgage insurance, condominium/HOA fees, insurance
 and utilities), does not exceed 30% of a household’s gross income, or other amount
 established in city regulations that does not vary significantly from this amount.
 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 1
• Affordability restrictions must be in place for a minimum of 30 years for
 homeownership units, and the longest period allowed by law for rental units.

• Developments should include excellent building and site design utilizing design
 principles that promote efficient use of land to create a development that is compatible
 with the existing pattern, streetscape, scale, massing, and materials of the surrounding
 neighborhood. The designs will meet the City’s Green Building Code.

• Higher density zoning that furthers exceptional projects and other city goals as outlined
 in the RFP(s) may be considered.

• Short-term rental of the units will not be permitted.

• The sale or long-term lease of the properties at 21 Randall and 165 Lambert Streets at
 below fair market value may be considered to support housing development that meets
 the City’s stated goals. The City expects to receive fair market value for the property
 located at 43 & 91 Douglass Street.

• Alternative ownership models that encourage a mixed income community with long term
 affordability for the maximum number of units, such as limited equity units, co-housing,
 cooperative, or a community land trust, may be considered in order to ensure the units
 affordability over time.

After proposals are opened, city staff will make a recommendation to the City Council’s
Economic Development Committee (EDC) and the Housing Committee (HC). The EDC
and HC will make a recommendation to the City Council. The contract for the disposition
of the property will be executed only after review and final approval by the City Council.

Staff Recommendation

Staff is requesting the Economic Development Committee and the Housing Committee
approve the terms and authorize staff to issue the Request for Proposals for the city-owned
properties at 21 Randall Street, 165 Lambert Street and 43 & 91 Douglass Street.

Attachments

Draft Request for Proposal (RFP) - 21 Randall Street
Draft Request for Proposal (RFP) - 165 Lambert Street
Draft Request for Proposal (RFP) - 43 and 91 Douglass Street




 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 2
 CITY of PORTLAND, MAINE
 Request for Proposals for Disposition and Development of City-Owned Property
 Located at 21 Randall Street

I. NOTICE AND SPECIFICATIONS

The City of Portland, Maine seeks proposals from qualified developers for the creation of residential
housing at 21 Randall Street. The site is designated on the City of Portland Tax Assessor’s Map as lot
CBL 166 B014-015-016.

Sealed proposals for the project, including an original, seven (7) copies, and one (1) digital
copy, as specified herein, will be received by the Purchasing Office, Room 103, City Hall, 389
Congress Street, Portland, Maine 04101, until (time) p.m., (day), (month, date), 2020, at which
time they will be publicly opened.

Proposals shall be submitted, and returned in sealed envelopes plainly marked on the outside
“Disposition and Development of Property Located at 21 Randall Street”.

Proposals that are late, unsigned or submitted via fax will not be accepted. Proposals from
individuals not registered with the Purchasing Office may be rejected; receipt of this document
directly from the City of Portland indicates registration. Should a person receive this Request from
a source other than the City, please contact 207-874-8654 to ensure that you are listed as a
recipient for this proposal.

All questions must be submitted in writing to the Purchasing Office. These may be mailed, hand
delivered, faxed to (207) 874-8652 or e-mailed to mff@portlandmaine.gov and be received no later
than five (5) business days prior to the opening date. Questions received after this time will not be
addressed. Any interpretation, correction, or change of this document will be made only by written
addenda. Changes in any other manner will not be binding on the City and proposers should not
rely on. Proposers should not have contact with any City staff with regard to this proposal unless to
obtain general public information as specified in the document.

The disposal of this real estate shall be on the basis of a negotiated proposal, with the City of
Portland reserving the right to refuse any and all proposals. All proposers are advised that the
property will be sold “as-is” and “where is”, in its existing condition, with no warranties either
expressed or implied. The City disclaims any and all responsibility for injury to proposers, their
agents or others while examining the property or at any other time. The City will not be responsible
for any broker’s commission.

Any and all improvements made to said property must be done in accordance with existing City
Codes and Ordinances.

II GENERAL INFORMATION

Summary of Request:

The City of Portland is committed to providing housing opportunities and has set a goal to evaluate
 1
the use of City-owned property to construct housing. As one-step in accomplishing this goal, the
City of Portland will accept proposals for the development of housing on the lot located at 21
Randall Street, which currently is a vacant.

This request for proposals results from the December 16, 2019 approval by the Portland City
Council (Resolve 10-19/20) of the recommendations of the Housing Committee to market the City-
owned vacant property located at 21 Randall Street.

The City of Portland uses the RFP process to ensure that public resources are utilized for maximum
public benefit while accomplishing specific objectives and providing fair access to all applicants.

Site Information:

 a. Location: 21 Randall Street, as identified in the City of Portland Assessor’s records as lot
 CBL 166 B014-015-016. (See Attachment 2).

 b. Existing Conditions: 21 Randall Street is located on three parcels totaling .3204 acres with
 frontage on Randall and Illsley Street in the East Deering Neighborhood. The surrounding
 context is predominantly residential with the majority of homes in the area being one and
 two-family structures. Washington Avenue, the neighborhood’s principal arterial roadway, is
 located one block north of the complex and features a mixture of multi-family structures and
 commercial land uses.

 c. Current use: Vacant lot.

 d. General Dimensions: Together these lot are approximately .3204 acres or 13,956 square
 feet.

 e. Current Zoning: R-5. The R-5 zone allows for residential and duplex development. For a
 single-family home or duplex, the land area per dwelling unit is 3,000 square feet. At 13,956
 square feet, this parcel, if split into two lots, would technically allow for four (4) single-
 family homes or two (2) two-family dwelling units For complete zoning requirements,
 please refer to Chapter 14, Land Use, of the City Code.

 f. Rezoning: Higher density zoning that furthers exceptional projects and other city goals as
 outlined in Section III may be considered.

 g. Condition of the property at the time of disposition: Portland Water District has a major
 sewer easement through Lot 166 B016, which would preclude development on that side of
 the property. However, pavement placed over the easement may be allowed with a minor
 modification and execution of an Easement Modification Agreement with Portland Water
 District. (See Attachment 3)

 h. Environmental Conditions: The City of Portland does not have any specifics with regard to
 environmental conditions and makes no representations or guarantees with respect to the
 environmental condition of the site.

 2
 i. Proposers are urged to investigate water sources and utility connection requirements with
 the Department of Public Works.



III CITY GOALS

The City’s primary goals for the use of the property are:

1. Developments shall provide mixed income units. All units must be affordable to households
 earning 60% to 120% of the area median income (AMI). Currently, 60% AMI for a family of
 four is $55,800 and 120% AMI for a family of four is $111,600.

 Affordable means that the percentage of income a household is charged in rent and other
 housing expenses including utilities, or must pay in monthly mortgage payments (including real
 estate taxes, mortgage insurance, condominium/HOA fees, insurance and utilities), does not
 exceed 30% of a household’s gross income, or other amount established in city regulations that
 does not vary significantly from this amount.

 Restrictions on the affordability of units must be in place for a minimum of 30 years for
 homeownership units, and the longest period allowed by law for rental units.

2. Development of mixed income homeownership or rental housing of excellent building and site
 design. Design principles should promote efficient use of land to create a development that is
 compatible with the existing pattern, streetscape, scale, massing, and materials of the
 surrounding neighborhood. The development’s building shall be designed to meet the City’s
 Green Building Code.

3. Rezoning may be considered to support increase housing development opportunities or
 maximize the number of allowable housing units on the property.

The general terms for this real estate transaction include:

 • Zoning. Rezoning of this property may be considered to increase housing development
 opportunities or to maximize the number of allowable housing units on the property.
 • Units must be used as the principal residence of the owner/tenant and owner/tenant shall not
 use the unit for the conduct of business (except for a home occupation allowed under the City
 of Portland zoning ordinance) or as an investment property. Units shall not be rented for
 short term periods of one to thirty days.
 • The sale or long term lease of the property below fair market value may be considered to
 support housing development that meets the City’s stated goals.
 • Alternative Ownership Models. Alternative ownership models that will encourage a mixed
 income community with long term affordability for the maximum number of units, such as
 limited equity units, co-housing, cooperative, or a community land trust, may be considered
 in order to ensure the units affordability over time.
 • Proposals must outline how they will maintain affordability.
 3
 • Other City Incentives. Other city financial incentives may be considered to support increase
 housing development opportunities or maximize the number of allowable housing units on
 the property.


IV PROPOSED SCORING

An internal staff Committee will review proposals received, and will apply the following selection
criteria in reviewing and scoring the applications.

Proposed use to achieve the City of Portland's goals
 40 points
 1. Market Demand - 25 points
 a. 25 points - All units meet the City’s income targeting priority noted in Section III.1
 b. 20 points - At least 75% of the units meet the City’s income targeting priority noted
 in Section III.1
 c. 15 points - At least 50% of the units meet the City’s income targeting priority noted
 in Section III.1
 d. 0 points - Project does not does not meet the City’s income targeting priority noted in
 Section III.1
 2. Economic diversity – 15 points
 a. 15 points creates housing options which promote economic diversity in the
 neighborhood in which the development is located
 b. 0 points does not promote economic diversity

Impact on surrounding neighborhood, including design. 25 points
 1. Project Design -- 15 points
 a. 15 points -- the proposal is consistent with design characteristics
 b. 10 points – the proposal is an adequate fit with the neighborhood design,
 c. 0 points – the design is a significant outlier
 2. Amenities and unit design -- 10 points
 a. 10 points – amenities & unit design are well thought out and appropriate for residents
 b. 5 points -- amenities & unit design are adequate
 c. 0 points – amenities and unit design raise significant concerns that resident needs will
 not be adequately addressed

Applicant's ability to complete project, including financial feasibility, development team
experience, capacity, and timeframe for completion. 35 points

 1. Readiness to proceed – 15 points
 a. 15 points – all projected sources of funding include letters of commitment or interest
 are projected at terms and conditions consistent with the City’s prior experience with
 the funder
 b. 10 points – most projected sources of funding include letters of commitment, letters
 of interest, or, if no letter is included, are projected at terms and conditions consistent
 with the City’s prior experience with this funder

 4
 c. 0 points – one or more sources are projected on terms that are not consistent with the
 City’s prior experience with the funder and are not documented by letter(s) from
 funder(s).
 2. Track record of development team – 10 points
 a. 10 points – every development team member has a successful track record with this
 type of project and at this scale
 b. 8 points – all but one development team members have a successful track record with
 this type of project and at this scale; one development team member has relevant
 experience but at a smaller scale or not of this project type
 c. 5 points – two development team members, while having relevant experience, are
 new to this type of project or this scale of development
 d. 0 points – the development team does not meet the criteria above
 3. Current Capacity of development team – 10 points
 a. 10 points – development team members have exceptional depth of human and
 financial resources to complete this project
 b. 8 points - development team members have the human and financial resources to
 complete this project
 c. 5 points – development team has a staffing gap in a significant role and a plan to
 address that gap, OR there are some concerns about the financial resources of the
 team to move the development forward
 d. 0 points - the development team does not meet the criteria described above


SUMBMISSION INFORMATION
Interested parties are asked to submit a concept development (including preliminary drawings) and a
brief description of the project, no longer than two pages, to include the number and type of units,
occupants (owners/renters) to be served, special features, the impact on the neighborhood and other
ways the proposal meets the primary goals of the City. A general project budget with projected
funding sources, development timeline, and development team qualifications and financial
capabilities is also required. This RFP does not require detailed architectural drawings or
development pro formas.

Photographs and maps of the site and area are required.

 a) Developer: Name, address, telephone, fax number of the proposed owner/developer and the
 name(s) of an alternative contact person(s).

 b) Proposal: Each proposal submitted must specifically outline the proposed use of the property
 and any proposed rezoning requests.

 c) Financial Feasibility: Provide a business plan, which shall include prospective and committed
 sources of funding, development and operating budgets; a letter from a lending institution
 indicating the applicant’s ability to finance the projected costs; and provide examples of prior
 projects that indicate the proven ability to develop a project of similar type and scale from a fiscal
 perspective.



 5
 d) Timetable: Provide an overview of how the proposal will be implemented. Include approximate
 schedule for completion of each element, closing, construction start-up, substantial completion,
 final completion, and occupancy. Include applications for public or private financing.

 e) Developer Capacity: Identify the qualifications and experience of the development team for the
 project including a list of previously completed projects similar to the proposed project. This
 team may include key staff of the developer, architect, general contractor and future property
 management. Also, discuss the ability to complete the project including the qualifications of the
 development team, management plan, experience, capacity, project readiness to proceed, and
 timeframe for completion.

 f) Occupancy and Management Plan: Present a plan detailing the ownership structure
 (condominium, cooperative, etc.), resale restrictions and resale process to ensure mixed income
 and long-term affordability.

 g) Purchase Price: Proposed purchase price for the property.

 h) Copies: Seven (7) copies, with the original so marked, and one (1) digital copy of each proposal
 shall be submitted.

 V DISPOSITION INFORMATION

 After proposals are opened, city staff will make a recommendation to the City Council’s
 Economic Development Committee (EDC) and the Housing Committee (HC). The EDC and
 HC will make a recommendation to the City Council.

VI OTHER INFORMATION

 Confidentiality: Proposals received by the City shall become a matter of public record, subject to
 public inspection, except to the extent, which an applicant designates in writing, proprietary data to
 be confidential and submits that data under separate cover, such information may be held from
 public inspection, as provided in Maine law: 5 MRSA Sections 13119-A and 13119-B.

 VII LEGAL REQUIREMENTS

 The contract for the disposition of the property will be executed only after review and final
 approval by the City Council.

 VIII RESERVATION of RIGHTS

 The City of Portland reserves the right, at its sole discretion, to award as well as reject any and all
 proposals for the city-owned property, based on the quality and merits of the proposals received,
 or when it is determined to be in the public interest to do so. Furthermore, the City may extend
 deadlines and timeframes, as needed.

 The City reserves the right to substantiate any proposer’s qualifications, capability to perform,
 availability, past performance records, and to verify that the proposer is current in its financial
 6
obligations to the City.

The City of Portland, Maine, reserves the right to waive any informalities in proposals, to accept
any proposal or portion thereof, and, to reject any and all proposals, as well as negotiate with the
successful proposer(s) should it be in the best in the best interest of the City to do so for a final
purchase and sale agreement and ultimate sale or lease of the property.

Pursuant to City procurement policy and ordinance, the City is unable to contract with businesses or
individuals who are delinquent in their financial obligations to the City. These obligations may include
but are not limited to real estate and personal property taxes and sewer user fees.

Proposers who are delinquent in their financial obligations to the City must do one of the following:
bring the obligation current, negotiate a payment plan with the City’s Treasury office, or agree to an
offset, which shall be established by the contract which shall be issued to the successful proposer

March 5, 2020 Matthew F. Fitzgerald
 Purchasing Manager


Attachments:
A. Proposal
B. Portland Assessor’s Record
C. GIS Sketch




 7
 PROPOSAL
 NOTE: THIS PAGE IS TO BE COMPLETED AND RETURNED

The UNDERSIGNED hereby declares that he/she or they are the only person(s), firm or corporation
interested in this proposal as principal, which it is made without any connection with any other person(s),
firm or corporation submitting a proposal for the same.

The UNDERSIGNED hereby declares that they have read and understand all conditions as outlined in the
Request for Proposals, and that the proposal is made in accordance with same.

The UNDERSIGNED hereby declares that any person(s) employed by the City of Portland, Maine, who
has direct or indirect personal or financial interest in this proposal or in any portion of the profits which
may be derived therefrom has been identified and the interest disclosed by separate attachment. (Please
include in your disclosure any interest which you know of. An example of a direct interest would be a City
employee who would be paid to perform services under this proposal. An example of an indirect interest
would be a City employee who is related to any officers, employees, principal or shareholders of your firm
or to you. If in doubt as to status or interest, please disclose to the extent known).

The proposer acknowledges the receipt of Addenda numbered
 If Applicable
COMPANY NAME:
 (Individual, Partnership, Corporation, Joint Venture)
AUTHORIZED SIGNATURE: DATE:
 (Officer, Authorized Individual or Owner)
PRINT NAME & TITLE:

ADDRESS:

TELEPHONE: E-MAIL:

FEDERAL TAX ID #: DUNS #:
STATE OF INCORPORATION ________________________________________________
(If incorporated in another State, businesses must be authorized to do business in the State of Maine.)

In your organizations preceding completed fiscal year, did the organization receive:
 (1) 80 percent or more of its annual gross revenues in U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements; AND
 (2) $25,000,000 or more in annual gross revenues from U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements? ☐ Yes ☐ No
Does the public have access to information about the compensation of the executives in the organization through periodic reports
filed under section 13(a) or 15(d) of the Securities Exchange Act of 1934 (18 U.S.C. 78m(a), 78o(d) or section 6104 of the
Internal Revenue Code of 1986? ☐ Yes ☐ No

NOTE: All bids must bear the handwritten signature of a duly authorized member or employee of the
organization making the bid. This sheet must be signed and returned with the application package.


 8
8 Attachment A



 PROPOSAL
 NOTE: THIS PAGE IS TO BE COMPLETED AND RETURNED

The UNDERSIGNED hereby declares that he/she or they are the only person(s), firm or corporation
interested in this proposal as principal, which it is made without any connection with any other person(s),
firm or corporation submitting a proposal for the same.

The UNDERSIGNED hereby declares that they have read and understand all conditions as outlined in the
Request for Proposals, and that the proposal is made in accordance with same.

The UNDERSIGNED hereby declares that any person(s) employed by the City of Portland, Maine, who
has direct or indirect personal or financial interest in this proposal or in any portion of the profits which
may be derived therefrom has been identified and the interest disclosed by separate attachment. (Please
include in your disclosure any interest which you know of. An example of a direct interest would be a City
employee who would be paid to perform services under this proposal. An example of an indirect interest
would be a City employee who is related to any officers, employees, principal or shareholders of your firm
or to you. If in doubt as to status or interest, please disclose to the extent known).

The proposer acknowledges the receipt of Addenda numbered
 If Applicable
COMPANY NAME:
 (Individual, Partnership, Corporation, Joint Venture)
AUTHORIZED SIGNATURE: DATE:
 (Officer, Authorized Individual or Owner)
PRINT NAME & TITLE:

ADDRESS:

TELEPHONE: E-MAIL:

FEDERAL TAX ID #: DUNS #:
STATE OF INCORPORATION ________________________________________________
(If incorporated in another State, businesses must be authorized to do business in the State of Maine.)

In your organizations preceding completed fiscal year, did the organization receive:
 (1) 80 percent or more of its annual gross revenues in U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements; AND
 (2) $25,000,000 or more in annual gross revenues from U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements? ☐ Yes ☐ No
Does the public have access to information about the compensation of the executives in the organization through periodic reports
filed under section 13(a) or 15(d) of the Securities Exchange Act of 1934 (18 U.S.C. 78m(a), 78o(d) or section 6104 of the
Internal Revenue Code of 1986? ☐ Yes ☐ No

NOTE: All bids must bear the handwritten signature of a duly authorized member or employee of the
organization making the bid. This sheet must be signed and returned with the application package.




 8
9
 Attachment B




 9
 Attachment C
10




 10
11 Attachment D




 21 Randall




 11
 CITY of PORTLAND, MAINE
 Request for Proposals for Disposition of City-Owned Property
 Located at 165 Lambert Street

I. NOTICE AND SPECIFICATIONS

The City of Portland, Maine seeks proposals from qualified developers for the creation of residential
housing at 165 Lambert Street. The site is designated on the City of Portland Tax Assessor’s Map as
lots CBL 385 A001, and 386 C001.

Sealed proposals for the project, including an original, seven (7) copies, and one (1) digital
copy, as specified herein, will be received by the Purchasing Office, Room 103, City Hall, 389
Congress Street, Portland, Maine 04101, until (time) p.m., (day), (month, date), 2020, at which
time they will be publicly opened.

Proposals shall be submitted, and returned in sealed envelopes plainly marked on the outside
“Disposition and Development of Property Located at 165 Lambert Street”.

Proposals that are late, unsigned or submitted via fax will not be accepted. Proposals from
individuals not registered with the Purchasing Office may be rejected; receipt of this document
directly from the City of Portland indicates registration. Should a person receive this Request from
a source other than the City, please contact 207-874-8654 to ensure that you are listed as a
recipient for this proposal.

All questions must be submitted in writing to the Purchasing Office. These may be mailed, hand
delivered, faxed to (207) 874-8652 or e-mailed to mff@portlandmaine.gov and be received no later
than five (5) business days prior to the opening date. Questions received after this time will not be
addressed. Any interpretation, correction, or change of this document will be made only by written
addenda. Changes in any other manner will not be binding on the City and proposers should not
rely on. Proposers should not have contact with any City staff with regard to this proposal unless to
obtain general public information as specified in the document.

The disposal of this real estate shall be on the basis of a negotiated proposal, with the City of
Portland reserving the right to refuse any and all proposals. All proposers are advised that the
property will be sold “as-is” and “where is”, in its existing condition, with no warranties either
expressed or implied. The City disclaims any and all responsibility for injury to proposers, their
agents or others while examining the property or at any other time. The City will not be responsible
for any broker’s commission.

Any and all improvements made to said property must be done in accordance with existing City
Codes and Ordinances.

II GENERAL INFORMATION

Summary of Request:

The City of Portland is committed to providing housing opportunities and has set a goal to evaluate
 1
the use of City-owned property to construct housing. As one-step in accomplishing this goal, the
City of Portland will accept proposals for the development of housing on the lot located at 165
Lambert Street, which currently is vacant.

This request for proposals results from the December 16, 2019 approval by the Portland City
Council (Resolve 10-19/20) of the recommendations of the Housing Committee to market the City-
owned vacant property located at 165 Lambert Street.

The City of Portland uses the RFP process to ensure that public resources are utilized for maximum
public benefit while accomplishing specific objectives and providing fair access to all applicants.

Site Information:

 a. Location: 165 Lambert Street, as identified in the City of Portland Assessor’s records as lot
 CBL 385 A001and 386 C001 (See Attachment 2).

 b. Existing Conditions: 165 Lambert Street is located on two parcels totaling 13.3874 acres
 with frontage on Lambert Street in the North Deering neighborhood. The surrounding
 context is predominantly residential with the majority of homes in the area being one-family
 structures. The topography is quite steep and much of the parcel is designated as wetlands.
 A large portion of Auburn Street storm drain discharges to this area.

 c. Current use: Vacant lot.

 d. General Dimensions: Together these lots are approximately 13.3874 acres or 583,157
 square feet.

 e. Current Zoning: R-2. The R-2 zone allows for the creation of single-family detached
 dwelling units on minimum lot sizes of 10,000 square feet. At 13.39 acres (583,157 square
 feet), this parcel could permit a maximum residential density of 58 single-family homes.
 However, there are extensive wetlands on approximately 8 acres on the site that will limit
 maximum development potential. For complete zoning requirements, please refer to Chapter
 14, Land Use, of the City Code.

 f. Rezoning: Higher density zoning that furthers exceptional projects and city goals as outlined
 in Section III will be considered. For example, the R-3 residential zone allows for Planned
 Residential Unit Development (PRUD) on properties of 3 acres of more, and a higher
 maximum residential density of 6,500 square feet per dwelling unit. A PRUD would allow
 for alternative site layouts, and the ability to avoid impacts to on-site wetlands.

 g. Condition of the property at the time of disposition: Wetlands present (See Attachment
 4).

 h. Environmental Conditions: Boyle Associates conducted a wetland delineation in July of
 2009 and prepared a wetland sketch plan for the City of Portland; 4.53 acres of uplands were
 identified during their review. During a site visit in October of 2019, Jones Associates
 confirmed there had been no changes to the wetlands and the wetland delineations done by
 2
 Boyle Associates were still appropriate to use. The City of Portland reserves the right to
 establish a conservation easement on the non-developable portions of the parcel.

 i. Proposers are urged to investigate water sources and utility connection requirements with
 the Department of Public Works.


III CITY GOALS

The City’s primary goals for the use of the property are:

1. Developments shall provide mixed income units. All units must be affordable to households
 earning 60% to 120% of the area median income – which 60% is now $55,800 for a family of
 four and 120% is now $111,600 for a family of four.

 Affordable means that the percentage of income a household is charged in rent and other
 housing expenses including utilities, or must pay in monthly mortgage payments (including real
 estate taxes, mortgage insurance, condominium/HOA fees, insurance and utilities), does not
 exceed 30% of a household’s gross income, or other amount established in city regulations that
 does not vary significantly from this amount.

 Restrictions on the affordability of units must be in place for a minimum of 30 years for
 homeownership units, and the longest period allowed by law for rental units.

2. Development of mixed income homeownership or rental housing of excellent building and site
 design. Design principles should promote efficient use of land to create a development that is
 compatible with the existing pattern, scale, massing, and materials of the surrounding
 neighborhood. The development’s buildings shall be designed to meet the City’s Green Building
 Code.

3. Environmental preservation should be identified to retain a balance between development and
 conservation of open space important for wildlife, ecological, and environmental values.

4. Rezoning may be considered to support increase housing development opportunities or
 maximize the number of allowable housing units on the property.


The general terms for this real estate transaction include:

 • Zoning. Rezoning of this property may be considered to increase housing development
 opportunities or maximize the number of allowable housing units on the property.
 • Units must be used as the principal residence of the owner/tenant and owner/tenant shall not
 use the unit for the conduct of business (except for a home occupation allowed under the City
 of Portland zoning ordinance) or as an investment property. Units shall not be rented for
 short-term periods of one to thirty days.


 3
 • The sale or long term lease of the property below fair market value may be considered to
 support housing development that meets the City’s stated goals.
 • Alternative Ownership Models. Alternative ownership models that will encourage a mixed
 income community with long term affordability for the maximum number of units, such as
 limited equity units, co-housing, cooperative, or a community land trust, may be considered
 in order to ensure the units affordability over time.
 • Proposals must outline how they will maintain affordability.
 • Other City Incentives. Other city financial incentives may be considered to support increase
 housing development opportunities or maximize the number of allowable housing units on
 the property.


IV PROPOSED SCORING

An internal staff Committee will review proposals received, and will apply the following selection
criteria in reviewing and scoring the applications.

Proposed use to achieve the City of Portland's goals
 40 points
 1. Market Demand - 25 points
 a. 25 points - All units meet the City’s income targeting priority noted in Section III.1
 b. 20 points - At least 75% of the units meet the City’s income targeting priority noted
 in Section III.1
 c. 15 points - At least 50% of the units meet the City’s income targeting priority noted
 in Section III.1
 d. 0 points - Project does not does not meet the City’s income targeting priority noted in
 Section III.1
 2. Economic diversity – 15 points
 a. 15 points creates housing options which promote economic diversity in the
 neighborhood in which the development is located
 b. 0 points does not promote economic diversity

Impact on surrounding neighborhood, including design. 25 points
 1. Project Design -- 15 points
 a. 15 points -- the proposal is consistent with design characteristics
 b. 10 points – the proposal is an adequate fit with neighborhood characteristics
 c. 0 points – the design is a significant outlier
 2. Amenities and unit design -- 10 points
 a. 10 points – amenities & unit design are well thought out and appropriate for residents,
 b. 5 points -- amenities & unit design are adequate,
 c. 0 points – amenities and unit design raise significant concerns that resident needs will
 not be adequately addressed

Applicant's ability to complete project, including financial feasibility, development team
experience, capacity, and timeframe for completion. 35 points

 1. Readiness to proceed – 15 points
 4
 a. 15 points – all projected sources of funding include letters of commitment or interest
 are projected at terms and conditions consistent with the City’s prior experience with
 the funder
 b. 10 points – most projected sources of funding include letters of commitment, letters
 of interest, or, if no letter is included, are projected at terms and conditions consistent
 with the City’s prior experience with this funder
 c. 0 points – one or more sources are projected on terms that are not consistent with the
 City’s prior experience with the funder and are not documented by letter(s) from
 funder(s)
 2. Track record of development team – 10 points
 a. 10 points – every development team member has a successful track record with this
 type of project and at this scale
 b. 8 points – all but one development team members have a successful track record with
 this type of project and at this scale; one development team member has relevant
 experience but at a smaller scale or not of this project type
 c. 5 points – two development team members, while having relevant experience, are
 new to this type of project or this scale of development
 d. 0 points – the development team does not meet the criteria above
 3. Current Capacity of development team – 10 points
 a. 10 points – development team members have exceptional depth of human and
 financial resources to complete this project
 b. 8 points - development team members have the human and financial resources to
 complete this project
 c. 5 points – development team has a staffing gap in a significant role and a plan to
 address that gap, OR there are some concerns about the financial resources of the
 team to move the development forward
 d. 0 points - the development team does not meet the criteria described above

SUMBMISSION INFORMATION
Interested parties are asked to submit a concept development (including preliminary drawings) and a
brief description of the project, no longer than two pages, to include the number and type of units,
occupants (owners/renters) to be served, special features, the impact on the neighborhood and other
ways the proposal meets the primary goals of the City. A general project budget with projected
funding sources, development timeline, and development team qualifications and financial
capabilities is also required. This RFP does not require detailed architectural drawings or
development pro formas.

Photographs and maps of the site and area are required.

 a) Developer: Name, address, telephone, fax number of the proposed owner/developer and the
 name(s) of an alternative contact person(s).

 b) Proposal: Each proposal submitted must specifically outline the proposed use of the property
 and any proposed rezoning requests.

 c) Financial Feasibility: Provide a business plan, which shall include prospective and committed
 sources of funding, development and operating budgets; a letter from a lending institution
 5
 indicating the applicant’s ability to finance the projected costs; and provide examples of prior
 projects that indicate the proven ability to develop a project of similar type and scale from a fiscal
 perspective.

 d) Timetable: Provide an overview of how the proposal will be implemented. Include approximate
 schedule for completion of each element, closing, construction start-up, substantial completion,
 final completion, and occupancy. Include applications for public or private financing.

 e) Developer Capacity: Identify the qualifications and experience of the development team for the
 project including a list of previously completed projects similar to the proposed project. This
 team may include key staff of the developer, architect, general contractor and future property
 management. Also, discuss the ability to complete the project including the qualifications of the
 development team, management plan, experience, capacity, project readiness to proceed, and
 timeframe for completion.

 f) Occupancy and Management Plan: Present a plan detailing the ownership structure
 (condominium, cooperative, etc.), resale restrictions and resale process to ensure mixed income
 and long-term affordability.

 g) Purchase Price: Proposed purchase price for the property.

 h) Copies: Seven (7) copies, with the original so marked, of each proposal shall be submitted.

 V DISPOSITION INFORMATION

 After proposals are opened, city staff will make a recommendation to the City Council’s
 Economic Development Committee (EDC) and the Housing Committee (HC). The EDC and
 HC will make a recommendation to the City Council.

VI OTHER INFORMATION

 Confidentiality: Proposals received by the City shall become a matter of public record, subject to
 public inspection, except to the extent, which an applicant designates in writing, proprietary data to
 be confidential and submits that data under separate cover, such information may be held from
 public inspection, as provided in Maine law: 5 MRSA Sections 13119-A and 13119-B.

 VII LEGAL REQUIREMENTS

 The contract for the disposition of the property will be executed only after review and final
 approval by the City Council.

 VIII RESERVATION of RIGHTS

 The City of Portland reserves the right, at its sole discretion, to award as well as reject any and all
 proposals for the city-owned property, based on the quality and merits of the proposals received,
 or when it is determined to be in the public interest to do so. Furthermore, the City may extend
 deadlines and timeframes, as needed.
 6
The City reserves the right to substantiate any proposer’s qualifications, capability to perform,
availability, past performance records, and to verify that the proposer is current in its financial
obligations to the City.

The City of Portland, Maine, reserves the right to waive any informalities in proposals, to accept
any proposal or portion thereof, and, to reject any and all proposals, as well as negotiate with the
successful proposer(s) should it be in the best in the best interest of the City to do so for a final
purchase and sale agreement and ultimate sale or lease of the property.

Pursuant to City procurement policy and ordinance, the City is unable to contract with businesses or
individuals who are delinquent in their financial obligations to the City. These obligations may include
but are not limited to real estate and personal property taxes and sewer user fees.

Proposers who are delinquent in their financial obligations to the City must do one of the following:
bring the obligation current, negotiate a payment plan with the City’s Treasury office, or agree to an
offset, which shall be established by the contract, which shall be issued to the successful proposer



March 5, 2020 Matthew F. Fitzgerald
 Purchasing Manager

Attachments:
A. Proposal
B. Portland Assessor’s Record
C. GIS Map
D. Wetland Sketch Plan




 7
 PROPOSAL
 NOTE: THIS PAGE IS TO BE COMPLETED AND RETURNED

The UNDERSIGNED hereby declares that he/she or they are the only person(s), firm or corporation
interested in this proposal as principal, which it is made without any connection with any other person(s),
firm or corporation submitting a proposal for the same.

The UNDERSIGNED hereby declares that they have read and understand all conditions as outlined in the
Request for Proposals, and that the proposal is made in accordance with same.

The UNDERSIGNED hereby declares that any person(s) employed by the City of Portland, Maine, who
has direct or indirect personal or financial interest in this proposal or in any portion of the profits which
may be derived therefrom has been identified and the interest disclosed by separate attachment. (Please
include in your disclosure any interest which you know of. An example of a direct interest would be a City
employee who would be paid to perform services under this proposal. An example of an indirect interest
would be a City employee who is related to any officers, employees, principal or shareholders of your firm
or to you. If in doubt as to status or interest, please disclose to the extent known).

The proposer acknowledges the receipt of Addenda numbered
 If Applicable
COMPANY NAME:
 (Individual, Partnership, Corporation, Joint Venture)
AUTHORIZED SIGNATURE: DATE:
 (Officer, Authorized Individual or Owner)
PRINT NAME & TITLE:

ADDRESS:

TELEPHONE: E-MAIL:

FEDERAL TAX ID #: DUNS #:
STATE OF INCORPORATION ________________________________________________
(If incorporated in another State, businesses must be authorized to do business in the State of Maine.)

In your organizations preceding completed fiscal year, did the organization receive:
 (1) 80 percent or more of its annual gross revenues in U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements; AND
 (2) $25,000,000 or more in annual gross revenues from U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements? ☐ Yes ☐ No
Does the public have access to information about the compensation of the executives in the organization through periodic reports
filed under section 13(a) or 15(d) of the Securities Exchange Act of 1934 (18 U.S.C. 78m(a), 78o(d) or section 6104 of the
Internal Revenue Code of 1986? ☐ Yes ☐ No

NOTE: All bids must bear the handwritten signature of a duly authorized member or employee of the
organization making the bid. This sheet must be signed and returned with the application package.


 8
Attachment B




 9
Attachment C




 10
Attachment D




 11
 CITY of PORTLAND, MAINE
 Request for Proposals for Disposition of City-Owned Property
 Located at 43 & 91 Douglass Street

I. NOTICE AND SPECIFICATIONS

The City of Portland, Maine seeks proposals from qualified developers for the creation of residential
housing at 43 & 91 Douglass Street. The site is designated on the City of Portland Tax Assessor’s Map
as lot CBL 078 C002 & 078 B007.

Sealed proposals for the project, including an original, seven (7) copies, and one (1) digital
copy, as specified herein, will be received by the Purchasing Office, Room 103, City Hall, 389
Congress Street, Portland, Maine 04101, until (time) p.m., (day), (month, date), 2020, at which
time they will be publicly opened.

Proposals shall be submitted, and returned in sealed envelopes plainly marked on the outside
“Disposition and Development of Property Located at 43 & 91 Douglass Street”.

Proposals that are late, unsigned or submitted via fax will not be accepted. Proposals from
individuals not registered with the Purchasing Office may be rejected; receipt of this document
directly from the City of Portland indicates registration. Should a person receive this Request from
a source other than the City, please contact 207-874-8654 to ensure that you are listed as a
recipient for this proposal.

All questions must be submitted in writing to the Purchasing Office. These may be mailed, hand
delivered, faxed to (207) 874-8652 or e-mailed to mff@portlandmaine.gov and be received no later
than five (5) business days prior to the opening date. Questions received after this time will not be
addressed. Any interpretation, correction, or change of this document will be made only by written
addenda. Changes in any other manner will not be binding on the City and proposers should not
rely on. Proposers should not have contact with any City staff with regard to this proposal unless to
obtain general public information as specified in the document.

The disposal of this real estate shall be on the basis of a negotiated proposal, with the City of
Portland reserving the right to refuse any and all proposals. All proposers are advised that the
property will be sold “as-is” and “where is”, in its existing condition, with no warranties either
expressed or implied. The City disclaims any and all responsibility for injury to proposers, their
agents or others while examining the property or at any other time. The City will not be responsible
for any broker’s commission.

Any and all improvements made to said property must be done in accordance with existing City
Codes and Ordinances.

II GENERAL INFORMATION

Summary of Request:

The City of Portland is committed to providing housing opportunities and has set a goal to evaluate


 1
the use of City-owned property to construct housing. As one-step in accomplishing this goal, the
City of Portland will accept proposals for the development of housing on the lot located at 43 & 91
Douglass Street, which currently is a vacant but was the former site of the West School.

This request for proposals results from the December 16, 2019 approval by the Portland City
Council (Resolve 10-19/20) of the recommendations of the Housing Committee to market the City-
owned vacant property located at 43 and 91 Douglass Street.

The City of Portland uses the RFP process to ensure that public resources are utilized for maximum
public benefit while accomplishing specific objectives and providing fair access to all applicants.

Site Information:

 a. Location: 43 & 91 Douglass Street, as identified in the City of Portland Assessor’s records
 as lot CBL 078 C002 and 078 B007, in the R-5 zone. The lot includes the former site of the
 West School. The site for disposition includes a portion of 91 Douglass Street, but not the
 entire lot (See Attachment 2).

 b. Existing Conditions: 43 & 91 Douglass Street is located on two parcels totaling XXX acres
 with frontage on Douglass Street in the Libbytown neighborhood. A right-of-way bisects the
 two parcels. The surrounding context is predominantly residential with the majority of
 homes in the area being one and multi-family structures. Dougherty Play Field abuts the
 property to the north.

 c. Current use: Vacant lot.

 d. General Dimensions: 43 Douglass Street (.3981 acres), a ROW and a 2.85-acre portion of
 91 Douglass Street, totals [awaiting final survey work]acres or [awaiting final survey
 work]square feet.

 e. Current Zoning: R-5. The minimum lot size in the R-5 zone is 6,000 square feet for
 residential development (single-family and two-family), 9,000 square feet for a multi-plex
 development (three-family or more), and 2 acres for a planned residential unit development
 (PRUD). This parcel would allow for residential, multi-family, and PRUD development.
 The minimum lot area per unit in a PRUD is 3,000 square feet; the maximum units per
 building is 12 units. At approximately [awaiting final survey work] square feet, the
 maximum number of residential units that could be developed within a PRUD is 47 units.
 For complete zoning requirements, please refer to Chapter 14, Land Use, of the City Code.


 f. Rezoning: Higher density zoning that furthers exceptional projects and other city goals as
 outlined in Section III may be considered.

 g. Condition of the property at the time of sale: This parcel is the location of a former city-
 dump, and later the West School. A natural gas line and gas company easement are located
 in the right-of-way and the 43 Douglass Street parcel thus precluding development over these
 sites. A 40’ wide sewer easement is also identified in the unbuildable portion of the site.


 2
 h. Environmental Conditions: A Phase II Environmental Site Assessment (ESA) has been
 completed to evaluate current environmental conditions. Based on findings, special soil
 disposal restrictions may be required. Participation in the Maine DEP Voluntary Response
 Action Program (VRAP) should be considered. The Phase II ESA Executive Summary is
 attached (Attachment 4).

 i. Proposers are urged to investigate water sources and utility connection requirements with
 the Department of Public Works.


III CITY GOALS

The City’s primary goals for the use of the property are:

1. Developments shall provide mixed income units. All units must be affordable to households
 earning 60% to 120% of the area median income (AMI). Currently, 60% AMI for a family of
 four is $55,800 and 120% AMI for a family of four is $111,600.

 Affordable means that the percentage of income a household is charged in rent and other
 housing expenses including utilities, or must pay in monthly mortgage payments (including real
 estate taxes, mortgage insurance, condominium/HOA fees, insurance and utilities), does not
 exceed 30% of a household’s gross income, or other amount established in city regulations that
 does not vary significantly from this amount.

 Restrictions on the affordability of units must be in place for a minimum of 30 years for
 homeownership units, and the longest period allowed by law for rental units.

2. Development of mixed income homeownership or rental housing of excellent building and site
 design. Design principles should promote efficient use of land to create a development that is
 compatible with the existing pattern, scale, massing, and materials of the surrounding
 neighborhood. The development’s buildings shall be designed to meet the City’s Green Building
 Code.

3. Rezoning may be considered to support increase housing development opportunities or
 maximize the number of allowable housing units on the property.


The general terms for this real estate transaction include:

 • Zoning. Rezoning of this property may be considered to increase housing development
 opportunities or maximize the number of allowable housing units on the property.
 • Units must be used as the principal residence of the owner/tenant and owner/tenant shall not
 use the unit for the conduct of business (except for a home occupation allowed under the City
 of Portland zoning ordinance) or as an investment property. Units shall not be rented for
 short-term periods of one to thirty days.


 3
 • Property Sale Price. The City expects to receive Fair Market Value (FMV”) for the property.
 • Alternative Ownership Models. Alternative ownership models that will encourage a mixed
 income community with long term affordability for the maximum number of units, such as
 limited equity units, co-housing, cooperative, or a community land trust, may be considered
 in order to ensure the units affordability over time.
 • Proposals must outline how they will maintain affordability.
 • Other City Incentives. Other city financial incentives may be considered to support increase
 housing development opportunities or maximize the number of allowable housing units on
 the property.


IV PROPOSED SCORING

An internal staff Committee will review proposals received, and will apply the following selection
criteria in reviewing and scoring the applications.

Proposed use to achieve the City of Portland's goals
 40 points
 1. Market Demand - 25 points
 a. 25 points - All units meet the City’s income targeting priority noted in Section III.1
 b. 20 points - At least 75% of the units meet the City’s income targeting priority noted
 in Section III.1
 c. 15 points - At least 50% of the units meet the City’s income targeting priority noted
 in Section III.1
 d. 0 points - Project does not does not meet the City’s income targeting priority noted in
 Section III.1
 2. Economic diversity – 15 points
 a. 15 points creates housing options which promote economic diversity in the
 neighborhood in which the development is located
 b. 0 points does not promote economic diversity

Impact on surrounding neighborhood, including design. 25 points
 1. Project Design -- 15 points
 a. 15 points -- the proposal is consistent with design characteristics,
 b. 10 points – the proposal is an adequate fit with neighborhood characteristics
 c. 0 points – the design is a significant outlier
 2. Amenities and unit design -- 10 points
 a. 10 points – amenities & unit design are well thought out and appropriate for residents,
 b. 5 points -- amenities & unit design are adequate,
 c. 0 points – amenities and unit design raise significant concerns that resident needs will
 not be adequately addressed

Applicant's ability to complete project, including financial feasibility, development team
experience, capacity, and timeframe for completion. 35 points

 1. Readiness to proceed – 15 points



 4
 a. 15 points – all projected sources of funding include letters of commitment or interest
 are projected at terms and conditions consistent with the City’s prior experience with
 the funder
 b. 10 points – most projected sources of funding include letters of commitment, letters
 of interest, or, if no letter is included, are projected at terms and conditions consistent
 with the City’s prior experience with this funder
 c. 0 points – one or more sources are projected on terms that are not consistent with the
 City’s prior experience with the funder and are not documented by letter(s) from
 funder(s)
 2. Track record of development team – 10 points
 a. 10 points – every development team member has a successful track record with this
 type of project and at this scale
 b. 8 points – all but one development team members have a successful track record with
 this type of project and at this scale; one development team member has relevant
 experience but at a smaller scale or not of this project type
 c. 5 points – two development team members, while having relevant experience, are
 new to this type of project or this scale of development
 d. 0 points – the development team does not meet the criteria above
 3. Current Capacity of development team – 10 points
 a. 10 points – development team members have exceptional depth of human and
 financial resources to complete this project
 b. 8 points - development team members have the human and financial resources to
 complete this project
 c. 5 points – development team has a staffing gap in a significant role and a plan to
 address that gap, OR there are some concerns about the financial resources of the
 team to move the development forward
 d. 0 points - the development team does not meet the criteria described above


SUBMISSION INFORMATION
Interested parties are asked to submit a concept development (including preliminary drawings) and a
brief description of the project, no longer than two pages, to include the number and type of units,
occupants (owners/renters) to be served, special features, the impact on the neighborhood and other
ways the proposal meets the primary goals of the City. A general project budget with projected
funding sources, development timeline, and development team qualifications and financial
capabilities is also required. This RFP does not require detailed architectural drawings or
development pro formas.

Photographs and maps of the site and area are required.

 a) Developer: Name, address, telephone, fax number of the proposed owner/developer and the
 name(s) of an alternative contact person(s).

 b) Proposal: Each proposal submitted must specifically outline the proposed use of the property
 and any proposed rezoning requests.




 5
 c) Financial Feasibility: Provide a business plan, which shall include prospective and committed
 sources of funding, development and operating budgets; a letter from a lending institution
 indicating the applicant’s ability to finance the projected costs; and provide examples of prior
 projects that indicate the proven ability to develop a project of similar type and scale from a fiscal
 perspective.

 d) Timetable: Provide an overview of how the proposal will be implemented. Include approximate
 schedule for completion of each element, closing, construction start-up, substantial completion,
 final completion, and occupancy. Include applications for public or private financing.

 e) Developer Capacity: Identify the qualifications and experience of the development team for the
 project including a list of previously completed projects similar to the proposed project. This
 team may include key staff of the developer, architect, general contractor and future property
 management. Also, discuss the ability to complete the project including the qualifications of the
 development team, management plan, experience, capacity, project readiness to proceed, and
 timeframe for completion.

 f) Occupancy and Management Plan: Present a plan detailing the ownership structure
 (condominium, cooperative, etc.), resale restrictions and resale process, to ensure mixed income
 and long-term affordability.

 g) Purchase Price: Proposed purchase price for the property.

 h) Copies: Seven (7) copies, with the original so marked, and one (1) digital copy of each proposal
 shall be submitted.

 V SALE INFORMATION

 After proposals are opened, city staff will make a recommendation to the City Council’s
 Economic Development Committee (EDC) and the Housing Committee (HC). The EDC and
 HC will make a recommendation to the City Council.

VI OTHER INFORMATION

 Confidentiality: Proposals received by the City shall become a matter of public record, subject to
 public inspection, except to the extent, which an applicant designates in writing, proprietary data to
 be confidential and submits that data under separate cover, such information may be held from
 public inspection, as provided in Maine law: 5 MRSA Sections 13119-A and 13119-B.

 VII LEGAL REQUIREMENTS

 The contract for the disposition of the property will be executed only after review and final
 approval by the City Council.

 VIII RESERVATION of RIGHTS

 The City of Portland reserves the right, at its sole discretion, to award as well as reject any and all


 6
proposals for the city-owned property, based on the quality and merits of the proposals received,
or when it is determined to be in the public interest to do so. Furthermore, the City may extend
deadlines and timeframes, as needed.

The City reserves the right to substantiate any proposer’s qualifications, capability to perform,
availability, past performance records, and to verify that the proposer is current in its financial
obligations to the City.

The City of Portland, Maine, reserves the right to waive any informalities in proposals, to accept
any proposal or portion thereof, and, to reject any and all proposals, as well as negotiate with the
successful proposer(s) should it be in the best in the best interest of the City to do so for a final
purchase and sale agreement and ultimate sale of the property.

Pursuant to City procurement policy and ordinance, the City is unable to contract with businesses or
individuals who are delinquent in their financial obligations to the City. These obligations may include
but are not limited to real estate and personal property taxes and sewer user fees.

Proposers who are delinquent in their financial obligations to the City must do one of the following:
bring the obligation current, negotiate a payment plan with the City’s Treasury office, or agree to an
offset, which shall be established by the contract, which shall be issued to the successful proposer


March 5, 2020 Matthew F. Fitzgerald
 Purchasing Manager




 Attachments:
 A Proposal
 B Portland Assessor's Record
 C GIS Map (awaiting final survey work)
 D Phase II Environmental Site Assessment Executive Summary




 7
 Attachment A



 PROPOSAL
 NOTE: THIS PAGE IS TO BE COMPLETED AND RETURNED

The UNDERSIGNED hereby declares that he/she or they are the only person(s), firm or corporation
interested in this proposal as principal, which it is made without any connection with any other person(s),
firm or corporation submitting a proposal for the same.

The UNDERSIGNED hereby declares that they have read and understand all conditions as outlined in the
Request for Proposals, and that the proposal is made in accordance with same.

The UNDERSIGNED hereby declares that any person(s) employed by the City of Portland, Maine, who
has direct or indirect personal or financial interest in this proposal or in any portion of the profits which
may be derived therefrom has been identified and the interest disclosed by separate attachment. (Please
include in your disclosure any interest which you know of. An example of a direct interest would be a City
employee who would be paid to perform services under this proposal. An example of an indirect interest
would be a City employee who is related to any officers, employees, principal or shareholders of your firm
or to you. If in doubt as to status or interest, please disclose to the extent known).

The proposer acknowledges the receipt of Addenda numbered
 If Applicable
COMPANY NAME:
 (Individual, Partnership, Corporation, Joint Venture)
AUTHORIZED SIGNATURE: DATE:
 (Officer, Authorized Individual or Owner)
PRINT NAME & TITLE:

ADDRESS:

TELEPHONE: E-MAIL:

FEDERAL TAX ID #: DUNS #:
STATE OF INCORPORATION ________________________________________________
(If incorporated in another State, businesses must be authorized to do business in the State of Maine.)

In your organizations preceding completed fiscal year, did the organization receive:
 (1) 80 percent or more of its annual gross revenues in U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements; AND
 (2) $25,000,000 or more in annual gross revenues from U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements? ☐ Yes ☐ No
Does the public have access to information about the compensation of the executives in the organization through periodic reports
filed under section 13(a) or 15(d) of the Securities Exchange Act of 1934 (18 U.S.C. 78m(a), 78o(d) or section 6104 of the
Internal Revenue Code of 1986? ☐ Yes ☐ No

NOTE: All bids must bear the handwritten signature of a duly authorized member or employee of the
organization making the bid. This sheet must be signed and returned with the application package.




 8
Attachment B




 9
Attachment B




 10
Attachment D




 11
12
13
14