Housing Committee — Portland, ME
Date: 2020-07-08
Time: 17:30

HOUSING COMMITTEE

DATE: Wednesday, July 8, 2020
TIME: 5:30 PM
LOCATION: ZOOM MEETING INSTRUCTIONS:

The Housing Committee will hold a remote meeting on Wednesday, July 8, 2020 at
5:30 pm. This meeting will take place remotely using Zoom.

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

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

Please click the link below to join the webinar:
https://us02web.zoom.us/j/81988488322

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


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

iPhone one­tap for mobile:
US: +16465588656,,81988488322# or +13017158592,,81988488322#



Webinar ID: 819 8848 8322


 AGENDA




 389 Congress Street / www.portland.gov / tel, 207­874­8720 / tty, 207­874­8936 / fax, 207­756­8258
1. Review and accept Minutes of previous meeting held on June 10, 2020


 a. DRAFT 6­10­2020 Minutes

 Discussion and Housing Committee Direction Related to Request Received
 from Tom Watson to Amend the Portland City Council Approved 44/52
2. Hanover Street (former DPW Fleet Services Building) Purchase and Sale
 Agreement to Change the Development Program from Commercial Maker
 Space to a Mixed­Use Residential and Commercial Property


 a. 44/52 Hanover Street

 Discussion and Housing Committee Input to the Economic Development
 Committee Regarding Review of Request for Proposal Responses Received
3.
 for Redevelopment of City­Owned Property at 21 Randall Street, 43 & 91
 Douglass Street, and 165 Lambert Street


 a. RFP Review

4. 2020 Work Plan Discussion
 Rescheduling of September 9 meeting (conflict with City Council meeting)

 a. 2020 Work Plan



Next Meeting Date:
August 12, 2020




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

HOUSING COMMITTEE

DATE: Wednesday, July 8, 2020
TIME: 5:30 PM
LOCATION: ZOOM MEETING INSTRUCTIONS:

The Housing Committee will hold a remote meeting on Wednesday, July 8, 2020 at
5:30 pm. This meeting will take place remotely using Zoom.

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

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

Please click the link below to join the webinar:
https://us02web.zoom.us/j/81988488322

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


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

iPhone one­tap for mobile:
US: +16465588656,,81988488322# or +13017158592,,81988488322#



Webinar ID: 819 8848 8322


 AGENDA




 389 Congress Street / www.portland.gov / tel, 207­874­8720 / tty, 207­874­8936 / fax, 207­756­8258
1. Review and accept Minutes of previous meeting held on June 10, 2020


 a. DRAFT 6­10­2020 Minutes

 Discussion and Housing Committee Direction Related to Request Received
 from Tom Watson to Amend the Portland City Council Approved 44/52
2. Hanover Street (former DPW Fleet Services Building) Purchase and Sale
 Agreement to Change the Development Program from Commercial Maker
 Space to a Mixed­Use Residential and Commercial Property


 a. 44/52 Hanover Street

 Discussion and Housing Committee Input to the Economic Development
 Committee Regarding Review of Request for Proposal Responses Received
3.
 for Redevelopment of City­Owned Property at 21 Randall Street, 43 & 91
 Douglass Street, and 165 Lambert Street


 a. RFP Review

4. 2020 Work Plan Discussion
 Rescheduling of September 9 meeting (conflict with City Council meeting)

 a. 2020 Work Plan



Next Meeting Date:
August 12, 2020




City of Portland Commissions are not required to take public comment under FOAA and our Ordinance is
 silent regarding the duties of the Commission. The Commission has the discretion to not allow or allow
public comment during its meetings, including the authority to limit the duration of comments. Since the
 Commission makes recommendations to the City Council, public comment is available at that level.
 Housing Committee
 Minutes of June 10, 2020 Meeting


 A remote meeting of the Portland City Council’s Housing Committee was held on Wednesday,
June 10, 2020 at 5:30 P.M. via ZOOM. Councilors present at the meeting included Committee members
Councilor Pious Ali, Councilor Kim Cook, and Councilor Jill Duson, Chair of the Committee. City staff
present included Mary Davis Division Director Housing and Community Development, Victoria Volent
Housing Program Manager, and Greg Mitchell Division Director Economic Development,


 Item 1: Review and accept Minutes of previous meetings held on May 13, 2020
 Motion by Councilor Ali to accept the minutes from May 13, 2020. Motion was seconded by
Councilor Cook and the minutes were approved 3-0.


 Item 2: Review and Recommendation to the City Council of Funding Requests Received from the
 Affordable Housing Development Applications – 200 Valley Street, 337 Cumberland Avenue and
 577 Washington Avenue (Washington Gardens)

 Mary Davis introduced this item. Staff was impressed with the quality of all three applications,
agreeing that each application had strengths and weaknesses across the scoring categories. All three
proposals are quality projects that are in line with the City’s goals for housing. The proposals were
reviewed by staff according to the selection criteria stated in the 2020 Affordable Housing
Development Application. Staff scored the applications with the caveat that final scoring is pending
underwriting information. Staff will re-evaluate the scoring after review of the underwriting reports.
All projects requesting HOME funding or an Affordable Housing Tax Increment Financing are
required to undergo underwriting. The City has recently hired an underwriter.
Total Housing Development funding available for affordable housing development is $1,571,245. The
three proposals requested $1,495,000 in funding. Staff is recommending all three proposal receive
funding.
200 Valley Street received a total score of 80 points; 337 Cumberland Avenue received a total score of
76 points; and 577 Washington Avenue received a total score of 76 points.
The Affordable Housing Development requests and AHTIF requests will be reviewed by the Council
during their July 13 and August 3 meetings.
Councilor Ali- Disclosed his prior participation with 337 Cumberland Avenue and indicated he would
not be voting on that funding request.

 1
Councilor Cook- Suggested Councilor Ali also recuse himself from the discussion on 337 Cumberland
Avenue.
Councilor Duson- Indicated the Committee would first discuss 200 Valley and 577 Washington Avenue
and take action on those items. 337 Cumberland Avenue vote and discussion would be taken up
separately.
Councilor Duson opened the meeting to public comment on 200 Valley Street and 577 Washington
Avenue.
Karen Snyder- 72 Waterville Street. Concerned that the affordability term for 200 Valley is not longer.
Would like to confirm 337 Cumberland is a low-income housing TIF. How is the term decided? Is 337
Cumberland owned by PHA? What is the affordability term for 577 Washington Avenue?
George Rhault- West Bayside. 200 Valley Street is a great example of how historic preservation is
discriminatory. The house at 200 Valley Street has not been recognized for its historic value. 577
Washington Avenue should demolish the buildings and create greater density with taller buildings. How
does the City enforce the Passive House and Green Building Ordinance?
Seeing no further comment, the public hearing was closed.
Mary Davis- During site plan review by the Planning Board, Permitting and Inspections inspects the site
plans to ensure standards are met. Additionally, the Certificate of Occupancy would not be issued if the
Ordinance standards were not met.
Mary Davis- The terms of the tax increment financing do not have a bearing on the term. Rental
housing projects that receive HOME/Housing Trust funding would have a term of 90 years. AHTIF
requests have a requirement of a minimum of thirty years. Due to the layering of funding requests, the
highest term is the term that is used.
Mary Davis- PHDC is the development arm of the Portland Housing Authority.
Motion by Councilor Ali. Seconded by Councilor Cook for passage of a recommendation for funding of
200 Valley and 577 Washington Avenue.
Councilor Cook- These are three great projects and acknowledged the pain of the antiquated building
ordinance, which does limit the developers, including affordable housing developers. She sympathizes
with the distress over this issue. Willing to support these proposals.
Approved 3-0 for passage.
Councilor Ali recused himself from the discussion and vote on a funding recommendation to the
Council for 337 Cumberland Avenue.
Councilor Duson opened the meeting to public comment.
George Rheault- Hanover Street. Declared the city should not approve projects until they are in the
Planning Board process. Where will the children go to school? What will the outdoor play space look
like?
 2
Seeing no further comments, the public hearing was closed.
Matt Peters- PHDC. The current play space area would receive a face-lift. It would be available for the
children of the apartments. There would be two additional play areas.
Mary Davis- Neighborhood outreach is required in the Planning Board process.
Matt Peters- Two meetings with the Bayside neighborhood have occurred. There will be a community
meeting as part of the Planning Board process and public comment will be taken during the Planning
Board meetings.
Motion by Councilor Duson. Seconded by Councilor Cook for recommendation for funding of 337
Cumberland Avenue passed 2-0 (Councilor Ali recused).


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

Mary Davis introduced this item. The Housing Committee is being asked for any
comments/recommendations for the Economic Development Committee for their upcoming meeting.
This item is not an action item, so a vote would not be taken. There have been changes to the project, so
costs are not available.

Councilor Duson- Asked Committee members how they wished to proceed.

Councilor Cook- Okay with allowing the Economic Development Committee to take action.

Councilor Ali- Okay with the process as outlined.

The City of Portland’s Division of Housing and Community Development recently received an
Affordable Housing Tax Increment Financing (AHTIF) application from Presidium for a project located
at 45 Brown Street. 45 Brown Street is located in an existing city council approved area-wide TIF
district, the Downtown TIF. The area-wide TIF district will need to be amended to carve out this site to
enable a free standing 30-year affordable housing TIF district to be established. The Presidium Real
Estate development team is proposing a 7 story new development project that would result in 278 new
units of rental housing. The project has an estimated total development cost of $88,186,655.

Greg Mitchell- The Housing Committee is seeing the project before the Economic Development
Committee’s review. The terms of the TIF structure do require more work so this is not scheduled with
EDC for the month of July.

Councilor Duson thanked the developers for bringing affordable rental units to the downtown area and
closed this item from further discussion.



 3
Item 4: Communication Item: FY21 HUD Annual Allocation Plan

Mary Davis introduced this item. Each year, the City of Portland submits an Annual Action Plan which
details the activities and resources that will be used to address the priority needs and goals identified in
the Consolidated Plan. A copy of the FY 20/21 HUD Annual Action Plan is posted on the city’s website
 (https://www.portlandmaine.gov/762/Plans-Reports). An electronic copy is included in the agenda
 packet in the Agenda Center. The document is over 100 pages long; paper copies are available upon
 request.

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

Councilor Duson- Appreciated seeing the details and the allocation of funding.

Mary Davis- The City Council approved CDBG task force has been meeting since March every other
week to discuss the current allocation system, the City’s goals and priorities, and the scoring system.
The task force will compile a report for the City Council. The Council will determine the goals and
priorities for the next five years. The new five-year plan will not be filed until May of 2021. This
planning is for FY 22. The Committee’s schedule is on the city website and the meetings are being
conducted through Zoom. The public is welcomed to participate in the process. The FY21 HUD
Annual Allocation Plan will be posted on the City website.

Councilor Duson asked if the Plan is sent to the Council as a communication item.

Mary Davis- Not sure, but it can be done.

Councilor Duson- Comfortable with sending an email message to the full Council with a link to the
Plan.


Item 5: 2020 Work Plan Discussion Session

Mary Davis introduced this item. Jack Kartez formerly of the Muskie School assisted the City during its
2016 Housing Committee Forum. He has provided initial comments on a possible 2020 Portland
Housing Committee Forum. In his memo, he notes “The 2016 forum was needed to allow affected
citizens and organizations to be informed of the results of five months of efforts in working groups and
meetings—the extensive “bucket list”—and as a step towards proposals to Council for new actions. It
was also an opportunity to test the acceptance and feasibility of those proposals with the public. The
current situation however is different. Though the list is still an active tool, the Council made significant
decisions to act or not act on the list’s various items over the last few years. The City has also pursued

 4
its commitment to monitor and report on the affordable housing stock and city efforts. (There is) still a
narrative that the City isn’t doing enough or isn’t treating affordable housing as a priority. Because of
that, a present forum should involve informing along with listening.” The overall purpose of a 2020
forum would be to take stock of housing affordability efforts and ongoing needs. Staff is looking for
Committee members thoughts on a virtual meeting.

Councilor Ali- Would rather not have a virtual meeting. The homeless should attend and they would not
have access to technology to attend.

Councilor Duson- Agrees with Councilor Ali. Prefers to go out to the community to build goals and
objectives. A housing forum would be a good place to stress accomplishments around housing
development and housing safety. Would like Permitting and Inspections to be involved for a keep/stop/
start review. A virtual meeting would not allow broad input. When the Housing Committee makes its
recommendations at the end of the year to the incoming Committee, a new housing forum should be
prioritized.

Councilor Duson opened the meeting to items not on the agenda.

George Rheault- West Bayside. Portland, Oregon’s Planning Department commissioned the history of
zoning policy in its city, which detailed how zoning has systemically hurt people without housing.
Believes Portland, Maine badly needs this type of review. Zoning is political. Those without power receive
the leftover crumbs. We need to confront that legacy to make the city the most we want it to be.

 Seeing no other comments, the public comment period was closed.

Motion to adjourn by Councilor Cook, seconded by Councilor Ali, (approved 3-0), the meeting adjourned
at 7:10 P.M.

 Respectively submitted,

 Victoria Volent




.


 5
 CITY OF PORTLAND
 Economic Development
 Gregory A. Mitchell, Director



 MEMORANDUM


TO: Housing Committee

FROM: Greg Mitchell, Economic Development Director

DATE: July 1, 2020

SUBJECT: Proposed Amendments to 44/52 Hanover Street Purchase and Sale
 Agreement Post-Closing Obligations to support mixed use development,
 including residential apartments.


This is being presented to the Housing Committee for review and direction at their July 8, 2020,
meeting. The EDC reviewed this request at their June 16, 2020, meeting and directed staff to seek
Housing Committee input. The EDC is planning to hold a public hearing on this proposal at their
July 21, 2020, EDC meeting.


I. ONE SENTENCE DESCIPTION

Amendments to the 44/52 Hanover Street Purchase and Sale Agreement post-closing
obligations are proposed to substitute construction of upwards of 171 residential rental
units, with 8,000 square feet of commercial retail space, in place of redeveloping 18,000
square feet of warehouse space into maker units.

II. BACKGROUND

Mr. Watson was selected through a public bid process to redevelop two properties located
at 44/52 and 82 Hanover Street properties.

82 Hanover Street Purchase and Sale Agreement. Redevelopment of 82 Hanover Street
is complete and fully leased.



 389 Congress Street • Portland, Maine 04101 • 207-874-8683
 info@portlandmaine.gov • www.portlandmaine.gov
 1 of 45
Redevelopment of 104 Grant Street, a condition of 82 Hanover Street Purchase and Sale
Agreement, requires redevelopment into 23 residential units. This Project has received
Planning Board approval and a request for City Council action on an Affordable Housing
Tax Increment Financing (TIF) Credit Enhancement Agreement (CEA) is scheduled to be
presented to the City Council on July 13, 2020.

44/52 Hanover Street Purchase and Sale Agreement. A condition of the 44/52 Hanover
Street Purchase and Sale Agreement included the requirement to redevelop the existing
18,000 square foot former Public Works Fleet Services Metal Building into maker space.
See attached Purchase and Sale Agreement.

Mr. Watson’s Proposal is to demolish the existing Fleet Services Building to construct
upwards of 171 residential apartments with 8,000 square feet of commercial retail space
with courtyards. I note that Mr. Watson’s proposal does not require a rezoning nor requests
any City financial investment through the City Housing Trust Fund or TIF CEA financial
assistance. Attached is Mr. Watson’s Proposal entitled “52 Hanover, LLC, Port Property
Management, Executive Summary”.

III. INTENDED RESULT AND OR COUNCIL GOAL ADDRESSED

City Council Goal is to “Increase access to rental and home ownership that is safe,
affordable and accessible.”

IV. FINANCIAL IMPACT

There is no financial impact associated with City Council action on proposed amendments
to the 44/52 Hanover Street Purchase and Sale Agreement post-closing obligations.

V. STAFF ANALYSIS

City staff reviewed Mr. Watson’s proposal and are in agreement with the residential
density analysis. It is noted that the proposed mixed-use project will require Planning
Board site plan approval.

VI. RECOMMENDATION

City Planning, Housing and Community Development, and Economic Development staff
have reviewed Mr. Watson’s proposal and support the change in the development program
to include mixed-use residential and commercial development to gain upwards of 171
apartments.

VII. LIST ATTACHMENTS

 - 44/52 Hanover Street Purchase and Sale Agreement
 - 52 Hanover Street Proposal Executive Summary


 389 Congress Street • Portland, Maine 04101 • 207-874-8683
 info@portlandmaine.gov • www.portlandmaine.gov
 2 of 45
14th




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 b. The parties agree that the City will continue to occupy and lease the Premises
 from Buyer after Closing (as defined herein) until at least March 31, 2019 by
 entering into a lease agreement with Buyer or Buyer’s successor or assigns, as
 Buyer shall elect, in substantially the form attached hereto as Exhibit C (the
 “Lease”); provided, however, that the City shall have the right to continue to
 occupy the Premises until September 30, 2019. The City hereby agrees to
 notify Buyer in writing on or before the date that is sixty (60) days after the
 Effective Date if it intends to occupy the Premises beyond March 31, 2019 or
 the City shall be limited to a lease ending on March 31, 2019 unless Buyer and
 City shall otherwise agree.

 At Closing, Buyer shall receive a credit against (that is, a reduction of) the
 Purchase Price in the amount of Twelve Thousand Five Hundred Dollars
 ($12,500.00) per month for the number of months remaining between the
 Closing Date and the end of the term of the Lease, which shall be no earlier
 than March 31, 2019 (the “Rent Credit”). If the first month which the City will
 occupy the Premises after Closing is less than a full month, the Rent Credit for
 that month shall be prorated. The Rent Credit shall serve as City’s
 nonrefundable advance payment of rent for the Lease of the Premises to the
 City by the Buyer or the Buyer’s successor or assigns, as Buyer shall elect. At
 Closing, the parties shall execute a Lease in substantially the form attached
 hereto as Exhibit C. Regardless of the length of the term of the Lease or the
 date that the City vacates the Premises, in no event shall the Rent Credit be less
 than $75,000.00.

 c. The Buyer shall pay the remainder of the Purchase Price to the City after the
 Purchase Price is reduced by the full amount of the Rent Credit. Such payment
 shall be made by wire transfer (or as otherwise reasonably requested by the
 City) at Closing.


3. TITLE AND DUE DILIGENCE.

 a. Due Diligence Period. Subject to extension as set forth in Paragraph 3(b)
 and (d), Buyer will have from the Effective Date of this Agreement until
 4:00 PM Portland, Maine time on the later of July 23, 2018 or the day that
 is sixty (60) days after the Effective Date of this Agreement (the “Due
 Diligence Period”) to complete any survey, environmental review and title
 examinations, and to undertake such other investigations, testing or
 inspections as Buyer shall deem appropriate.

 b. Property Description. The property description contained in the deed will
 be a survey description based upon a Boundary Survey performed by a
 Maine Licensed Surveyor to be obtained by the City (the “Survey”) which
 will more specifically describe the property shown on Exhibit A hereto
 (the “Premises Description”) in form reasonably acceptable to the City and
 Buyer. The Premises Description will be distributed to the parties hereto at

 4 of 45
 least thirty (30) days prior to expiration of the Due Diligence Period. If
 the Premises Description is not received by City and Buyer at least thirty
 (30) days prior to the expiration of the Due Diligence Period, the Due
 Diligence Period shall be extended to a date thirty (30) days after it is
 received. The parties will agree on the final Premises Description prior to
 closing. If the parties cannot agree upon the final Premises Description
 prior to closing, then Buyer shall have the option to (1) terminate this
 Agreement and obtain a refund of the Deposit (after which neither party
 will have any further obligation or liability to the other under this
 Agreement) or (2) waive the approval provision and close using a
 description to which the City will agree.

c. Financing Contingency. Buyer shall have from the Effective Date of this
 Agreement until 4:00 PM Portland, Maine time on the day that is fifteen
 (15) days after the expiration of the Due Diligence Period (the “Financing
 Period”) to obtain a commitment for commercially reasonable financing
 acceptable to Buyer, provided, however, if the Due Diligence Period shall
 be extended, then the Financing Period shall be extended to expire on the
 date which is thirty (30) days after the expiration date of the Due
 Diligence Period. Buyer shall take timely and commercially reasonable
 steps to secure such financing. If Buyer does not obtain a financing
 commitment acceptable to Buyer within the Financing Period, Buyer may
 terminate this Agreement by notice in writing to City, or may elect to
 close under the Agreement despite the lack of such commitment. If Buyer
 so exercises its right to terminate this Agreement, then the City shall
 refund to Buyer the Deposit, if previously paid, without interest, within ten
 (10) days after receipt of Buyer's termination notice, and neither party
 shall have any further obligations or liabilities under this Agreement
 except as expressly set forth in this Agreement. Any termination notice
 sent by Buyer with respect to this Agreement may merely state that Buyer
 elects to terminate this Agreement, shall have no formal requirements, and
 shall be immediately effective.

d. Title, Survey and Environmental Objections. In addition to the Survey
 described above, the City agrees it has caused a Phase II Environmental
 study of the Premises to be performed. Buyer will have until the end of
 the Due Diligence Period to deliver to City any written objections to title,
 environmental, or survey matters that Buyer determines materially affect
 insurability of title at standard rates, or the use of the Premises, the value
 of the Premises, the cost of development of or the cost or feasibility of
 construction on the Premises. Objections not made prior to the end of the
 Due Diligence Period will be deemed waived; provided, however, that
 objections pertaining to matters of record first appearing, or utility
 easements discovered by Buyer, after the end of the Due Diligence Period
 may be made at any time prior to the closing. If the Survey and any
 environmental study (including, without limitation any Phase II
 Environmental study) are not completed and distributed to the parties at
 least thirty (30) days prior to the expiration of the Due Diligence Period,

 5 of 45
 the Due Diligence Period will be extended (without the need for further
 action by the parties hereto) to a date thirty (30) days after the date upon
 which the later of the Survey or any environmental study to be completed
 and received are completed and are received by Buyer and City.

e. Option to Cure.

 (1) In the event of a title, Survey or environmental objection by Buyer,
 City will have the option, but not the obligation, to cure the objection and
 will notify Buyer of its election within ten (10) business days after receipt
 of the objection. In the event that the City elects to cure the objection, it
 will have sixty (60) days from the date of the notice of election, or such
 other reasonable time as the parties may agree, to cure the objection. In
 the event that the City does not elect to cure the objection, or, having
 elected to cure the objection fails to timely do so to Buyer’s satisfaction,
 Buyer will have the option to:

 (A) terminate this Agreement and obtain a refund of the Deposit
 (after which neither party will have any further obligation or
 liability to the other under this Agreement);

 (B) waive the objection and close; or

 (C) undertake the cure of such objection at its own expense (in
 which case it shall have 60 days to do so and the Closing Date
 shall be extended to a date ten (10) days after the expiration of
 such 60 day period); if Buyer determines it is not satisfied with the
 results of its own cure efforts, Buyer shall be entitled at any time
 prior to the expiration of the ten (10) day period following Buyer’s
 sixty (60) day cure period set forth in this subsection (C) to
 terminate this Agreement as set forth in subsection (A) set forth
 above, or to waive its objection and close under this Agreement.

 (2) In the event City shall elect not to cure any objection by Buyer,
 Buyer shall have until the later of the expiration date of the Due Diligence
 Period or fourteen (14) days after receipt by Buyer of the City’s notice of
 election not to cure such Buyer’s objection in which to make its choice
 and to notify City whether it elects option A, B or C set forth in the
 previous subparagraph. If the City does not timely respond to the Buyer’s
 objection or if the City responds to Buyer’s objection but does not state
 whether or not it elects to cure all of Buyer’s objections, then Buyer shall
 have until the later of the expiration date of the Due Diligence Period or
 thirty (30) days after the date of Buyer’s objection(s) in which to make its
 choice and to notify City whether it elects option A, B or C set forth in the
 previous subparagraph. In the event City shall elect to cure all of Buyer’s
 objections, Buyer shall have until the later of the expiration date of the
 Due Diligence Period or fourteen (14) days following the end of the City’s
 60-day cure period to make its choice and to notify City whether it accepts

 6 of 45
 the City’s cure with respect to all objections or whether it elects option A,
 B or C set forth in the previous subparagraph.

 (3) Nothing contained in this subsection (e) is intended to, nor shall in
 any way limit, Buyer’s right to terminate this Agreement prior to the
 expiration of the Due Diligence Period and obtain a refund of the Deposit.


 f. Deed. City shall convey the Premises to Buyer at the closing in fee simple
 by a municipal quitclaim deed without covenant. Title shall be good and
 insurable title at standard rates, free and clear of all encroachments, liens
 and encumbrances except (i) easements consented to by Buyer; (ii)
 easements for utilities servicing the property, (iii) City ordinances, and (iv)
 real estate taxes not yet due and payable. Buyer further acknowledges that
 the deed shall contain a restriction stating that in the event that the
 Premises or any portion thereof shall become exempt from real and
 personal property taxes, by transfer, conversion, or otherwise, during the
 City’s fiscal year that begins following the Closing or in the fiscal years
 thereafter, then the then-owner of the exempt portion shall make annual
 payments to the City in lieu of taxes in the amount of the lesser of (a) the
 amount of property taxes that would have been assessed on the exempt
 portion of the real and personal property situated on the Premises had such
 property remained taxable, or (b) such other target percentage as may be
 approved as part of a City PILOT policy that may be in effect at the time
 taxes are due on such property. Such restriction shall also confirm that
 Buyer and its successors and assigns shall possess and be vested with all
 rights and privileges as to abatement and appeal of valuations, rates, and
 the like as are accorded owners of real and personal property in Maine.

 3.1 TITLE DOCUMENTATION:

 The City agrees to reasonably cooperate with Buyer’s requests for documentation
related to the title of the Premises or any tax taking of the Premises.

 4. INSPECTIONS.

 a. During the Due Diligence Period, Buyer and its employees, consultants,
 contractors and agents shall have the right, at Buyer’s expense, to enter on
 the Premises at reasonable times in order to (i) inspect the same, (ii)
 conduct engineering studies, percolation tests, geotechnical exams,
 environmental assessments, and other such studies, tests, exams, and
 assessments as Buyer shall deem appropriate or desirable, and (iii) do such
 other things as Buyer determines, it is sole discretion, to be required to
 determine the suitability of the Premises for Buyer's intended use
 (collectively, the “Inspections”). The City acknowledges that such
 Inspections may include the digging of test pits, which the City hereby
 approves.


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b. Buyer agrees to defend, indemnify and hold harmless the City against any
 mechanics liens that may arise from the activities of Buyer and its
 employees, consultants, contractors and agents on the Premises, except
 those arising from labor or materials furnished at the City’s request.

c. Buyer shall exercise the access and inspection rights granted hereunder
 at its sole risk and expense, and Buyer hereby releases the City from, and
 agrees to indemnify, defend, and hold the City harmless against, any and all
 losses, costs, claims, expenses and liabilities (including without limitation
 reasonable attorney fees and costs) (collectively, "Damages") suffered by
 the City on account of any injury to person or damage to property arising
 out of the exercise by Buyer of its rights hereunder, except to the extent
 that such Damages result from the act or omission of the City.

d. Buyer shall cause any contractors, consultants or any other party
 conducting the Inspections to procure automobile insurance, if applicable,
 and general public liability insurance coverage in amounts of not less than
 Four Hundred Thousand Dollars ($400,000.00) per occurrence for bodily
 injury, death and property damage, listing the City as an additional insured
 thereon, and also Workers’ Compensation Insurance coverage to the
 extent required by law; the forms of all such insurance to be subject to
 City’s Corporation Counsel’s reasonable satisfaction.

e. In the event that Buyer does not purchase the Premises, Buyer agrees to
 either return the Premises as nearly as reasonably possible to its original
 condition after conducting the Inspections, or, at the City’s option,
 reimburse the City for any material physical damage caused to the
 Premises in connection with the Inspections; provided, however, the City
 hereby acknowledges and agrees that the term "physical damage" does not
 include any disturbance of any pre-existing environmental contamination
 on the Premises caused by such inspections, nor any studies, tests
 (including test borings or pits), exams, and assessments, and that Buyer
 shall have no obligation to clean-up, remove or take any other action with
 respect to any pre-existing environmental contamination disturbed
 thereby.

f. The parties hereto acknowledge and agree that it is a condition to Buyer's
 obligations under this Agreement that the results of the Inspections and
 other due diligence be acceptable to Buyer in its sole discretion. If the
 results of such Inspections or other due diligence are not acceptable to
 Buyer in its sole discretion Buyer may terminate this Agreement. If Buyer
 exercises its right to terminate this Agreement, then the City shall refund
 to Buyer the Deposit, if previously paid, without interest, within ten (10)
 days after receipt of Buyer's termination notice, and neither party shall
 have any further obligations or liabilities under this Agreement except as
 expressly set forth in this Agreement. Any termination notice sent by
 Buyer with respect to this Agreement may merely state that Buyer elects


 8 of 45
 to terminate this Agreement, shall have no formal requirements, and shall
 be immediately effective.

5. REAL ESTATE TAXES, PRORATIONS AND TRANSFER TAX. Buyer shall
 be liable for all real estate taxes beginning as of the start of fiscal year following the
 closing and continuing thereafter except as provided in this Agreement and in the
 Lease. Because the Premises is currently owned by the City of Portland, which is
 exempt from real estate taxes, no taxes were assessed or will be due for any portion of
 the current fiscal year, and no taxes will be prorated at the closing. In the event that
 the Parties agree to not execute the Lease and the City does not continue to occupy
 the Property after the Closing Date, any utilities for the Property shall be prorated as of
 the Closing Date. The Buyer’s one half share of Maine real estate transfer tax shall be
 paid for by Buyer in accordance with 36 M.R.S.A. § 4641-A. City is exempt from
 paying the transfer tax pursuant to 36 M.R.S.A. § 4641-C. The recording fee for the
 deed of conveyance and any expenses relating to Buyer’s financing or closing shall
 be paid for by Buyer.

6. DEFAULT AND REMEDIES. In the event that Buyer defaults hereunder for a
 reason other than the default of the City, City shall retain the deposit as liquidated
 damages as its sole remedy. In the event City defaults under this Agreement, and if
 Buyer is not then in default hereunder, Buyer shall have the right to pursue specific
 performance and the City agrees it shall not invoke any sovereign immunity defense
 nor any defense based upon its status as a City, municipality, body politic or the like.
 Buyer at all times may elect in substitution for any other remedies available under this
 Agreement, as its sole remedy, the right to a return of its deposit.

7. RISK OF LOSS. The risk of loss or damage to the Premises by fire, eminent
 domain, condemnation, or otherwise, until transfer of title hereunder, is assumed by
 the City. The Premises is to be delivered in substantially the same condition as of the
 date of this Agreement unless otherwise stated. In the event City is not able to deliver
 the Premises as stated, Buyer may terminate this Agreement and receive a refund of
 the Deposit without interest, and neither party shall have any further obligations or
 liabilities under this Agreement except as expressly set forth in this Agreement, or
 Buyer may elect to close hereunder and receive an assignment of any applicable
 insurance proceeds payable to the City relating to such loss or damage.

8. PROPERTY SOLD “AS IS, WHERE IS.” Buyer acknowledges that Buyer will
 have an opportunity to inspect the Premises, and to hire professionals to do so, and
 that Premises will be sold “as is, where is” and “with all faults.” City, and its agents,
 make no representations or warranties with respect to the accuracy of any statement
 as to boundaries or acreage, or as to any other matters contained in any description of
 the Premises, or as to the fitness of the Premises for a particular purpose, or as to
 development rights, merchantability, habitability, or as to any other matter, including
 without limitation, land use, zoning and subdivision issues (other than City’s
 agreement to obtain subdivision approval as set forth in Paragraph 10 of this
 Agreement) or the environmental, mechanical, or structural condition of the Premises.
 Acceptance by Buyer of the Deed at closing and payment of the purchase price shall
 be deemed to be full performance and discharge by the City of every agreement and

 9 of 45
 obligation contained herein except as set forth in the Lease, if executed by the parties,
 and except as otherwise expressly set forth herein.

9. ENVIRONMENTAL INDEMNIFICATION. Buyer covenants and agrees to
 indemnify, defend, and hold the City harmless from and against any and all claims,
 damages, losses, liabilities, obligations, settlement payments, penalties, assessments,
 citations, directives, claims, litigation, demands, defenses, judgments, costs, or
 expenses of any kind, including, without limitation, reasonable attorneys’,
 consultants’, and experts’ fees incurred in investigating, defending, settling, or
 prosecuting any claim, litigation or proceeding, that may at any time be imposed
 upon, incurred by or asserted or awarded against Buyer or the City and relating
 directly or indirectly to the violation of or compliance with any federal, state, or local
 environmental laws, rules, or regulations governing the release, handling or storage of
 hazardous wastes or hazardous materials and affecting all or any portion of the
 Premises, except to the extent that such a claim results directly from the City’s
 release, handling or storage of hazardous wastes or hazardous materials on the
 Premises. This duty to indemnify, defend, and hold harmless shall be included in a
 covenant in the deed and shall run with the land conveyed and be binding upon
 Buyer’s successors, assigns, and transferees.

 Notwithstanding the foregoing, during the longer of the Lease term or the period in
 which the City occupies the Premises, the City shall be responsible for complying
 with all applicable state, federal and municipal environmental obligations, laws and
 regulations.

10. CONDITIONS PRECEDENT TO CLOSING. It is a condition precedent to
 Closing that:

 a. The City shall obtain subdivision approval by the City of Portland
 Planning Board, in order to obtain approval for the creation of the parcel
 which constitutes the Premises, unless the City as Seller and Buyer agree
 in writing, such subdivision approval is not required (hereinafter the
 “Subdivision Approval”).

 b. In the event the City is unable to obtain the Subdivision Approval prior to
 the Closing Date, as defined below, then the Buyer may either (1) extend
 the Closing Date set forth in Paragraph 11 by a time period not to exceed
 one hundred eighty (180) days to permit the approvals to be obtained or
 (2) elect to terminate this Agreement prior to the later of the scheduled
 Closing Date or the expiration date of any extension period based on an
 extension as provided above. In the event Buyer shall elect to so extend
 the Closing Date, the City agrees to make reasonable efforts to pursue the
 Subdivision Approval.

 c. If Buyer shall elect to terminate this Agreement then the City shall refund
 the Deposit, if previously paid, without interest, and this Agreement shall
 be terminated and neither party shall have any further obligations or
 liabilities under this Agreement, unless the parties mutually agree to

 10 of 45
 extend this Agreement. Buyer acknowledges and agrees that the City is
 acting as Seller, and not in its regulatory capacity, in connection with this
 Agreement. The delivery to Buyer, and acceptance and recording by the
 Buyer of a deed to the Buyer of the Premises, will evidence conclusive
 and final consent by the Buyer to the waiver or completion of all these
 conditions.

11. CLOSING. Time is of the essence in the performance of this Agreement. The
 closing shall be held at the offices of Buyer’s counsel or Buyer’s Lender’s counsel at
 a time agreeable to the parties on or before the day that is the later of five months
 after the Effective Date of this Agreement or thirty (30) days after the later of (i) the
 expiration of the Due Diligence Period; (ii) the deadline for the City to resolve any
 title, Survey or environmental objections; or (iii) the date to which Buyer elects to
 extend the Closing Date under Paragraph 10 (the “Closing Date”). Notwithstanding
 the foregoing, City agrees to close on a date earlier than that specified above upon
 Buyer’s request at least 10 days prior to Closing. At the Closing:

 a. City shall execute, acknowledge and deliver to Buyer a municipal
 quitclaim deed conveying to Buyer good, insurable title to the Premises at
 standard rates, free and clear of all liens and encumbrances except as
 otherwise set forth herein.

 b. Buyer shall deliver the balance of the Purchase Price, subject to any
 adjustments set forth in section 2 of this Agreement, including, without
 limitation, reduction by the Rent Credit, to the City by wire transfer (or as
 otherwise reasonably requested by the City); and

 c. Each party shall deliver to the other such other documents, certificates and
 the like as may be required herein or as may be necessary to carry out the
 obligations under this Agreement, and for the Buyer to obtain owners and
 lenders title insurance at standard rates in form reasonably acceptable to
 Buyer and to Buyer’s lender.

 d. Buyer shall deliver evidence, reasonably satisfactory to City’s Corporation
 Counsel, that the entity receiving title to the Premises is in good standing
 under Maine law, and that the individuals acting with respect to the
 Closing and executing documents on behalf of Buyer are authorized to do
 so.

 e. City shall deliver to Buyer a copy of all City Council Orders approving
 this Agreement and authorizing the City Manager or other City officials to
 execute this Agreement, the deed, the Lease, and any other documents
 necessary to effectuate the intent and purpose of this Agreement.

 f. Except as otherwise provided in section 2(b), the parties shall execute the
 Lease.



 11 of 45
12. BUYER’S POST CLOSING OBLIGATIONS; ESCROW AGREEMENT. Buyer
 agrees as follows:

 a. Buyer agrees at Closing (and only upon Closing) to deposit $50,000.00 to
 be held in escrow (the “Escrow Account”) pursuant to an escrow
 agreement in form mutually acceptable to Buyer and City with a mutually
 acceptable escrow agent.

 b. Buyer agrees to commence development of a project at the Premises in
 substantially the form described in the portion of the plans depicting the
 Premises that are attached hereto as Exhibit B and incorporated herein by
 reference, and which project was presented to the City’s Economic
 Development Committee on or about July 19, 2017 (the “Project”), within
 one (1) year after the later of the end of the term of the Lease or the last
 date of the City’s occupancy of the Premises (the later of the two such
 dates hereinafter is referred to as the “City’s End Date”). The Project shall
 be deemed to be "in substantially the form described in the portion of the
 plans depicting the Premises that are attached hereto as Exhibit B" if it
 proposes to include (or is constructed to include): (i) multiple separate
 spaces, which may have separate or shared access to the street; (ii) one
 large central space of a size and for a use to be determined; and (iii) an
 emphasis on rental affordability. The Project may also be modified in a
 manner that is reasonably necessary for Buyer to obtain City Planning
 board, City Council or any other municipal or other necessary approval,
 and the Project, if otherwise "in substantially the form described in the
 portion of the plans depicting the Premises that are attached hereto as
 Exhibit B" shall, notwithstanding any such modifications, continue to be
 so considered. In addition, if Buyer determines that interest rates or
 community demand for the use of the Premises change such that Buyer
 wishes to make changes to the Project, or if Buyer wishes to make other
 changes to the Project, Buyer shall request the City’s approval of such
 changes.

 c. Buyer’s commencement of development of the Project shall be effected by
 Buyer or its successors, assigns, or transferees submitting a site plan
 review application (an “Application”) for the Project within one (1) year
 after the City’s End Date.

 d. If Buyer does not submit an Application for the Project (which
 Application may include modifications as described above) within one (1)
 year of the City’s End Date, then $10,000.00 shall be released from
 escrow to the City’s Housing Trust Fund, and until an Application has
 been filed, an additional $10,000.00 shall be released from escrow to the
 City’s Housing Trust Fund each ninety (90) days thereafter.

 e. Within thirty (30) days after the submission of an Application for the
 Project, the remaining balance of the Escrow Account shall be released to
 Buyer. If no Closing takes place under this Agreement, the Buyer shall

 12 of 45
 not be required to fund the Escrow Account nor make any payment.
 Notwithstanding anything to the contrary above, in the event that a
 Closing on the sale of the Premises to Buyer under this Agreement takes
 place and Buyer fails to submit any Application for the Project within the
 later of 5 years from the Closing Date or 4 years after the City’s End Date,
 the entire remaining balance of the Escrow Account shall be released to
 the City’s Housing Trust Fund.

 f. City hereby agrees that despite the references in this Agreement to Buyer
 as the developer with respect to the Project, that the Project will be
 undertaken by a different Limited Liability Company (“LLC”) to be
 formed, or corporation to be formed, which will be an assignee of Buyer,
 and the City hereby consents to the same and consents to Buyer’s
 assignment of its rights and obligations under this Agreement to any such
 LLC or corporation, provided that Thomas Watson will be a manager or
 co-manager of any such LLC and President or Vice President of any such
 corporation.

 g. The provisions of this section shall survive closing.

13. ENTIRE AGREEMENT. This Agreement represents the entire and complete
 Agreement and understanding between the parties and supersedes any prior
 agreement or understanding, written or oral, between the parties with respect to the
 acquisition or exchange of the Premises hereunder. This Agreement cannot be
 amended except by written instrument executed by City and Buyer.

14. NON-WAIVER. No waiver of any breach of any one or more of the conditions of
 this Agreement by either party shall be deemed to imply or constitute a waiver of any
 succeeding or other breach hereunder.

15. HEADINGS AND CAPTIONS. The headings and captions appearing herein are for
 the convenience of reference only and shall not in any way affect the substantive
 provisions hereof.
16. BINDING EFFECT. This Agreement shall be binding upon and inure to the benefit
 of the parties hereto and their respective heirs, administrators, successors and assigns,
 provided, however that this Agreement shall not be assigned by the City.
17. TIME. The City and Buyer each confirm and agree that each of the time periods set
 forth herein are essential provisions of the terms of this Agreement.

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

 13 of 45
 invalid or unenforceable, it shall not affect the validity or enforcement of the
 remaining provisions hereof.

19. NOTICE. All notices, demands and other communications hereunder shall be in
 writing and shall be deemed to have been duly given on the date of service if served
 personally on the party to whom notice is to be given, or on the first business day
 after mailing if mailed to the party to whom notice is to be given by first class mail,
 postage prepaid, certified, return receipt requested, addressed to the recipient at the
 addresses set forth below. Hand delivery to the City Manager’s office shall be
 effective as personal delivery to the City Manager on the date of delivery. Either
 party may change addresses for purposes of this paragraph by giving the other party
 notice of the new address in the manner described herein.

 FOR THE City: City of Portland
 ATTN: City Manager
 389 Congress Street
 Portland, ME 04101

 With a copy to : The Office of the Corporation Counsel at the
 same address.

 FOR Buyer: Mr. Thomas Watson
 Tom Watson & Co., LLC
 104 Grant Street
 Portland, ME 04101

 With a copy to: William H. Leete, Jr., Esq.
 Leete & Lemieux, P.A.
 511 Congress Street, Suite 502
 Portland, ME 04101

20. SIGNATURES; MULTIPLE COUNTERPARTS. This Agreement may be
 executed in any number of counterparts and by different parties in separate
 counterparts. Each counterpart when so executed shall be deemed to be an original
 and all of which together shall constitute one and the same agreement.
21. BROKERS. The City shall be responsible for paying all its brokers, including CBRE |
 The Boulos Company, at closing. Buyer has no broker other than Joseph Porta of Porta
 & Co., who Buyer understands is to be compensated by CBRE | The Boulos Company.
 Buyer agrees to indemnify and hold harmless City from any claims made by any broker
 should Buyer's representation in this paragraph be false. Subject to the limitations of
 liability set forth in the Maine Tort Claims Act, if applicable, City agrees to indemnify
 and hold harmless Buyer from any claims made by any broker should City's
 representation in this paragraph be false. The foregoing indemnities shall include all
 legal fees and costs incurred in defense against any such claim, and shall survive
 closing.

22. RECITALS INCORPORATED BY REFERENCE. The recitals set forth above

 14 of 45
15 of 45
16 of 45
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17 of 45
 EXHIBIT B TO PSA
 DESCRIPTION OF INTENDED USE

 82Hanover

o Relocate Port Property Management headquarters to 82 Hanover from 104 Grant Street in Parkside
o Bring in retailers/partners who will contribute to the community as well as the economy
o Open spaces/commons available for public use
o Leverage large rooftop for decks and greenspace to add comfortable density to neighborhood
o Creates opportunity for construction of 23 units on Grant Street and eliminates an office/warehouse that sits in the middle of the Parkside
 residential neighborhood

 44Hanover

o 16 separate spaces all with autonomous access to the street.
o One Central Space of over 3,SOOSF for a public/ communal user like pub, cafe, eatery
o Glass OHD to promote openness, and allow for artists and artisans to combine retail display space to their work space. Promote marketplace
 environment
o Affordable/accessible to the creative community at under $1,000/month.


 Lancaster Court (between 82 Hanover & 44 Hanover)

0 Commons/ courtyard space open to public for public use
0 Available for outdoor recreation including farmers market and small music venue for tenants and managers to promote work/events.
• Display and value public art and communal aesthetic enhancements
• Cobble stone street
• Trees/landscaping


 EXHIBIT B
• Fountain/water wall

 56 Parris Street

o 23 2 BR 2 Bath units
• Unique product to Portland
• Create product for families (2 bathrooms) or multiple roommates (making it affordable)
• At 23 units, 4 stories high it is scaled to the other buildings in the neighborhood




 20 of 43

 18 of 45
 MAY 15, 2017
BAYSIDE RFP - 44 HANOVER ST. -Rendering
PORTLAND, MAINE




 0 ...
 V1EW LOOKING SOUTH-EAST ON PARR1S STREET




Port Property
M A N A G E M E N T
 RYAN SENATORE ARCHITECTURE




 19 of 45
 MAY 15, 2017
BAYSIDE RFP • 44 HANOVER ST.· Floor Plan
PORTLAND, MAINE



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Port Property RYAN SENATORE ARCHITECTURE
M A N A G E M E N T




 20 of 45
 EXHIBIT C
 LEASE AGREEMENT


 This Lease Agreement, is made as of the ________ day of ________, 2018, by and
between ______________________ with a mailing address of 104 Grant Street, Portland, Maine
04101 (hereinafter referred to as “Landlord”) and the CITY OF PORTLAND, a Maine
municipal corporation having its principal place of business at 389 Congress Street, Portland,
Maine (hereinafter referred to as “Tenant”).

 WHEREAS, Tenant has recently conveyed to Landlord certain property located at or
about 44 Hanover Portland Street in Portland, Maine and wishes to continue to occupy and use
such property; and

 WHEREAS, Landlord has sufficient right, title and interest in and to the real property
and has full power and authority to enter into this Agreement in respect thereto, and is willing to
have Tenant occupy and use the 44 Hanover Street property on the terms and conditions set forth
herein;

 NOW, THEREFORE, in consideration of the mutual promises herein contained, and
other good and valuable consideration, the receipt and sufficiency of which are hereby mutually
acknowledged, Landlord and Tenant hereby mutually agree as follows:

1. Premises.

Tenant, as of the date of this Lease, exclusively occupies certain land and a building or buildings
located at or about 44 Hanover Street, Portland, Maine (hereinafter the “Building”) (the land and
Building are referred to herein as the “Premises”) as generally depicted on the plan attached
hereto as Exhibit A. Landlord does hereby agree to lease, demise, and let the Premises unto
Tenant, subject to the access and parking easement benefitting the owner of the property located
at 55 Portland Street (the “Access Easement”), which easement is depicted on Exhibit A. Tenant
shall have no authority to modify or make any substantial changes (whether cosmetic, structural
or otherwise) to the Premises without the prior written consent of Landlord.

2. Term.

The initial term of this Lease shall commence ________, 2018 (the “Effective Date”) and
terminate _______________, 2019 (the “Initial Term”), unless earlier terminated as provided
herein, or extended as provided herein. The Initial Term together with any Renewal
Term (as defined herein) are referred to collectively hereinafter as the “Term.”

In the event Tenant shall continue in occupancy of the Premises after the expiration of the Initial
Term or any Renewal Term (as defined herein), such occupancy shall not be deemed to extend or
renew the terms of this Lease, but occupancy shall, at the option of the Landlord, continue as a
tenancy at will from month to month upon covenants, provisions, and conditions herein
contained, and at the rent in effect prior to the expiration of the Initial Term or Renewal Term (as



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defined herein) whichever last occurred, increased by twenty five (25%) percent, prorated and
payable month to month on the first day of each month for the period of such hold-over
occupancy. This paragraph shall not be deemed or construed as giving the Tenant any right to
hold over after the expiration of the Initial Term or any Renewal Term thereof.

2.1. Renewal.

Upon expiration of the Initial Term, at the request of the Tenant, the Term of this Lease may be
renewed for one (1) three (3) month extension (which such extension hereinafter will be referred
to as the “Renewal Term”) subject to and conditioned upon Landlord’s written consent, and
provided that the Tenant is not in default of the terms of this Lease prior to the expiration of the
Initial Term and provided that Tenant gives Landlord at least three (3) months’ notice in writing
of its request for a Renewal Term. Landlord’s consent shall not be unreasonably withheld,
delayed, or conditioned.

The Renewal Term shall commence the day following the expiration of the Initial Term of the
Lease. If the Tenant exercises its option to renew Tenant agrees to pay to Landlord, or its
designee, rent on the terms described in Paragraph 4 below at the new rental rate for the Renewal
Term as set forth in Paragraph 4.

Tenant shall be responsible for all costs and expenses relating to the Premises during the entire
period in which the Tenant occupies any part of the Premises (hereinafter the “Occupancy
Period”) including, without limitation, for the entire Term of this Lease (and any Renewal Term
if applicable), all costs and expenses with respect to utilities as set forth in this Lease Agreement.

3. Permitted Uses.

The Premises may be used by Tenant for the current use of the Premises and for any other
similar, lawful purposes. Tenant shall not use or occupy or permit the Premises to be used or
occupied, nor do or permit anything to be done in or on the Premises, in a manner which will in
any way violate any applicable laws, ordinances or regulations of any municipal, State or other
governmental authority.

4. Rent.

a. Rent Paid in Advance at Closing. The rent for the lease to the Tenant for the Initial Term
shall be in the amount of ________________ Dollars ($_________.00). As stated in the related
Purchase and Sale Agreement dated on or about _____________, 2018 between the City of
Portland, Maine and Landlord (the “Purchase and Sale Agreement”) with respect to the Premises,
the full Rent Credit (as that term is defined in the Purchase and Sale Agreement) for the Initial
Term is to be paid at the closing by the City of Portland, Maine as seller upon Landlord’s purchase
of the Premises (the “Closing”), granting a credit to Buyer in the full amount of said Rent Credit
against and reducing the purchase price for the Premises by that amount. Landlord, by its initials
here: ______ acknowledges receipt of the Rent Credit in the amount of $____________. Tenant
agrees that the agreement to pay rent in advance is a substantial inducement for Landlord to
purchase the Premises at the purchase price set forth in the Purchase and Sale Agreement, and



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accordingly, all of the rent paid and credited at Closing, including, without limitation, the Rent
Credit, shall be non-refundable.

b. Rent During Renewal Term. If there is a Renewal Term of this Lease, the rent during the
Renewal Term of this Lease shall be in the amount of the greater of Twelve Thousand Five
Hundred and 00/100 Dollars ($12,500.00) per month or the then market rate of rent for the
Premises, as determined by an independent commercial real estate agent or appraiser chosen by
the Landlord, from three qualified agents or appraisers with at least ten (10) years’ experience in
the profession proposed by the Tenant, at least two months prior to the date when this Lease
would terminate if not renewed. If none of the agents or appraisers proposed by Tenant are
acceptable to Landlord, Landlord may request an appraisal from Landlord’s agent which shall
be averaged with one from an agent or appraiser selected by Tenant from the three proposed by
Tenant to determine the then market rental rate.

c. Renewal Term Rent Payments; When Due. Rent during the Renewal Term (and rent for
any time period for which rent is not fully paid in advance at the Closing on the sale of the
Premises) shall be payable in advance the first day of each and every calendar month during such
Renewal Term (and any other applicable period during which rent is due) and rent payments
shall be made to the Landlord’s manager, Port Property Management, 104 Grant Street, Portland,
ME 04101 or such other address as Landlord shall in writing direct. Any rent payment received
by the Landlord after the 7th of the applicable month shall be subject to a 5% late fee.

d. Additional Rent. Tenant shall also pay as additional rent all expenses and costs relating
to the Premises, including, without limitation, all taxes, utilities and insurance, and including,
without limitation, those set forth in Paragraphs 5, 6, 7, 8, 10 and 10.1 of this Lease.

5. Taxes and Utilities.

a. Taxes. The Tenant shall be responsible for timely payment of all taxes of any kind due to
the City of Portland, Maine as well as any other fees due to the City of Portland, Maine,
including, without limitation, all municipal real property taxes on or assessed against the
Premises during the Term of the Lease. Tenant shall also be responsible for timely payment of
all personal property taxes with respect to all personal property on or about the Premises. In the
event the Premises are determined to be tax exempt, either wholly or partially, Tenant shall be
required to pay any and all amounts due to the City of Portland, Maine in lieu of or as a
replacement for real and personal property tax payments, including, without limitation, all
amounts specified in Paragraph 3(f) of the Purchase and Sale Agreement. Upon receipt of a tax
bill from the City of Portland, Landlord shall notify Tenant of the amount due and Tenant shall
pay said amount within 30 days of receipt of such notice. In the event that the Term of the Lease
is due to expire prior to the end of the six month tax period that is the subject of such a tax bill,
the amount Tenant is required to pay shall be prorated accordingly.

b. Utilities. Tenant shall also be responsible for paying all the costs of all utilities servicing
the Premises during the Initial Term of this Lease and any Renewal Term, including but not
limited to electrical, gas, water, sewer, heat and air conditioning (together with all other HVAC
expenses), internet, cable and telephone. Tenant shall also be responsible for payment of all



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stormwater fees and stormwater service charges due to the Portland Water District or City of
Portland, as well as any other assessments or fees against the Premises by the City of Portland,
Maine or the Portland Water District. Landlord is not responsible for payment of any such
assessments or fees, nor for providing heat nor any other utilities to the Premises, nor for paying
the costs of any such utilities, all of which are Tenant’s sole responsibility.

6. Tenant to Plow and Remove Snow.

Tenant, at Tenant’s expense, shall be responsible for plowing and removing snow and ice from
the Premises in accordance with applicable City ordinances. Landlord shall have no obligation to
remove snow or ice from the Premises.

7. Tenant to Remove Trash and Debris; Maintenance.

Tenant, at Tenant’s expense, shall maintain the entire portion of the Premises in the same
condition and repair as it is in as of the Effective Date, except only for reasonable wear and tear,
and shall remove from the Premises all trash and debris which it shall create, which is located
upon the Premises or which is otherwise attributable to Tenant. Tenant shall not do anything to
cause nor permit the Premises nor the activities therein or thereon to violate any municipal,
county, state or federal law, ordinance or requirement, and shall promptly act upon direction of
any officer of competent authority.

8. Responsibility for Repairs and Maintenance; Tenant’s Acceptance Of Premises In
“As Is” Condition.

a. Maintenance and Repair. Tenant is currently in possession of the Premises and does
hereby accept the Premises and Common Areas in their present “AS IS” condition as of the
Effective Date. During the Term of the Lease, Tenant shall, at its sole expense, maintain and
make any reasonably necessary repairs to the Premises at its sole expense.

b. Capital Repairs. Tenant hereby warrants and represents that it has inspected the Premises
and that it knows of no capital repairs that are presently necessary. The term “Capital Repair” is
agreed to mean the repair or replacement of a major component or structural part of the Premises
and shall also include the rebuilding of a major component or structural part of the Premises after
the end of its useful life. Based on the information acquired in its inspection, together with its
historic use of the Premises, Tenant represents that it has no actual knowledge that any Capital
Repairs will be required during the Initial Term or if the Lease is renewed, during any Renewal
Term. In the event any Capital Repairs to the Premises are reasonably necessary during the
Term and Tenant does not wish to make such Capital Repair at Tenant’s sole expense, Tenant
shall so advise Landlord in writing and Landlord may, in its sole discretion, elect to make, or not
to make, such Capital Repair. Notwithstanding the foregoing, Tenant agrees that whenever it
determines that it is reasonably possible to make a temporary repair or patch and defer the need
for a Capital Repair, it shall make such temporary patch or replacement. In the event Landlord
elects not to make any Capital Repairs, Tenant shall have the right, but not the obligation to
make such repairs at its own expense. Tenant acknowledges and agrees that even if Tenant
determines it is unable to occupy the Premises due to the condition of the Building or the



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Premises, all of its rent payments shall continue to be non-refundable even if Tenant determines
that it could occupy the Building or the Premises if a Capital Repair was made.

Notwithstanding the foregoing, Landlord and Tenant agree that in the event of a casualty loss or
event (hereinafter “Casualty”) causing material physical damage to the Premises or Building for
which there is insurance coverage as determined by the insurer issuing the applicable policy of
insurance, that subject to and conditioned upon any requirements or conditions imposed by
Landlord’s lender (including, without limitation, any restrictions or conditions on disbursement
of insurance payments or proceeds), funds paid by an insurer with respect to such Casualty shall
be released to fund the cost of a Capital Repair resulting from such Casualty, upon such terms as
shall be reasonably acceptable to Landlord and provided that Landlord shall not be required to
make any payment of any kind toward such Capital Repair.

8.1 Improvements/Alterations. No improvements or alterations to the Premises which
materially change or alter the Premises shall be made without Landlord’s written approval,
which shall not be unreasonably withheld, delayed, or conditioned. Any request by Tenant for
such approval shall be submitted with written specifications and drawings reasonably
satisfactory to Landlord. All improvements made to the Premises by Tenant must be done in
accordance with all local Building codes and ordinances and all applicable State and Federal
statutes and regulations, and Tenant must obtain all necessary permits prior to commencing
improvements. Tenant shall promptly pay for any and all trades furnishing services and/or
alterations to the Leased Premises. With the exception of any of Tenant’s removable property,
including without limitation, all of its personal property and trade fixtures, any and all property
left by Tenant in the Leased Premises shall become property of the Landlord at the expiration or
termination of Tenant’s tenancy. A list of trade fixtures which are owned and controlled
exclusively by Tenant and which Tenant shall remove at the end of the Term or when Tenant
vacates the Premises, whichever shall be earlier, is attached as Exhibit B.

9. Compliance with Laws.

Tenant shall, at its own cost and expense, promptly observe and comply with all applicable laws,
ordinances, requirements, orders, directives, rules and regulations of the federal, state, and
county and city government.

10. Insurance.

Prior to the execution of this Lease and continuing during the Term of the Lease or for such
longer period during which Tenant shall occupy the Premises, Tenant shall obtain, maintain and
pay for all the costs of the insurance listed in the following subsections:

 a. Tenant shall maintain occurrence based General Liability Insurance, which shall
 include liability insurance with respect to automobiles, trucks and other motor
 vehicles, in the amount of $400,000 per occurrence for causes of action pursuant to
 the Maine Tort Claims Act, and the policy for such insurance shall name Landlord as
 an additional insured. Tenant shall provide Landlord with a certificate evidencing
 such General Liability Insurance coverage prior to execution of this Lease. Tenant



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 shall be responsible for covering its personal property with such property and casualty
 insurance as it deems reasonably necessary and shall provide Landlord with
 documentation of such policies of insurance or self-insurance prior to execution of
 this Lease. Landlord shall not be responsible for any damage to Tenant’s personal
 property except for damage caused by Landlord. Claims brought by Landlord against
 Tenant for damage to the Premises, that are not covered by an insurance policy, and
 are the result of Tenant’s use and/or negligence, and not resulting from the Landlord,
 its employees, subcontractors, or others using the Access Easement to access the
 property at 55 Portland Street, shall be Tenant’s responsibility to repair or reimburse
 Landlord in an amount equal to that reasonably necessary to return the Premises, to
 substantially the same condition in which they were at the start of this Lease. This
 provision shall not be deemed a waiver of any defenses, immunities or limitations of
 liability or damages, available to the Tenant under the Maine Tort Claims Act, other
 Maine statutory law, judicial precedent, common law, or any other defenses,
 immunities or limitations of liability available to the Tenant. For the purposes of this
 Lease, an insurance claim will be deemed to be “not covered by an insurance policy
 insuring Tenant” if such claim is denied by the insurer issuing the policy against
 which the claim is made.

b. Glass. Tenant shall be solely responsible for the cleaning, maintenance and
 replacement of plate glass and other windows located within the Leased Premises and
 is advised to obtain insurance coverage with respect to damage thereto. Tenant
 agrees to repair promptly any damage to such glass and windows at its sole expense.
 Tenant shall not be responsible for damage to glass or windows caused by Landlord,
 its employees or subcontractors, or others using the Access Easement to access 55
 Portland Street. Any such cleaning, maintenance and/or repairs shall be to return all
 glass and windows to substantially the same condition in which they were at the start
 of this Lease.

c. Workers Compensation. Tenant self-insures for workers compensation coverage and
 shall provide Landlord with evidence of its self-insured status.


d. Property and Casualty Insurance. Landlord shall procure and maintain such Property
 and Casualty insurance as it deems reasonably necessary in regard to the Premises,
 and Tenant shall pay Landlord upon execution of this Lease for annual premiums in
 an amount up to and including ten thousand dollars ($10,000). Such coverage shall
 be in form and amount to coverage as commonly written for comparable buildings. In
 the event that the Term of this Lease exceeds the term of Landlord’s Property and
 Casualty insurance policy, Tenant shall pay landlord for applicable premiums within
 10 days of Landlord’s request for such payment. Any deductibles and/or retentions in
 an amount higher than ten thousand dollars ($10,000) shall be subject to approval by
 Tenant. Tenant shall be named an additional insured on such policy for coverage
 only in those areas where government immunity has been expressly waived by 14



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 M.R.S. A. § 8104-A, as limited by § 8104-B, and § 8111. This provision shall not be
 deemed a waiver of any defenses, immunities or limitations of liability or damages
 available to the Tenant under the Maine Tort Claims Act, other Maine statutory law,
 judicial precedent, common law, or any other defenses, immunities or limitations of
 liability available to the Tenant.

e. Pollution Liability Insurance. Tenant shall procure and maintain premises pollution
 liability insurance in form and content reasonably acceptable to Landlord considering
 Tenant’s use of the Premises as a vehicle maintenance garage and fueling station in
 an amount not less than one million dollars ($1,000,000) per occurrence, for the Term
 of this Lease, or if the Occupancy Period ends later than the end of the Term, then, for
 the entire Occupancy Period, naming Landlord as an additional insured thereon. The
 pollution liability insurance policy (hereinafter in this sub-paragraph referred to as the
 “Policy”) shall provide at least such coverage as is commonly written for buildings
 comparable to the building(s) located on the Premises and uses comparable to
 Tenant’s use of the Premises. The Policy shall provide liability coverage on a claims-
 made and reported basis which covers claims first made against or by an insured and
 reported to the Insurer, during the policy period. The Policy shall also provide
 coverage for remediation costs which covers pollution conditions first discovered and
 reported to the insurer during the policy period. Tenant shall include in the pollution
 coverage of the Policy, conditions emanating from storage tanks (including gas and
 oil tanks) on the Premises. Tenant additionally agrees to purchase a so-called “tail”
 or extended reporting period coverage (hereinafter “Tail Coverage”) for at least a
 one-year term in form reasonably acceptable to Landlord that provides coverage for
 claims pursuant to said Policy. The Tail Coverage shall, at minimum, extend the
 period for reporting claims under the Policy for at least a year after the expiration of
 the Occupancy Period.

 Tenant agrees to procure and submit for Landlord’s review a certificate of insurance
 and binder for the Policy and Tail Coverage at least ten (10) days prior to the
 commencement of this Lease Agreement as well as such other documents detailing
 the proposed terms of coverage as Landlord shall reasonably request. Tenant further
 agrees that the Policy shall be in full force and effect upon commencement of the
 Term.

f. Self-Insurance, Large Deductibles and/or Retentions. Tenant is solely responsible for
 all deductibles and or retentions on any insurance policies required by this Lease, and
 agrees to pay all deductibles and retentions with respect to any such policies. Any
 coverage required by this Lease for which Tenant chooses to self-insure shall be the
 responsibility of the Tenant, and Tenant agrees to pay any covered claims for which it
 chooses to self insure.

g. Waiver of Subrogation. Tenant shall procure waiver of subrogation on any insurance
 policies required under this Lease in which it is able to do so. Tenant agrees that it
 shall waive subrogation with respect to any matters for which it self-insures,



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 including, without limitation, worker’s compensation insurance. Landlord
 acknowledges and agrees that Tenant’s general liability insurance coverage shall not
 include a waiver of subrogation. Landlord may choose to either waive subrogation or
 list the Tenant as a named insured in lieu of waiving subrogation under its property
 and casualty insurance policy.

 h. Notice. All of the insurance policies in which the Tenant or Landlord are an
 additional or named insured under the terms of this Lease shall, contain a clause that
 the insurer shall not cancel or reduce the coverage of the insurance without first
 giving Tenant, Landlord and any mortgagees of Landlord thirty (30) days’ prior
 written notice.


10.1 Tenant’s Responsibilities.

 a. To the fullest extent permitted by law, Tenant hereby agrees to assume all risk of
 injury, harm or damage to any person or property (any such injury, harm or damage
 hereinafter is referred to as a “Liability Event”), including but not limited to all risk of
 injury, harm or damage to Tenant's officers, agents, employees, contractors,
 customers and invitees (all of whom hereinafter are referred to as “Tenant’s
 Affiliates” in the plural or as a “Tenant Affiliate” in the singular) or to any of their
 property, arising out of, during, or in connection with Tenant’s lease of the Premises
 from Landlord, Tenant’s occupancy of the Premises or any other use by Tenant of the
 Premises (all such risks are hereinafter collectively referred to as the “Assumed
 Risks”), but only to the extent (i) any such Liability Event is a result of actions or
 omissions by Tenant, one of Tenant’s Affiliates or any other person or entity for
 whom Tenant may be liable and (ii) is a negligent act or omission, an intentional act
 which is not a discretionary function, or an act or omission for which Tenant is liable
 under the Maine Tort Claims Act. Such Assumed Risks do not include injury, harm,
 or damage caused by (1) any act or omission of Landlord, its officers, agents,
 employees, contractors or anyone else for whom Landlord may be liable except
 Tenant or a Tenant Affiliate, or (2) any act or omission of any third party who is not a
 Tenant Affiliate utilizing the Access Easement. Tenant’s obligations hereunder are
 subject to and limited by the defenses, immunities and limitations of liability
 available to the Tenant under the Maine Tort Claims Act, 14 M.R.S.A. § 8101 et seq,
 and other applicable law.

 b. Tenant and Landlord agree that, subject to Landlord’s right to enforce the terms of
 this Lease and to terminate this Lease as provided herein, and except to the extent that
 the Access Easement is used by others, Tenant shall have during the Term until the
 later of the expiration of the Lease, the earlier termination of the Lease, or when
 Tenant vacates the Premises, full control over the Premises (including, without
 limitation, all buildings or structures located on the Premises, including, without
 limitation, the Building and any parking lot, or walkways or other grounds located on
 the Premises) and shall be solely responsible for all maintenance and repairs to the
 Building and Premises except as expressly set forth in this Lease.



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 c. Covenant against liens: Tenant shall not cause nor permit any lien against the
 Landlord’s property or the Premises or any improvements thereto to arise out of or
 accrue from any action, omission or use thereof by Tenant; provided, however, that
 Tenant may in good faith contest the validity of any alleged lien. In the event Tenant
 contests such lien, upon the request of the Landlord, Tenant shall post a bond
 approved by the court in which such lien claim is pending or if not yet pending, a
 court with jurisdiction over such lien, warranting payment of any such lien. If
 Tenant does not contest a lien, it shall pay off and cause the discharge of any such
 lien within twenty (20) days of its recording. If a court or other proceeding is
 commenced, Tenant shall cause such lien to be “bonded off” to Landlord’s
 satisfaction within forty-five (45) days of commencement of such proceeding.
 Should Landlord be subjected to any claim(s), suit(s) or lien(s), including, without
 limitation, any claim(s), suit(s) or lien(s) relating to any mechanic’s lien claim for any
 services or materials associated with Tenant’s improvements or alterations to the
 Leased Premises, Tenant shall indemnify and hold harmless Landlord from all
 damages and costs (including any attorneys’ fees incurred by Landlord) arising out of
 or relating to any such claim(s), suit(s) or lien(s), and shall pay any and all costs
 (including attorneys’ fees) incurred by Landlord in defense or prosecution of such
 actions within ten (10) days of demand by Landlord. Tenant’s failure to comply with
 the foregoing requirements regarding liens shall constitute a default under the terms
 of this Lease.

10.2 Environmental Compliance.

During the longer of the Term or the Occupancy Period, the Tenant shall be responsible for
complying with all applicable state, federal and municipal environmental obligations, laws and
regulations (hereinafter collectively “Environmental Laws”) and taking all necessary steps to
prevent any violation of any such Environmental Laws. In addition, Tenant shall be responsible
for payment of the costs and expenses relating to any violation of Environmental Law regarding
any Hazardous Material (as defined below), substance or waste which comes on, which comes
from or affects, the Premises during the longer of the Term or the Occupancy Period, or which is
hereafter placed upon or under the Premises at any time during the longer of the Term or the
Occupancy Period (including, without limitation payment of all fines, penalties or the like, as
well as the costs of removal and remediation) including, any and all losses, damages, suits,
penalties, costs, liability and expenses (including but not limited to reasonable investigation,
laboratory fees, environmental audit and legal expenses) arising out of any claim for loss or
damage to any real or personal property or to person(s) including the Premises, injuries to or
death of person(s), contamination of or adverse effects on the environment or any violation of
statutes, ordinances, orders, rules or regulations of any governmental entity or agency, caused by
or resulting from any Hazardous Material (as defined below), substance or waste which comes
on, which comes from or affects, the Premises during the longer of the Term or the Occupancy
Period, or which is hereafter placed upon or under the Premises at any time during the longer of
the Term or the Occupancy Period. Tenant’s obligations under this paragraph do not apply to
any violation of Environmental Laws or claims resulting from the actions or omission of
Landlord, its employees, subcontractors, or others using the Access Easement to access the



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property at 55 Portland Street. This paragraph is only intended to govern Tenant’s actions during
the longer of the Term or the Occupancy Period of the Lease and does not apply to Tenant’s
ownership of the Premises.

The term "Hazardous Materials" or “Hazardous Material” as used in this Lease Agreement
includes but is not limited to any and all substances (whether solid, liquid or gas) defined, listed,
or otherwise classified as pollutants, hazardous wastes, hazardous substances, hazardous
materials, extremely hazardous wastes, or words of similar meaning or regulatory effect under
any present or future State, Federal or municipal environmental law, regulation or ordinance
including but not limited to any such law, regulation or ordinance relating to petroleum or
petroleum products, asbestos or asbestos-containing materials, polychlorinated biphenyls, lead,
radon, radioactive materials, flammables or explosives.

Landlord acknowledges and agrees that nothing in section 10 of this Lease is intended to alter or
does alter the rights and obligations of the parties under sections 8 and 9 of the Purchase and Sale
Agreement.

11. Assignment/Subletting.

Tenant shall not sublet all or any portion of the Premises, nor sublease, transfer or assign this
Agreement or the rights granted hereunder at any time during the Term of this Agreement
without the prior written approval of Landlord, which may be granted or withheld in Landlord’s
sole discretion. No such assignment or subletting shall relieve Tenant of any obligations
hereunder, all of which shall remain in full force and effect, including, without limitation, with
respect to payment and any person accepting such assignment shall take the Agreement subject
to all prior breaches and shall be liable therefore in the same manner as Tenant.

12. Casualty Damage.

a. If the Premises or any part thereof shall be destroyed or damaged by fire or other
unavoidable casualty so that the same shall be thereby rendered unfit for use, then, and in such
case: (i) if such fire or unavoidable casualty occurs during the Initial Term, then Tenant shall
have the right to terminate this Lease; or (ii) if such fire or unavoidable casualty shall occur
following the expiration of the Initial Term and during the Renewal Term or any other term,
either Landlord or Tenant shall have the right to terminate this Lease. Such right of termination,
if available, shall be exercised by giving the other party written notice of such termination within
thirty (30) days after such damage or destruction, and upon the giving of such notice, the Term
of this Agreement shall cease and come to an end as of the earlier of the date Tenant fully moves
out of the Premises or the expiration or earlier termination of the then application term of the
Lease. Upon the date Tenant fully moves out of the Premises, Tenant’s obligation to pay utilities
shall end, except for such charges for utilities as shall have accrued prior to the date of move-out.
Notwithstanding anything else contained in this Lease Agreement, Tenant shall not receive any
rent refund or credit for such early termination of the Lease or for any early move out, but
Tenant shall not be obligated to continue to pay rent due if the Lease is so terminated during any
Renewal Term. For avoidance of doubt, Landlord and Tenant hereby agree no rent shall be




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refunded to Tenant upon such termination (or under any other circumstance) and that the Rent
Credit shall be permanently retained by Landlord.

b. Tenant shall be responsible for covering its equipment and supplies with such property
and casualty insurance as it deems necessary and Landlord shall have no responsibility therefor.
Tenant assumes all risk of damage, loss or casualty to its property, equipment and/or supplies
while located at the Premises, whether it is owned or leased by Tenant.

12.1 Condemnation. If the Premises or any part thereof are taken or condemned by a duly
constituted public authority, this Lease shall, as to the part taken, terminate and all proceeds and
awards shall be paid to the Landlord. Tenant shall have no claim against Landlord with respect to
any such taking or condemnation. In the event that a substantial portion of the Premises itself is
taken or condemned, both Landlord and Tenant shall have the right to terminate this Lease upon
giving notice in writing ten (10) days in advance of proposed termination date. Notwithstanding
any such condemnation, taking or termination, no rent shall be refunded to Tenant, and all rent
shall be permanently retained by Landlord.

13. Default; Termination.

a. This Lease is made on the condition that if the Tenant shall fail to pay any rent or any
other monetary obligation to Landlord within five (5) days of its due date, or fail to perform any
other obligation to Landlord within thirty (30) days after written notice thereof, or in case of an
obligation that cannot with due diligence be cured within said thirty (30) day period, fail to proceed
within said thirty (30) day period to commence to cure the same and thereafter to prosecute the
performance of such obligation with due diligence and within a period of time that under all prevailing
circumstances shall be reasonable or if Tenant shall violate or fail to comply with any of the terms or
provisions of this Lease and such failure to comply or violation of this Lease shall reoccur or continue
after written notice of such violation from Landlord, or if the estate hereby created shall be taken
on execution or other process of law, or if Tenant shall be declared bankrupt or insolvent
according to law, or if Tenant shall file bankruptcy, or if an involuntary bankruptcy shall be filed
against Tenant which shall not be dismissed within thirty (30) days, or if the Tenant shall hold
over at the termination of the Lease as herein provided, then and in any of said cases,
notwithstanding any license or any former breach of covenants or waiver or consent in former
instances, the Landlord lawfully may, in addition to and not in derogation of any remedies for
breach of covenant, immediately or at any time thereafter, without prior demand or prior notice
whatsoever, (a) terminate this Lease by notice in writing which termination shall be effective
immediately or at Landlord’s election on a date stated in said notice; (b) with or without process
of law, enter into and upon the leased Premises or any part thereof and repossess the same; and
(c) expel the Tenant and those claiming through or under the Tenant and remove its effects
(together with any third parties’ property) without being deemed guilty of any manner of trespass
and without prejudice to any remedies which might otherwise be used for arrears of rent or
preventing a breach of covenant, and upon entry as aforesaid, all rights of Tenant hereunder shall
terminate; and Tenant covenants that in case of such termination, Tenant will during the
remainder of the then-current term or any Renewal Term pay to Landlord on the last day of each
calendar month the difference, if any, between the rental, and other monetary obligations of
Tenant, which would have been due for such month had there been no such termination and the
sum of the amounts being received by the Landlord from occupants of the leased Premises, if



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any. In addition, Tenant agrees to pay the Landlord, as damages for any above-described breach,
all costs of reletting the Leased Premises including, without limitation, real estate commissions,
costs of advertising, costs of damage repair, cleaning, costs of renovation of the Premises to suit
a new tenant, and costs of moving and storing Tenant’s personal and trade fixtures.

b. Legal Fees and Expenses.

 (i) Tenant further agrees to pay and indemnify the Landlord against all reasonable
 legal costs and charges, including, without limitation, all reasonable attorney’s
 fees and expenses (hereinafter collectively referred to as “Legal Expenses”)
 incurred by Landlord if Landlord prevails in a civil action to obtain possession of
 the leased Premises (including, without limitation, in any forcible entry and
 detainer or eviction action).
 (ii) Tenant shall pay to Landlord all such Legal Expenses within ten (10) days
 following the entry of a final judgment and the passing of any applicable appeals
 period in such civil action.

c. Surrender. Upon any termination of this Lease, Tenant shall quit and surrender to
Landlord the Premises in accordance with the provisions of this Lease. If this Lease is
terminated, Tenant shall remain liable to Landlord for all Rent due under this Lease Agreement
which has not yet been paid to Landlord. The Rent Credit shall remain nonrefundable and shall
be permanently retained by Landlord. In no event shall either party be liable to the other for
incidental, special, or consequential damages of any nature claimed as a result of the breach of
any term of this Agreement or termination of this Agreement.

d. Termination for Convenience. Tenant may terminate this Lease for its convenience upon
no less than thirty (30) calendar days’ prior written notice to Landlord. If Tenant so terminates
this Lease for its convenience, no rent shall be refunded to Tenant, and the Rent Credit shall be
permanently retained by Landlord.

14. Access.

Landlord shall provide at least 24 hours advance notice of its intention to enter the Premises,
except in the case of an emergency. Upon such notice, the Landlord and its representatives,
agents, or employees, may enter the Premises.

15. Signs.

Tenant shall not erect, install or place any signage upon the interior or exterior of the Premises
except with the written approval of Landlord, which approval Landlord agrees not to withhold
unreasonably. Tenant shall pay any and all costs associated with any such signage approved by
Landlord.

16. Zoning.




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It is the responsibility of Tenant to determine all zoning information and secure all necessary or
required permits and approvals of its proposed use of the subject Premises. Landlord makes no
representations or warranties as to the suitability of, or the ability to obtain regulatory approval
for, the subject Premises for Tenant’s intended use.

17. Self-Help.

In the event of a dispute between Tenant and Landlord, Tenant shall not be permitted to withhold
all or any part of the rental payment then due unless and until a forum of appropriate jurisdiction
has so ruled. The acceptance of a check by the Landlord for a lesser amount with an
endorsement or statement thereon, or upon any letter accompanying such check, to the effect that
such lesser amount constitutes payment in full shall be given no effect and Landlord may accept
such check without prejudice to any other rights or remedies which Landlord may have against
Tenant.
18. Miscellaneous Provisions.

Subject to the foregoing, the covenants and agreements of the Landlord and Tenant shall run
with the land and be binding upon and inure to the benefit of them and their respective
successors and assigns, but no covenant or agreement of Landlord, expressed or implied, shall be
binding individually upon any LLC manager or member nor any fiduciary nor any trustee or
beneficiary under any trust.

19. Subordination.

Tenant shall, from time to time, upon request of the Landlord, subordinate this Lease to any
mortgage deed, and/or other security indenture hereafter placed upon the leased Premises, and to
any renewal, modification, replacement or extension of such mortgage or security indenture, if,
and only if, any mortgagee of Landlord and Landlord (if required by lender) execute (either
before or after) such subordination agreement or subordination, non-disturbance and attornment
agreement (“SNDA”). Landlord agrees to make reasonable efforts to negotiate with its lender
with respect to the terms of any such SNDA, and shall advise such lender of any Tenant
objections to such SNDA. Tenant hereby agrees it shall execute and deliver to Landlord within
five (5) days of Landlord’s request such subordination agreement or SNDA submitted to Tenant
by Landlord or Landlord’s lender.

20. Estoppel Certificates.

Tenant shall, within five (5) days after each and every request by Landlord execute, acknowledge
and deliver to Landlord a statement in writing including any or all of the following as determined
by Landlord: (a) certifying that the Lease is unmodified and in full force or effect (or if there
have been modifications, that the same is in full force and effect as modified, and stating the
modifications), (b) specifying dates to which the annual rent has been paid, (c) stating whether or
not Landlord is in default in performance or observance of its obligations under the Lease, and, if
so, specifying each such default, (d) stating whether or not to the best of the knowledge of the
Tenant, any event has occurred which, with giving of notice or passage of time, or both, would
constitute a default by Landlord under Lease, and, if so, specifying each such event, and (e)



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certifying that Tenant, as of the date of the statement, has no charge, lien or claim of offset under
the Lease, or otherwise, against rents or other charges due or to become due thereunder. Any
such statement delivered pursuant to this Article may be relied upon by any prospective assignee,
transferee or mortgagee of the Leased Premises or any interest therein.

21. Return of Premises; Trade Fixtures.

Tenant at the expiration or termination of this Lease Agreement shall peaceably yield up to
Landlord the Premises in broom clean condition, in good repair in all respects, reasonable use
and wear and damage by fire and all other unavoidable casualties not caused by the acts or
omissions of Tenant, its officers, employees, agents, invitees or contractors excepted. At such
time, Tenant shall also remove all trade fixtures, equipment and other personal property installed
or placed by it at its expense in, on or about the Premises, including, without limitation, those
listed on Exhibit B. Should Tenant fail to remove its trade fixtures, equipment or other personal
property within Thirty (30) days of a notice to do so from Landlord, ownership of such fixtures,
equipment and property shall automatically be vested in Landlord and Landlord have the right to
dispose of such fixtures, equipment and property in any manner it sees fit, and retain all proceeds
therefrom.

22. Covenants.

Landlord covenants that it is the owner in fee of the Premises and can and will provide quiet
enjoyment of the Premises during the Initial Term of this Agreement, or if applicable, any
Renewal Term. Each party covenants that the Agreement is signed by a duly authorized
individual.

23. Notices.

Any notice required to be given under this Lease shall be in writing and shall be hand-delivered
or sent by U.S. certified mail, return receipt requested, postage prepaid, addressed to the parties
as stated below or such other address as either party may designate in writing to which its future
notices shall be sent. Notices shall be deemed to have been duly given on the date of service if
served personally on the party to whom notice is to be given, or on the first business day after
mailing if mailed to the party to whom notice is to be given by first class mail, postage prepaid,
certified, return receipt requested, addressed to the recipient at the addresses set forth below.
Hand delivery at the addresses below shall be effective as personal delivery to the party specified
on the date of delivery. Either party may change addresses for purposes of this paragraph by
giving the other party notice of the new address in the manner described herein.

To Tenant: City of Portland
 ATTN: City MANAGER
 389 Congress Street
 Portland, ME 04101

With a copy to : The Office of the Corporation Counsel
 at the same address



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To Landlord: Mr. Thomas Watson
 ________________________
 104 Grant Street
 Portland, ME 04101

With a copy to: William H. Leete, Jr., Esq.
 Leete & Lemieux, P.A.
 511 Congress Street, Suite 502
 Portland, ME 04101




24. Amendment.

Both parties hereto acknowledge and agree that they have not relied upon any statements,
representations, agreements or warrantees except such as are expressed herein. The terms of this
Lease may be modified or amended by the mutual assent of the parties hereto; provided,
however, that no such modification or amendment to this Lease shall be binding until in writing
and signed by both parties.

25. Governing Law.

This Agreement shall be governed by and construed in accordance with the laws of the State of
Maine.

26. Force Majeure.

Neither Tenant nor Landlord shall be deemed in violation of this Lease if it is prevented from
performing any of its obligations hereunder by reason of strikes, boycotts, labor disputes, acts of
God, war, acts of superior governmental authority or other reason over which it has no control;
provided, however, that the suspension of performance shall be no longer than that required by
the force majeure and a suspension of performance shall only be permitted if the party prevented
from performance has given written notice thereof to the other party.

27. Non-Waiver.

No waiver of any breach of any one or more of the conditions of this Lease by the Landlord or
Tenant shall be deemed to imply or constitute a waiver of any succeeding or other breach
hereunder.

28. Limitations of Liability. Tenant agrees to look solely to the Landlord’s interest in 44
Hanover Street, for recovery of any judgment from Landlord, it being agreed that Landlord is not
personally liable for any such judgment beyond its interest in 44 Hanover Street (except to the
extent that insurance proceeds may be available to satisfy any such judgment).



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29. Brokers.

Landlord and Tenant each represent and warrant to the other that it has not dealt with any agents,
brokers or finders in connection with this Agreement, other than the related purchase transaction
for the Premises between Landlord and Tenant, and Tenant hereby warrants and represents that
its broker [CBRE | The Boulos Company] has been paid in full for its services rendered in
connection with that transaction and is not entitled to any compensation with respect to this
Lease. Each party agrees to hold and indemnify the other harmless from and against any losses,
damages, costs or expenses (including attorneys’ fees) that either party may suffer as a result of
claims made or suits brought by any broker in connection with this transaction, the obligated
party hereunder to be the party whose conduct gives rise to such claim or whose statement
contained in this Paragraph 29 shall be untrue.

30. Tenant agrees that its obligations to Landlord under this Lease Agreement are contractual
and are not subject to any defenses available under the Maine Tort Claims Act and Tenant
further agrees not to seek to invoke any such defenses.

31. Memorandum of Lease.

Landlord and Tenant agree that this Lease shall not be recorded but each party hereto agrees, on request
of the other, to execute a Memorandum of Lease in recordable form and mutually satisfactory to the
parties.

 IN WITNESS WHEREOF, the parties hereto have caused this Lease to be duly
executed the day and year first above written.

WITNESS: LANDLORD


_________________________ By: _______________________
 Thomas E. Watson
 Its Manager


WITNESS CITY OF PORTLAND

__________________________ By: __________________________
 Jon P. Jennings
 Its City Manager

Approved as to Form:


Corporation Counsel’s Office




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 EXHIBIT A
(Plan of Premises to be inserted closing)




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 EXHIBIT B
 Tenant’s Property To Be Removed At End Of Term

Lifts –
 - 2 Post Forward model DP15SN000M, 15,000 lb, 230 volt – Pickup Bay
 - 2 Post Forward model DP10A2, 10,000 lb, 230 volt – Police Bay 2
 - 2 Post Forward model 110N000M, 10,000 lb, 230 volt – Police Bay 1
 - 4 post Rotary model SM18N000, 18,000 lb, 230 volt – Medcu Bay
 - (4) sets of 4 Stertil Koni mobile column lifts, 18,000 lb each post, 230 volt, 3 phase

Tire Machines –
 - Atlas tire changer – 110 volt
 - Accuturn tire balancer – 110 volt
 - Brunick tire spreader – 110 volt
 - Old tire changer

Crane
 - Demag 10 ton.

Air Compressor – Replace with new
 - Champion 3 phase, 230 volt compressor, circa 1992, with air drier 110 volt

Misc Shop Equipment 110 volt
 - 2 ac machines, 110 volt
 - 1 transmission service machine – 110 volt
 - 110 welders for mechanics (2)
 - Diesel transfer tank 110 volt
 - Multiple waste oil transfer tanks 110 volt

Machine Shop
  - Shop press, 110 volt
  - Fume extraction – 110 – 220 volt depending on size.
  - Millermatic 252 mig welder, 220 volt (work bay)
  - Older mig welder, 220 volt (work bay)
  - Tig welder – 220 volt (work bay)
  - Plasma cutter, 220 volt (work bay)
  - Jet bandsaw – 110 volt (in machine shop)
  - Vertical bandsaw, 220 volt, 3 phase (machine shop)
  - Ironworker, Scotchman, 110 volt (machine shop)
  - Lathe, 220 volt, 3 phase (machine shop)
  - Milling machine, 220 volt, 3 phase (machine shop)
  - Large drill press, 220 volt, 3 phase (machine shop)
  - Small drill press, 110 volt (machine shop)



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Other/Misc Equipment
- (2) Generators (Admin and Fleet)
- Misc hose / cord / wiring reels
- Tire bay water tank
- Spring compressor – wall mounted in Fire bay
- Bulk fluid tanks
- Paint mix room
- Newer floor body shop lights
- 2 new Fleet building dumpsters
- Misc shelving




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 52 Hanover, LLC.
 Port Property Management



Executive Summary
 52 Hanover, LLC in partnership with Port Property Management and Tom Watson &
Company (the “Sponsors”), propose to redevelop the property located at 52 Hanover Street,
previously owned by the City of Portland. We are looking to create a new multipurpose
building including four (4) 2,000 SF commercial retail spaces and one hundred and
seventy-one (171) apartment units. Included in the 171 units would be seventeen (17) or
10% workforce rental units restricted at or below 100% of the Area Median Income (AMI)
level and regulated under the City of Portland’s Inclusionary Zoning. The remaining one
hundred and fifty-four (154) or 90% will be traditional market rate rental units.

The Sponsors’ goal for the project and new development is to create a truly unique mixed-
use rental property in the City of Portland that provides a significant increase in the number
of available rental units. In addition, this project continues the momentum and builds on the
goals of redeveloping the Bayside neighborhood into an improved, vibrant environment for
Portland citizens.




 Lancaster Court
 Parris Street




Financial Plan
 The Sponsors will raise $10 million in private investment funds along with an additional
$40 million in bank financing through the Department of Housing and Urban Development.


Public Benefits
Our mixed-use concept will provide a number of public benefits.
The Portland City Council cited housing as the #1 goal in their 2020 Goal Setting
Summary.
 “#1. Increase access to rental and home ownership that is safe,
 affordable, and accessible.”

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 52 Hanover, LLC.
 Port Property Management


Public Benefits (con’t)
Portland’s Comprehensive Plan has many policy statements that support exactly this type of
development. Specifically, the Plan calls for City action to produce housing and “Reinforce
the Center”.
Two specific goals apply:




More specific to the Bayside neighborhood, the 2000 “New Vision for Bayside” called for
additional density and housing in West Bayside:
 “The Bayside Plan will fill in, extend and enhance the existing
 residential fabric with a substantial amount of new housing units.”

The following themes illustrate how this project is positioned to achieve community
objectives and goals.


• First major residential housing project since 2017
 The City has set a goal of constructing 256 new rental units per year. There are
 very few residential market rate and/or workforce apartment buildings being
 built in the City of Portland due to the high costs of construction. The last large
 apartment building project built in the City of Portland – the Hiawatha – was
 completed over three years ago. There are currently over 13,000 market rate
 rental apartments in the City of Portland, with a vacancy rate of an estimated
 2%. In order to create market equilibrium, where tenants and landlords equally
 share in negotiating rates, the City of Portland would need its vacancy rate to
 reach 6% (per historic standard). To make that happen today, an additional 540
 apartments would need to be built. This project is a huge step towards that
 equilibrium.




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 52 Hanover, LLC.
 Port Property Management


Public Benefits (con’t)
• Wide-ranging mix of new apartments including 17 affordable units
 The property will have broad appeal to tenants of various demographic and
 economic backgrounds. It will contain a diverse mix of apartment sizes and
 styles ranging from 400 square foot micro-units to 1,400 square foot
 townhouses. Thirty-seven (37) studios, ninety-seven (97) one-bedrooms and
 thirty-six (36) two-bedrooms are included in the plan. In addition to the
 rental units, we will be creating two (2) levels of parking with one hundred
 and sixty-six (166) parking spaces.
 The project will provide much-needed affordable housing in the City of
 Portland with its broad range of unit types and the corresponding variation in
 rental prices. Additionally, by adding 17 new workforce rental units this
 project adheres to the intent of the Inclusionary Zoning Ordinance– which
 was to add units, not fees in lieu. It will also be the single largest
 aggregation of workforce units within a market rate project in history of the
 City of Portland.

• Development of a residential presence in a commercial-heavy neighborhood
 The Property currently sits as a large, vacant steel framed warehouse with
 significant updates needing to be made. The neighborhood consists of
 various small businesses and larger companies including Bayside Bowl and
 the United States Post Office.
 Housing creates a 24/7 presence in the neighborhood.
 The proposed new building will create a unique residential
 opportunity in this neighborhood, create a vibrant community in West
 Bayside, and serve as a catalyst for change in the neighborhood from
 primarily commercial tenants to residential living. Additionally, we
 anticipate a number of the 52 Hanover courtyard commercial tenants to be
 daytime venues (ex. Coffee shop, café, lunch spot).

• Development of a new “destination” in Portland with the creation of new courtyard
 This project will create a welcoming and new courtyard space in the Bayside
 community between 82 Hanover and 52 Hanover. Currently 82 Hanover is
 100% leased with 3 pub/eateries located on “Lancaster Court”, each with
 substantial outdoor patio space abutting a 10’ wide bike/ped running from
 Hanover to Parris Street. The shops at 52 Hanover will have similar sized
 patio spaces running from the building façade to the bike/ped path creating a
 vibrant walkable courtyard.
 The new commercial spaces, along with their outdoor patios, will create an
 inviting and exciting open community space which will spur an essential
 dynamic shift in the neighborhood.




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 52 Hanover, LLC.
 Port Property Management


Public Benefits (con’t)
• Design for future density
 This is a unique location in the City of Portland to develop density and
 increase housing. The site is 1.3 acres and is located within the Bayside
 Height Overlay District, allowing for increased density. In terms of
 accessibility, the property’s location lends itself to reducing downtown
 traffic. Those living in this neighborhood can easily walk, bike and car share
 to downtown Portland for work or leisure. The property is also ideal given its
 proximity to 295 Northbound and Southbound.

• Road map of successful public/private partnership as a model for future housing
 development
 This project has a strong history of partnership between the private
 Sponsors and the City of Portland.
 o The property was sold by the City of Portland in a public bidding process to the
 Sponsors for their winning bid
 o The City of Portland received over $1.2 million in market rate proceeds from
 the Sponsors.
 o The property was leased back to the City of Portland’s DPW until its Canco
 Road facility was finished.
 o The Sponsors extended the lease for an additional two months at no cost to the
 City in order for the Portland Fire Department to host their new-recruit physical
 ability testing.
 o The Sponsors have devoted substantial financial resources towards the
 environmental clean-up of the contaminated site. Completed activities include
 the removal of underground gas tanks and above ground pump stations.


Next Steps
 The 52 Hanover Street project represents an opportunity to take a creative
 and collaborative approach to a challenge we all acknowledge – housing
 availability.

 This site is an ideal location to bring a large volume of apartments to the
 rental market in an expedited time frame. Excluding the renter household
 incomes of those in Portland already receiving housing assistance, the
 median renter household income is $57,022 to $61,000– often referred to as
 “the missing middle”. The new units being proposed for 52 Hanover would
 serve this population. Increasing the volume of apartments in this segment of
 the market will have countless positive impacts including more choice for
 tenants and more incentives for landlords to improve the quality of their
 properties and services. We look forward to working with the City of
 Portland to continue our partnership and leverage this opportunity, and our
 experience, to create housing for Portland’s renters.


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 52 Hanover, LLC.
 Port Property Management


APPENDIX A - 52 Hanover: Continuing the Evolution of West Bayside




In large part because of the City of Portland’s efforts to capitalize on Bayside as an area
of potential growth, including the sale of City-owned property, the Bayside
neighborhood has seen significant improvements in many of its area buildings. For
example:

 Schlotterbeck & Foss – This property was converted from a food production plant
 to 56 residential units.
 195 Lancaster Street – A vacant, unused brick building will now be the home of
 Two Fat Cats bakery.
 Bayside Bowl – Previously a city works building has become a vibrant and busy
 bowling center and restaurant.
 Century Tire Plaza – A former auto repair show has now become home to several
 small business including Orange Theory and Chipotle.
 82 Hanover – Another city works building that is fully leased to 12 commercial
 tenants including restaurants, breweries and office users.
 55 Parris – A vacant parking lot is now 23 owner occupied condominiums.
 Kennebec Street – Another dirt parking lot currently being converted into 55+
 housing.
 65 Hanover – A public works building converted into shared office space and
 event space.
 Fork Food Labs – A vacant brick building that was made into a shared kitchen
 space.
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 52 Hanover, LLC.
 Port Property Management


APPENDIX B – Sponsor Information


Managers & Key Principals
Tom Watson is the Key Principal and Manager of 52 Hanover, LLC. and co-owner of
Port Property Management.


Port Property Management
Port Property Management will manage the new development at 52 Hanover Street.
Port Property is the market leader in multifamily property management. Founded in
1993, PPM is the largest market rate residential landlord in Portland and South Portland
with over 1,450 apartments, 30 retail storefronts and two office buildings. For over two
decades the PPM staff has engrossed itself in studying market opportunities and tenant
benefits, understanding and defining unit features, finishes and building amenities that
appeal to the Portland demographic.

Port Property has a long and successful history of redeveloping properties including two
within Bayside, 82 Hanover Street (12 commercial/retail spaces) and 117 Preble Street
(56 apartments). Its success is due to its horizontal structure. Since its founding, the
company has woven together the acquisition and development team, the property
management group and the construction group on every project. All have an active seat
at the table during the feasibility stage, due diligence period, closing and program
implementations phase. The distinct perspective and workload of each team is vital in
each project.


Our Approach
Port Property Management has been part of the Portland community for over 26 years.
Our goal is to purchase and develop properties in the city of Portland that are safe and
well maintained, with a strong focus on quality units and exceptional management for
the benefit of our tenants. Additionally, our goal is to manage and own properties for the
long term. Many of the employees at Port Property Management live and work in
Portland. The Port Property Management offices are located at 82 Hanover Street.




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


 TO: Councilor Duson, Chair
 Members of the Housing Committee

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

 DATE: July, 2, 2020

 SUBJECT: Discussion and Housing Committee Input to the Economic Development
 Committee regarding Responses to the Request for Proposal for 21
 Randall Street, 43 & 91 Douglass Streets, and 165 Lambert Street

Introduction

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 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). During the joint
Economic Development and Housing Committee meeting held on March 4, committee
members passed motions authorizing staff to issue RFPs for the three properties. The RFPs
were issued on April 7 with an opening date of June 16. This memo highlights the key points
from each RFP as it applies to the three City-owned properties. Committee members may
wish to make a recommendation to the Economic Development Committee when EDC
reviews and discusses the RFPs during their July 21, 2020 meeting.

Abutters within 500 feet of each property received a public notice. The notice included a
reference to both this Housing Committee meeting (July 8) and the Economic Development
Committee meeting on July 21. Staff acknowledges the public notice for this Housing
Committee meeting was distributed late. There will be an opportunity for public comment
at the July 21 Economic Development Committee meeting.

The Housing Committee will review and provide input to the Economic Development
Committee regarding the proposed housing types, affordability, etc. The Economic
Development Committee will review and provide staff direction on the real estate
transaction.

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

Two proposals were received for the disposition and development of 21 Randall Street.
A review of the proposals by Ducas Construction Inc. and the Greater Portland
Community Land Trust follow. A copy of each proposal is attached.

Review Team Scoring Matrix
RFP #20066 21 Randall Street

 Selection Criteria/Maximum Ducas GPCLT
 Proposed Use of Funds 30.0 27.0
 Impact on Surrounding 22.0 22.0
 Applicant's Ability to Complete 28.8 27.4
 TOTALS 80.8 76.4

• Ducas Construction Inc. is requesting a contract zone change to allow for density
 and use of space requirements as set forth in the R6 Zone. The proposal is for a 3 story
 12 unit building providing five (5) one-bedroom, (5) two-bedroom, and (2) three-bedroom
 units. All of the units would be reserved for families whose income is between 60-120%
 AMI. The breakdown of the units by AMI level was not provided. All four of the first
 floor units would be designed and built to ADA or Type-A standards. There would be
 shared access laundry on the first floor. The site would provide twelve dedicated parking
 sites, bicycle racks, and a pocket park.

The project would request supplemental funding in the form of; low income housing tax
credits (LIHTC), Brownfield Closeout Funds and, local Housing Trust Funds. The
amount of the funding requests was not provided.

Volunteers of America and Avesta Housing have expressed an interest in being the
occupant and manager of the building at completion.

The development schedule is based around the issuance of a Tax Credit Award by
MaineHousing. Construction is expected to begin in June 2021 and be completed by May
2022. The total development budget is approximately $3.2 million. Financial proforma
includes a $7,500 purchase price for the city-owned property.

• Greater Portland Community Land Trust is requesting conditional rezoning to
allow for density and use of space requirements as set forth in the R6 Zone. GPCLT has
submitted two proposals. The first proposal (aka Back Cove Row Houses) is for seven
2½-story row houses providing seven (7) three-bedroom units. The second proposal (aka
Back Cove Flats) is for thirteen one-level homes with five (5) one-bedroom units and
eight (8) three-bedroom units within a 3-story building. Using the Community Land Trust
model, homeowners would enter into a long-term ground lease with GPCLT who would
retain ownership of the land. The ground lease contains a deed restriction which would
limit the price of the unit when resold, preserving the affordability of the dwelling in
perpetuity. Each unit would be individually owned (with a fee simple title) within a
homeowner association. GPCLT plans to sell the units to households in the 80% to 120%
AMI level. The breakdown of the units by AMI level was not provided. Projects will
 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
meet ADA guidelines. Each unit would provide washer/dryer hook-ups. The site would
provide seven dedicated parking sites, bike storage, shared communal green space, and
gardens.

Proposed project 1 (Back Cove Row Houses: 7 three-bedroom units) would request
supplemental funding in the form of; MaineHousing Community Solutions Grant
($100,000), Brownfield Closeout Funds, other grant or subsidy loan ($564,000) and,
Housing Trust Fund ($88,000 to be returned to the City in twelve to fourteen months).
Proposed project 2 (Back Cove Flats: 13 one-level homes) would request supplemental
funding in the form of; MaineHousing Community Solutions Grant ($100,000),
Brownfield Closeout Funds and, Housing Trust Funds ($400,000 to be returned to the
City in twelve to fourteen months).

GPCLT, with assistance from Coastal Enterprise Inc.’s Home Buyer Education Program,
would play an active role in helping lower income buyers qualify for mortgage financing and
would help negotiate with lenders to see that appropriate mortgage financing is available to
these homebuyers. GPCLT would also provide a variety of training and support services
(such as financial management, HOA governance, and basic maintenance) to households
once they have become homeowners.

Construction is expected to commence no later than March 1, 2021 and be completed by late
4Q 2021. The total development budget for proposal 1 (Back Cove Row Houses) is
approximately $2.3 million, and $3.4 million for proposal 2 (Back Cove Flats). The Greater
Portland Community Land Trust (GPCLT) is proposing the City of Portland transfer
ownership of the Randall Street property to GPCLT at a minimal cost of $1.00. As a
501(c)(3) GPCLT does not expect to pay taxes on the land, however, the individual units
will be taxed at an assessed value that takes into consideration the deed restriction placed on
each unit.

43 & 91 Douglass Street

Two proposals were received for the disposition and development of 43 & 91 Douglass
Street. A review of the proposals by Jack Soley, Hebert Development, and Avesta
Housing, and The Szanton Company follow. A copy of each proposal is attached.

Review Team Scoring Matrix
RFP #20067 43 & 91 Douglass Street

Selection Soley, Hebert, Szanton/Maine
Criteria/Maximum Value Avesta Cooperative
Proposed Use of Funds 34.0 35.0
Impact on Surrounding 24.0 21.6
Applicant's Ability to 31.0 29.4
 TOTALS 89.0 86.0

• Jack Soley, Hebert Development, and Avesta Housing are requesting a contract
zone or zone change to allow for density and use of space requirements as set forth in the
R-5A Zone. The proposal is for a 40-unit rental building, a 30-unit condominium
building, and the potential development of 10 single-family homes. The rental and condo
 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
structures will be 3-story, elevator buildings. The 40-unit rental development will have
efficiencies, one-bedroom, two-bedroom and three-bedroom units (the bedroom mix was
not provided). There will be six ADA or Type A compliant rental units. All 40 units will
be affordable for households at or below 60% AMI. The 30-unit condo building will
include one and two-bedroom units (the bedroom mix was not provided). 24 units will
be affordable for households earning 120% AMI and the remaining 6 units will be market
rate. The potential 10 single-family homes would include garages and 450sf of accessory
dwelling units for additional housing options. The homes would be sold at market rate.
The campus site would provide a community room for use by residents, local community
groups or organizations. The site would contain 50 dedicated parking sites, 16 on-street
parking sites, bike storage, community garden, and a patio.

Avesta Housing HomeOwnership Center would provide homebuyer classes and free credit,
financial and budgeting capabilities counseling to individuals and/or families.

The 40-unit rental building would request supplemental funding in the form of low-income
housing tax credits (LIHTC) from MaineHousing, and an Affordable Housing Tax Increment
Financing (AHTIF) from the City. The cost of environmental remediation was not noted as
requiring subsidy funding.

The 30-unit condominium building and 10 single-family homes are not subject to the
timeframes of federal financing. Therefore, it is expected that construction could begin
during the summer of 2021. The condominiums would be ready for occupancy in the
summer of 2022. The 40-unit rental building would use MaineHousing financing which is
cyclical in nature; financing would be secured within approximately one year of selection.
Construction would then start approximately nine to twelve months from the date financing
is secured, anticipated during summer/fall of 2022. The building would be ready for
occupancy in spring of 2024.

The 30-unit condo development budget is approximately $6.9 million. The 40-unit rental
building development budget is approximately $11 million. The 10 single-family homes
with accessory dwelling units has a development budget of approximately $5 million. The
financial proforma includes a purchase price for the city-owned property of $575,000.

Upon acquisition, either the land would be subdivided, or a land condominium would be
formed. The campus would include two or three land units (“Land Unit X”) based on the
development proposal selected by the City. Land Unit 1 would be owned by Avesta Housing
for the purposes of developing a 40-unit affordable rental property. Land Unit 2 and Land
Unit 3 would be owned by Jack Soley and Tim Hebert / Hebert Construction. The land
associated with Unit 2 would be for purpose of the development of a 30-unit condominium,
and Land Unit 3 will be retained for the potential development of single-family homes.

• The Szanton Company and Maine Cooperative Development Partners are
requesting a zone change to allow for density and use of space requirements as set forth in
the R-6 Zone. The proposal is for a 4-story 56 unit apartment building with 28 one-bedroom,
17 two-bedroom, and 10 three-bedroom units. Forty of the fifty-six units would be
affordable to households earning 50% (16 units) to 60% (24 unit) AMI. The remaining
sixteen units would be market rate. Also on-site would be three 3-story buildings with 12
units each (total of 36 units), and four 2-story building with 4 units each (total of 16 units).
These 52 units would be Limited Equity Ownership homes (i.e. Co-op). Together the Co-
 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
op units would contain eighteen (18) one-bedroom, twelve (12) two-bedroom, and six (6)
three-bedroom units plus 16 three-bedroom townhouses. Co-ops would be affordable to
households earning 60% (14 units), 80% (17 units) to 100% (21 units) AMI. Eighty-five
percent of the total units would be affordable for households earning between 60% and 100%
of AMI. Affordability restrictions on Limited Equity Co-op units would be permanent, and
for the apartments, the longest period allowed by law, secured by covenants. The Co-op
buildings would contain community rooms. The Apartments would have a fitness room,
community room, bike storage room, and an on-site resident services coordinator and
property manager. The site would contain 81 dedicated parking sites with a covered
parking/bike parking structure, a community garden, and potential food forest and EV charge
station.

Cooperative Development Institute would manage the Co-op, help cultivate community
cohesion, and would ensure implementation of the permanent affordability provisions. The
Co-op ownership structure is a Limited Equity Cooperative as defined in Maine State Law,
meaning that residents rent from an entity that they co-own. This type of cooperative is
democratically owned and operated similar to a condo structure, but allows for a wider range
of income affordability, as residents do not have to qualify for a mortgage. Resident-owners
pay a share price similar to a small down payment, then have a monthly payment similar to
rent or mortgage. The Co-op itself holds the mortgage for the property, and over time, the
homes become more affordable as expenses increase only with actual expenses - there is no
profit motive. New residents must meet income requirements, and monthly costs must not
exceed 30% of the Area Median Income (AMI) income bands. These rules continue in
perpetuity. The apartments would be managed by Saco Falls Management.

The 56-unit rental building would request supplemental funding in the form of low-income
housing tax credits (LIHTC) from MaineHousing, and an Affordable Housing Tax Increment
Financing (AHTIF) from the City. The 52-Co-op units would request supplemental funding
in the form of an Affordable Housing Tax Increment Financing (AHTIF) from the City,
Housing Trust Funds ($400,000), MaineHousing Community Solutions Grant ($400,000),
and GPCOG and EPA Brownfield Funds (up to $750,000, if needed).

The 56-unit rental building would use MaineHousing financing which is cyclical in nature;
financing would be secured within approximately one year of selection. Construction would
then start during the summer of 2022. The building would be ready for occupancy in spring
of 2023. The Co-op development would begin construction during the summer of 2022, and
be ready for occupancy in summer 2023.

The apartment development budget is approximately $14.1 million. The Co-op development
budget is approximately $15.7 million. The financial proforma includes a purchase price of
$475,000 for the city-owned property.

165 Lambert Street

Maine Cooperative Development Partners is requesting a contract zone (or a judgment by
the planning board that the co-operative structure would classify the homes as Multifamily
under the Zoning Ordinance). Alternatively, the project should also work as an R-3 or R-5
PRUD (which would require a form-factor change of some or all homes from single-family
style to duplex style). The proposal, a copy of which is attached, is broken into two phases.
Phase one is for 20 single family homes. Phase two is for 26 single-family homes. Each
 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
home would be 1,250 sf and would contain three bedrooms and two baths. One hundred
percent of the homes would be permanently affordable to households earning between 60%
and 100% AMI. The project would be structured as a limited-equity housing co-operative
(“Co-op”) under the Maine Cooperative Affordable Housing Act (13 M.R.S. §§ 1741, et
seq.) which is specifically designed to create permanently affordable housing.

The site design offers access to existing trails by creating green space and pathways
connecting transit, trails, and sidewalks while also preserving the existing wetlands and open
space for wildlife. The site also offers the potential to create community center resources for
the neighboring community if the Co-op and the City can agree on an appropriate
partnership.

The Cooperative Development Institute (CDI) would be responsible for the creation of the
cooperative ownership and management structure and ensure implementation of the
permanent affordability provisions. Andy Reicher, executive director of UHAB, which
manages 25,000 units of limited equity cooperative housing in New York City, would be a
consultant to CDI to set up a structure to train future residents in managing their buildings,
and using lessons learned and management fees to seed future cooperative ownership
projects. The project would be a limited equity cooperative, meaning that residents rent from
an entity of which they are an owner. This type of cooperative is democratically owned and
operated similar to a condo structure, but allows for a wider range of income affordability,
as the share price is low and residents do not have to qualify for a mortgage. The construction
loan becomes a long-term loan paid by the association. Resident-owners pay an up-front
share price similar to a down payment, then have a monthly payment similar to rent or a
mortgage based on the actual operating costs of the property. New residents must meet the
income requirements, and monthly carrying costs must not exceed 30% of the income bands
based on Area Median Income (AMI). These rules continue in perpetuity.

Phase 1 (20 single-family homes) would request supplemental funding in the form of an
Affordable Housing Tax Increment Financing (AHTIF) from the City, local Housing Trust
Funds ($200,000) and, a MaineHousing Community Solutions Grant ($200,000). Phase 2
financing was not provided. Construction would then start during the summer of 2022.
Homes would be ready for occupancy in fall of 2022.

The phase 1 development budget is approximately $7.4 million. The phase 2 development
budget was not provided. The financial proforma includes a purchase price of $0.00 for the
city-owned property.

With only one proposal received for this project, the review team did not score the proposal.

Attachments:
Ducas Construction Proposal (21 Randall Street)
Greater Portland Community Land Trust Proposal (21 Randall Street)
Soley, Hebert Development and Avesta Housing Proposal (43 & 91 Douglass Street)
Szanton Company/Maine Cooperative Development Partners Proposal (43 & 91 Douglass Street)
Maine Cooperative Development Partners (165 Lambert Street)
Matrix of RFPs


 389 Congress Street Room 312 • Portland, Maine 04101
 207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
 RFP for Disposition and Development

 Of City-Owned Property

 Located at 21 Randall Street
 RFP #20066




 Ducas Construction Inc.
 Federal Id # 47-3807804
 Duns No: 113220587

Addendum's 1-4 have been received.



 1
 Concept Design

The property is located at 21 Randall Street in the East Deering neighborhood of Portland
Maine. It is an L shaped lot with an existing easement on it from the Portland Water District, and
building size restrictions imposed by the R5 Zone. In order to provide a building of reasonable
dimension, unit count and amenities we are requesting a “Contract Zone” change to allow for
density and use of space requirements as set forth in the R6.

In response to the RFP issued for affordable housing on the lot at 21 Randall Street we are
proposing to build a 3 story 12 unit building providing a mix of 1 BR, 2 BR and 3 BR units. All of
the units will be reserved for families whose income is between 60-120% of AMI. The building
we have designed can accommodate families just starting out to families in their golden years.
With ample space in each unit and each floor offering a variety of unit sizes this building offers
maximum versatility in its response to the public need. All four of the first floor units will be
designed and built to ADA standards allowing for any one or all of the 1st floor units available to
families with disabilities.


As designed we are offering a mix of unit sizes with (5) 1 bedroom units, (5) 2 bedroom units,
and (2) 3 bedroom units. The building will be served by a single egress stair centrally located
that provides access to both the front of the building along Illsley and the rear of the building
parking lot. There will be a shared access laundry facility within the building on the 1st floor. The
site affords the development with enough parking spaces for a 1:1 ratio, allowing each unit to
have a dedicated parking space, a luxury not always available for infill developments. Unit
interiors have been designed to provide the best features of open concept living with galley
kitchen open to the dining and living spaces. The unit interiors will be provided with
contemporary finishes selected as much for aesthetics as performance. Units will be provided
with Luxury Vinyl Plank floors, and energy star rated appliances. These layouts and interior
finish selections provide a variety of configurations within each unit allowing the individual
tenants to decorate and accent through furniture and finishes of their choosing.




 2
The site plan we have provided has offers several benefits to the occupants of the building and
neighborhood. These included an onsite pocket park, dedicated parking for every unit, bicycle
racks, and a conscientious landscaping package offering the beauty of a landscaped site with
low maintenance and drought tolerant plant selections. In addition we have maintained the
Portland Water easement access by using that land as the driveway. The parking lot as been
designed in the rear of the building to conceal it from view and provide an added level of
security to the owners of the vehicles.


The building’s size and shape is consistent with those common in the neighborhood. The
building will be designed as a rectangle; however the elevations will be provided with setbacks
allowing for a graceful transition of siding types. As you will see from the locus map and images
of nearby buildings – our proposed building will be of similar design and proportion common in
the neighborhood.


The site is well situated for family housing as an urban infill development. Located near Back
Bay, Payson Park, The Presumpscott Elementary School, and walking distance to downtown
via the back cove trail it offers several conveniences within a few minutes’ walk.


There is a bus stop no more than a 5 minute walk from the front door, allowing easy access to
the public transport network.

In summary the benefits and features of the building we are presenting are as follows:


 - (12) Income restricted units from 60 – 120% AMI.
 - (4) Ground floor units that are ADA compliant and accommodate single story living for
 seniors who struggle with stairs.
 - Units that are open to all levels of income, even those below 60% AMI should the
 individuals prove their ability to pay the rent.
 - A balanced distribution of unit offering between 1 bedroom units and 3 bedroom units
 designed to allow for open living space and multiple configurations.
 - Onsite parking concealed behind the building and out of the public eye line.




 3
 - An onsite pocket park.
 - Low maintenance and drought tolerant landscaping.




 Team

Ducas Construction Inc is the development team proposing the project.


Ducas Construction Inc. (DC) is a southern Maine based Construction Manager & Developer
that develops builds within all sectors of the commercial market in Maine and southern New
England. Led by Patrick Ducas, the DC Team is staffed with an acquisition & development
coordinator, project managers, construction estimator, and field team that execute complicated
and multi-faceted projects on time and within budget. With significant experience in the multi-
family housing market, DC has the knowledge base and experience to oversee the
development, tax credit and syndication, design, procurement and construction of this project
from concept to completion.


DC’s has a proven track record of successfully steering projects through the planning board
process for re-zoning and sub division approval.


DC has also been a team member on projects that have used LIHTC as a source of funding and
has been a key contributor to the success of those projects. For this project our alliance with the
end user will make this project a very strong candidate and likely recipient for the award of tax
credits.




 4
A few representative projects are:


 - 415 Cumberland Ave – The re-development of a 15,000 GSF commercial office building
 into 10 market rate apartments. Ducas Construction acquired and managed the re-
 zoning and sub division approval process before selling the permitted building off. Ducas
 Construction performed the construction for the new owner 415 CA LLC.


 - 175 West Elm Street – The purchase of a defunct 2 unit complex in Yarmouth ME.
 Patrick Ducas dealt with Yarmouth in the re-zoning and “contract zone amendment” to
 allow for the property to remain a multi-family project despite its lot size not meeting
 current zoning standards. Significant improvements were made to the building exterior,
 systems and unit interiors to create market rate rental units.




 - DC At The Downs – Ducas Construction acquired the land, and has taken the project
 through planning board approval for the construction of a new multi-tenant flexible
 office/industrial space within the Innovation District of The Downs in Scarborough.




 5
Acorn Engineering, Inc. is a Portland-based civil and environmental engineering firm of
nine full-time employees and four construction inspectors. Acorn’s team has a diverse
portfolio providing Maine with quality engineering and environmental services as well as
state-wide construction administration on behalf of the Maine Department of
Transportation.

A cornerstone of Acorn Engineering is the attention to quality and exceptional level of
service on every project, regardless of size. Our engineers and scientists pride themselves
on their extensive experience, which is backed by a broad knowledge of civil and
environmental engineering practices from smaller residential projects to larger commercial
projects that integrate environmental assessment and site redevelopment.

Acorn Engineering has demonstrated the ability to breakdown and synthesize widely
disseminated regulations into accepted engineering practices and practical site assessment
and development. As a result of Acorn’s efforts, the Cumberland County Soil & Water
Conservation District recently recognized Acorn as the Contractor of the Year. This was the
first award associated with the nationally recognized Long Creek Restoration Project and
the first time the Cumberland County Soil & Water Conservation District ever recognized
an engineering firm as their Contractor of the Year.

Acorn’s expertise covers the areas of: civil/site design, evaluation, development, and
permitting; and construction phase services such as construction administration,
construction documents, project bidding, and site inspection including erosion and
sedimentation control. Acorn’s experience also includes the field of environmental
engineering and compliance such as: Phase I and Phase II environmental site assessments,
soil and groundwater remediation planning and design; Maine’s Voluntary Response Action
Program (VRAP); and stormwater treatment system design and permitting.

Acorn’s engineers have designed, permitted, and overseen construction on numerous single-
family and multifamily residential projects including traditional subdivision designs
featuring on-site sewage/septic disposal and drilled wells. Furthermore, Acorn has
demonstrated extensive experience and capabilities with municipalities, the Maine
Department of Transportation (MDOT), Maine Department of Environmental Protection
(MDEP), soil & water conservation districts, conservation commissions, municipalities, and
the private sector on environmental and site development projects as demonstrated by the
following:

 • Listed on Maine DEP’s Pre-Qualified Vendor List for Environmental Consulting
 Services
 • Listed on Maine DOT’s Pre-Qualified Consultants for eight service areas (listed
 under Section I.D)
 • Cumberland County Soil & Water Conservation District Contractor of the Year
 for work on the Long Creek Restoration Project




 6
 • Public Works Redevelopment – Meeting House Hill
Over the past two
years, Acorn
Engineering has
worked in close
association with the
City of South
Portland, neighbors,
and private clients
on the re-
development of the
former Public Works
facility. The 6-acre
site is nestled in the
middle of the
Meeting House Hill
residential neighbor-
hood and is currently
a mix of storage buildings, fuel fill stations, miscellaneous stockpiles, and pavement. The
site will be redeveloped into a mix of multifamily townhomes and single-family dwellings
comprising 38 units along with a public park and community gardens.
In addition to the environmental remediation, Voluntary Response Action Program (VRAP),
and other environmental considerations given the previous land use, the project is subject
to a Maine DEP stormwater management law. The redevelopment design results in a
reduction in impervious area of over 50% and reduces land use intensity across the site.
Though not required, several stormwater BMP’s have been implemented into the site as a
best practice, further attenuating and treating stormwater runoff. In addition to the
significant redevelopment plan, Acorn has designed an infrastructure plan to separate the
storm and sewer mains. This will include installing 400 feet of new storm drain along the
existing O’Neil Street right-of-way and 700 feet of new storm drain along the proposed
O’Neil Street right-of-way extension. Overall, this effort will reduce the effects of combined
sewer overflows (CSO) into Casco Bay which occur due to wet-weather events and the
wastewater treatment plant’s inability to provide capacity for both storm and sanitary
sewer flows.
As part of this project, Acorn held a multitude of meetings with the City including the
assistant City manager, the former Mayor, the entire planning division, and the chief
engineer of Public Works. Furthermore, Acorn has collaborated with department heads of
the Fire, Parks, Public Works, and Water Resource departments to ensure a feasible and
ideal project for all parties. As a result, the process was truly a collaborative effort with a
number of stakeholders weighing in on the design.




 7
 • Munjoy Heights
Acorn provided civil/site engineering
and permitting for the design of
Munjoy Heights – a six townhome, 29-
unit development on the steep slopes of
Munjoy Hill in the City of Portland.
Acorn designed and developed
construction drawings for the sanitary
sewers, storm drains, water mains,
driveways and pedestrian circulation,
retaining wall locations, building
locations, and drainage infrastructure
to be built in compliance with City
standards.
A key component to the project was coordinating with the City on the future combined
sewer separation project and the site’s overall stormwater management. Additionally,
discussions with neighbors and stakeholders were paramount in the project’s success.
The innovative urban infill project compliments the Munjoy Hill neighborhood with a
communal design and plentiful native landscaping that replaced invasive species which
previously dominated the eroding banks prior to the development. The $22 million project
features a courtyard, terraced landscaping, a Portland Trails-maintained path that
connects the redevelopment to the existing trail system, and low impact development
(LID) techniques that meet MDEP Chapter 500 regulations. The stormwater management
includes an underdrained sand filter and chambers that detain and treat stormwater on
site in tandem with strategically placed rain gardens.
The project required extensive coordination and collaboration between the client, City of
Portland, Portland Trails, the structural engineer, the architect, and the contractor to
successfully complete the project with the first “woonerf” in the state and maintaining the
existing public walking path through the property.




 8
 • 200 Valley St
Working with Avesta Housing,
Acorn Engineering provided civil
engineering and permitting for
Avesta’s 60-unit project in the
St. John Valley neighborhood.
This urban infill project replaces
the existing single-family house
and abutting vacant lots into
new affordable housing
opportunities with two levels of
covered parking, amenities, and
a rebuilt project frontage with
new sidewalks, street trees, and
bicycle hitches.
As part of the project, Acorn
developed a transportation and parking analysis to ensure that the provided parking will
adequately serve the redevelopment. Furthermore, the design team identified and
implemented multiple strategies to encourage residents to efficiently utilize the many
modes of transportation available on the Portland peninsula.


 • Little Dolphin Drive & Jocelyn Place
In collaboration with the South
Portland Housing Authority and
Risbara Holdings, Acorn provided
civil engineering design and
permitting of a multi-use subdivision
at the end of Little Dolphin Drive in
Scarborough. Proposed uses include
a two-story office building and a
three-story 60-unit senior housing
facility with associated parking and
landscaped areas.
In addition to a voluntary
neighborhood meeting, the project
went through a 3-step master plan phase with the Town of Scarborough in which the project
was collaborated on with Planning Staff, the Planning Board, and neighbors.
The project is subject to Maine DEP and US Army Corps permits. To adequately treat
stormwater on the site, Acorn has designed multiple stormwater BMPs meeting Maine DEP
Chapter 500 regulations resulting in a low impact design.



 9
 • 89 Anderson Street
In collaboration with
Redfern properties
and the East Bayside
neighborhood, Acorn
developed the civil/site
engineering design of
a mixed use 53-unit
redevelopment of an
existing under-
utilized, urban infill
lot in the East Bayside
neighborhood. Acorn’s
scope of services
included in the initial
phase applying for and
obtaining a zone
change and
conducting Phase I and Phase II Environmental Site Assessments to evaluate potential
environmental contamination at the site.
After conducting the environmental remediation efforts, Acorn developed the site layout and
design of sanitary sewers, storm drains, water mains, site driveway, retaining wall
locations, building locations, parking lot design, building drainage structures, utility
connections and landscaping plan (with a landscape architecture subconsultant) to meet the
City of Portland Technical Standards. Acorn also integrated sidewalk and improvements
associated with the project into the City’s Anderson Street ByWay project. Furthermore, the
project team worked with a non-profit organization, the Telling Room, to provide public art
along the Fox Street streetscape in lieu of traditional fencing.
Overall, the project established an important mixed use building on a prominent corner lot
adjacent to Kennedy Park which contains popular recreation space. The building houses a
restaurant and the Gear Hub bicycle school on the first floor with residential apartments
above which encourages an active street presence with housing, goods, and services that
help tie the neighborhood together and keep eyes on the street.




 10
 RYAN SENATORE ARCHITECTURE




RYAN SENATORE ARCHITECTURE
 Information and Qualifications




 11
 RYAN SENATORE ARCHITECTURE




Ryan Senatore Architecture is a full service architectural firm
providing clients with design services for a broad range of project
types, including: new construction, additions, renovations and
adaptive re-use of existing structures.

RSA’s broad project experience includes; Multi-family residential,
Single family residential, Commercial Interiors, Industrial
Warehouse, Restaurant, Office Fit-up, Retail and Municipal
Facilities.

RSA is an architectural firm that believes a collaborative approach
that fosters a team environment is imperative to a project's
success. Every person involved in the project is part of the team
and every member adds value to the project. RSA's goal is to
deliver projects that respect the natural environment, create
vibrant, healthy spaces, are within budget, on schedule, and
exceed client expectations.




 ABOUT
 12
 RYAN SENATORE ARCHITECTURE

 RYAN SENATORE, AIA, LEED AP
 Registered Architect, State of Maine and the Commonwealth of Virginia
 LEED Accredited Professional
 American Institute of Architects, Member
 Maine Affordable Housing Coalition, Member
 USGBC Communications Committee, Past Member

EDUCATION
Roger Williams University, Bristol RI Bachelor of Architecture
John Cabot University, Rome, Italy

EXPERIENCE
RYAN SENATORE ARCHITECTURE Founded 2012

667 CONGRESS STREET Portland, Maine
Mixed-Use urban infill with retail and 139 apartment units

BAYSIDE BOWL ADDITION Portland, Maine
Bowling facility with mezzanine and roof top deck

WEST END PLACE Portland, Maine
Mixed-Use urban infill with retail and 39 apartment units

YARMOUTH PUBLIC SERVICES MAINTENANCE FACILITY Yarmouth, Maine
New construction addition and renovations to the town of Yarmouth’s Public Services
Facility, including a phased planning for future expansion

MUNJOY HEIGHTS Portland, Maine
29 Unit Luxury residential condominium development located on Munjoy Hill

ARUNDEL TOWN HALL Arundel, Maine
New Town Hall for the Town of Arundel, currently in the Design Development Phase

PORTLAND HUNT AND ALPINE CLUB Portland, Maine
Interior fit-up of a club with bar and restaurant

TFH ARCHITECTS Portland, Maine 2002 - 2012


INVERNESS MEDICAL WAREHOUSE EXPANSION Scarborough, Maine
22,000 square foot warehouse addition and interior renovations

SPA TECH INSTITUTE Westbrook, Maine
Tenant fit-up for a school of Cosmetology and Massage, including classrooms, Clinic and
office space

AWARDS
MSHA - Mainestream Green Home Design Contest 2nd Place
Bernard Spring Independent Project Award
AIA, Henry Adams Certificate of Merit

TEACHING EXPERIENCE

Governors Energy Efficiency Summit, Presentation ‘Efficiency by Design’
 207-650-6414
 senatorearchitecture.com
 ryan@senatorearchitecture.com
 565 Congress St, Suite 304
 Portland, Maine 0410113
 RYAN SENATORE ARCHITECTURE




WEST END PLACE
The proposed building to be located at the corner of Brackett and Pine Streets in
Portland’s West End is a mixed-use project that will provide 39 residential
apartments and first floor retail uses. The building design process began with
an extensive analysis of the Architecture of the existing historic neighborhood.
The proposed building is a contemporary design that responds to existing
neighboring buildings through scale, texture and rhythm.




YARMOUTH PUBLIC SERVICES
MAINTENANCE FACILITY
The town has outgrown its existing facility located at North road, the proposed
new facility will serve the Public Works department and the Transportation
function of the School Department. The design team held programming
workshops with both departments to determine their current and potential future
needs to develop the working program for the facility. This program served as
the basis for both schematic site and building plans. The resulting design takes
advantage of the sites solar orientation and natural grading to improve both
energy efficiency and operational efficiency.



 WORK
 14
 RYAN SENATORE ARCHITECTURE




MUNJOY HEIGHTS

Munjoy Heights is a 29 unit urban residential condominium development
perched upon Portland's Munjoy Hill. The high performance building's take
advantage of passive solar energy with large expanses of southwest facing
glazing which open the living spaces up to an abundance of natural light and
views toward Back Cove and the mountains beyond.




 WORK
 15
 Readiness, Financing & Schedule

Our team has the availability and capacity to start on this project as soon as award is made. Our
Civil Engineers have a clear understanding of what is needed to submit for the contract zone
amendment needed, and with confirmation from Portland’s finance department that they are
willing and able to assist with this process we understand that is the 1st step. At the same time
our Development coordinator will work with RSA architects to develop a submittal package to
Maine Housing for 2021 QAP submission deadline for fall 2020.

Typical with most low income developments, this project requires the injection of outside funding
to help make up the difference between interest payments and a restricted income stream. This
project is targeting (3) sources supplemental funding in addition to a standard construction loan:
the first being revenues from syndicating low income housing tax credits, the second being a
grant from the Brownfields Closeout Fund for site cleanup, and the third being a possible grant
from the Housing Trust Fund.


In order to achieve/win these sources of funding our team has the past experience and
understanding of what is needed to submit and secure funds in this competitive process.


Enclosed you will find a letter from Gorham Savings Bank pledging their support to our
development of this project. In addition you will find e-mail correspondence from Volunteer’s of
America expressed interest in being the occupant and manager of the building at completion.


In conclusion we believe we have a very strong team and project for consideration – a
seasoned and experienced development, architectural, civil and construction team, with
identified sources of funding, and expressed interest in the project. A clearly defined project
scope and target occupant mix. Interest from 2 proven operators and management agencies
with a portfolio of local low income housing assets.




 16
Our success on this project will not be from lack of knowhow, vision or ability – the fate of this
project lies in its ability to secure the supplemental funding to make it possible. We believe our
submission will score highly in the Maine Housing review process making it a top contender.

 Development Schedule


RFP Award from City of Portland June 2020

Planning Board Contract Zone Amendment July – Sept 2020

Maine Housing Pre-Application & Submission July – Sept 2020

Maine Housing Tax Credit Award March-April 2021

Construction Document Completion April-May 2021

Building Permit Submission May-June 2021

Construction June 21 – May 2022




 17
 Deal Components


Development Budget


 - Land Acquisition $7,500.00
 - Soft Costs $795,000.00
 - Construction Costs $2,398,620.00

Total Development Budget $3,201,120.00

Sources of Funding:

 - Low Income Housing Tax Credits
 - Portland Housing Trust Fund
 - Brownfields Closeout Fund
 - Deferred Developer Fee
 - First Mortgage Debt

Zoning Change

 - Developer is requesting a contract zone amendment to allow for R6 zoning densities to
 be applied to this off peninsula project site.

Occupancy & Management Plan

 - Developer is in talks with both Volunteer’s of America and Avesta Housing as potential
 long term occupants and managers of the property. Both organizations have expressed
 interest in the use of the site and both have the capability and capacity to manage the
 property and a backlog of families looking for housing that they could place immediately.




 18
June 5, 2020


City of Portland Purchasing Department
Matthew Fitzgerald
389 Congress Street, City Hall Room 103
Portland, ME 04101

RE: Ducas Construction, Inc. – 21 Randall Street Portland – CBL 166 B014-015-016

Dear Matthew:

Patrick Ducas is a valued customer of Gorham Savings Bank who I have known and worked with for over
five years.

Gorham Savings Bank is aware of the low-income housing development project proposed for 21 Randall
Street in Portland. Based upon my history working with Mr. Ducas on several of his successful projects, it
is my opinion that he has the management capability to successfully complete the project as well as the
financial capacity to support the estimated total project cost.

Please feel free to call me with any questions.

Sincerely,




Lindsay Harris
Vice President of Commercial Lending
(207) 222-1484
lharris@gorhamsavings.bank




 19
From: Drake, Travis
To: Patrick Ducas
Subject: VOA
Date: Friday, June 05, 2020 3:07:08 PM


Hi Patrick,
Rich mentioned that you have a project that you may want to partner with VOA on or have us
manage the property after you develop and build it.

This is something that we definitely would be interested in. Could we set up a time to talk
next week?

Thank you

Travis




 20
 UP




 DRAWING NAME:




 PROJECT NAME:
 A C O R N
 ENGINEERING, INC.
 CLIENT:
21
 C-10
AFFORDABLE APARTMENTS JUNE 15, 2020


21 RANDALL STREET, PORTLAND, MAINE




 ILLSLEY STREET


 UNIT ONE UNIT TWO
 TWO BEDROOM THREE BEDROOM
 ADA OR TYPE-A ADA OR TYPE-A
 938 SF 1,015 SF




 UP




 MECHANICAL RANDALL STREET




 W D


 LAUNDRY
 W D




 COMMON
 AREA
 559 SF

 UNIT THREE UNIT FOUR
 TWO BEDROOM ONE BEDROOM
 ADA OR TYPE-A ADA OR TYPE-A
 901 SF 690 SF




 TR
 UE

 PROJECT
 R
 NO

 0 4' 8' 16' 32'
 TH
 NORTH




 N L Y
 I N TO n
 S P R ctio
 RE S nstru
 RO G or Co
 1
 FIRST FLOOR PLAN CONCEPT P Not f
 1/8" = 1'-0"




 RYAN SENATORE ARCHITECTURE
 22
AFFORDABLE APARTMENTS JUNE 15, 2020


21 RANDALL STREET, PORTLAND, MAINE


 UNIT NINE UNIT TEN
 ONE BEDROOM ONE BEDROOM
 714 SF 714 SF




 COMMON
 AREA
 267 SF




 DN




 UNIT ELEVEN UNIT TWELVE
 TR ONE BEDROOM ONE BEDROOM
 UE
 762 SF 762 SF
 PROJECT
 NO
 RT
 NORTH 0 4' 8' 16' 32'
 H




 THIRD FLOOR PLAN
 2 1/8" = 1'-0"




 UNIT FIVE UNIT SIX
 TWO BEDROOM THREE BEDROOM
 952 SF 1,029 SF




 MECHANICAL
 DN

 COMMON
 AREA
 365 SF




 UNIT SEVEN UNIT EIGHT
 TWO BEDROOM TWO BEDROOM
 901 SF 853 SF
 UE
 TR

 NO
 R
 PROJECT

 N L Y
 TO n
 0 4' 8' 16' 32'
 TH
 NORTH


 I N
 R ctio
 S P
 S nstru
 RE
 G or Co
 SECOND FLOOR PLAN RO
 P Not f
 1 1/8" = 1'-0"




 RYAN SENATORE ARCHITECTURE
 23
 AFFORDABLE APARTMENTS JUNE 15, 2020


 21 RANDALL STREET, PORTLAND, MAINE
 TOP OF ROOF




 TOP OF WALL PLATE
 ((REF.) ELEV.) 128'-10"




 8'-4"




 THIRD FLOOR
 ((REF.) ELEV.) 120'-6"




30'-8" 10'-3"




 SECOND FLOOR
 ((REF.) ELEV.) 110'-3"




 10'-3"




 FIRST FLOOR
 ((REF.) ELEV.) 100'-0"




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


 TOP OF ROOF




 TOP OF WALL PLATE
 ((REF.) ELEV.) 128'-10"




 8'-4"




 THIRD FLOOR
 ((REF.) ELEV.) 120'-6"




 30'-8" 10'-3"




 SECOND FLOOR
 ((REF.) ELEV.) 110'-3"




 10'-3"




 N L Y
 I N TO n
 S P R ctio
 S nstru
 FIRST FLOOR
 ((REF.) ELEV.) 100'-0"
 RE
 G or Co
 RO
 P Not f


 2
 WEST EXTERIOR ELEVATION
 1/4" = 1'-0" RYAN SENATORE ARCHITECTURE
 24
 AFFORDABLE APARTMENTS JUNE 15, 2020


 21 RANDALL STREET, PORTLAND, MAINE
 TOP OF ROOF




 TOP OF WALL PLATE
 ((REF.) ELEV.) 128'-10"




 8'-4"




 THIRD FLOOR
 ((REF.) ELEV.) 120'-6"




30'-8" 10'-3"




 SECOND FLOOR
 ((REF.) ELEV.) 110'-3"




 10'-3"




 FIRST FLOOR
 ((REF.) ELEV.) 100'-0"




 NORTH EXTERIOR ELEVATION ( ILLSELY STREET )
 1 1/4" = 1'-0"




 TOP OF ROOF




 TOP OF WALL PLATE
 ((REF.) ELEV.) 128'-10"




 8'-4"




 THIRD FLOOR
 ((REF.) ELEV.) 120'-6"




 30'-8" 10'-3"




 SECOND FLOOR
 ((REF.) ELEV.) 110'-3"




 10'-3"



 N L Y
 I N TO n
 S P R ctio
 RE S nstru
 FIRST FLOOR
 RO G or Co
 ((REF.) ELEV.) 100'-0"
 P Not f



 2
 EAST EXTERIOR ELEVATION ( RANDALL STREET ) RYAN SENATORE ARCHITECTURE
 1/4" = 1'-0"




 25
AFFORDABLE APARTMENTS JUNE 15, 2020


21 RANDALL STREET, PORTLAND, MAINE




 N L Y
 I N TO n
 S P R ctio
 RE S nstru
 RO G or Co
 P Not f
 VIEW LOOKING SOUTH WEST FROM RANDALL STREET
 1 N.T.S.


 RYAN SENATORE ARCHITECTURE
 26
AFFORDABLE APARTMENTS JUNE 15, 2020


21 RANDALL STREET, PORTLAND, MAINE




 N L Y
 I N TO n
 S P R ctio
 RE S nstru
 RO G or Co
 P Not f
 VIEW LOOKING SOUTH EAST FROM ILLSELY STREET
 1 N.T.S.


 RYAN SENATORE ARCHITECTURE
 27
6/11/2020 Google Maps




 Bus Stop

Payson Park




 Imagery ©2020 Maine GeoLibrary, Maxar Technologies, U.S. Geological Survey, Map data ©2020 100 ft




 28
https://www.google.com/maps/place/21+Randall+St/@43.6808249,-70.2592759,418m/data=!3m1!1e3!4m6!3m5!1s0x4cb29c8105897ee1:0x888aedf5676e296a!4b1!8m2!3d43.680686!4d-70.260585 1/1
6/15/2020 12 Randall St - Google Maps



 12 Randall St




 Image capture: Oct 2015 © 2020 Google

 Portland, Maine

 Google

 Street View




 29
https://www.google.com/maps/@43.6808234,-70.2597692,3a,75y,131.62h,97.85t/data=!3m10!1e1!3m8!1sigUqGxFduiQIc4g3LfTcrA!2e0!6s%2F%2Fgeo0.ggpht.com%2Fcbk%3Fpanoid%3DigUqGxFdui… 1/2
6/15/2020 47 Illsley St - Google Maps



 47 Illsley St




 Image capture: Oct 2015 © 2020 Google

 Portland, Maine

 Google

 Street View




 30
https://www.google.com/maps/@43.6811498,-70.26098,3a,75y,215.21h,95.17t/data=!3m10!1e1!3m8!1sPxAFNXPCDLg_5Ttw0xY8Sg!2e0!6s%2F%2Fgeo1.ggpht.com%2Fcbk%3Fpanoid%3DPxAFNXP… 1/2
6/15/2020 568 Washington Ave - Google Maps



 568 Washington Ave




 Image capture: Jun 2019 © 2020 Google

 Portland, Maine

 Google

 Street View




 31
https://www.google.com/maps/@43.6813561,-70.2597432,3a,75y,213.12h,88.31t/data=!3m6!1e1!3m4!1seIAmhFfTo7LjNToyICPg8w!2e0!7i16384!8i8192 1/2
6/15/2020 578 ME-26 - Google Maps



 578 ME-26




 Image capture: Jun 2019 © 2020 Google

 Portland, Maine

 Google

 Street View




 32
https://www.google.com/maps/@43.6815725,-70.2601521,3a,90y,230.67h,97.71t/data=!3m9!1e1!3m7!1sdxrUKKPmlDNgZchq7Qr1tA!2e0!7i16384!8i8192!9m2!1b1!2i37 1/2
33
Back Cove Row Houses/Back Cove Flats


 Proposal for Disposition and Development of
 City-owned Property Located at 21 Randall Street,
 Portland Maine RFP #2020-1




 1
 GREATER PORTLAND COMMUNITY LAND TRUST




 TABLE OF CONTENTS
DEVELOPER
PROPOSAL
Description, Objectives, Schemes, Zoning Change, Ground Lease & Deed Restrictions, Project/Unit Specs
FINANCIAL FEASIBILITY
Budget & Financing, Occupancy & Management Plan, Purchase Price, Marketing
OVERVIEW OF RFP SCORING
Proposed use to achieve the City of Portland's goals
1. Market demand, 2. Economic diversity, 3. Age inclusive

Impact on surrounding neighborhood, including design
1. Project design, 2. Amenities and unit design

Applicant's ability to complete project, including financial feasibility, development team experience,
capacity, and timeframe for completion
1. Readiness to proceed, 2. Current Capacity of development team, 3. Track record of development team

ATTACHMENTS
 ● Attachment A: Drawings of 7 Row House Option
 ● Attachment B: Photographs and Maps of Site and Area
 ● Attachment C: 7 Unit Financials
 ● Attachment D: Statement of Terms for a Loan from
 Genesis Community Loan Fund and Coastal Enterprise Inc.
 ● Attachment E: Letters of Interest from Bath Savings Institution,
 Gorham Savings Bank, Norway Savings Bank and Coastal Enterprise Inc.,
 ● Attachment F: Operating Budgets
 ● Attachment G: Team Biographies
 ● Attachment H: Proposal Signature Page and Signed Addenda 1- 4




 2
 GREATER PORTLAND COMMUNITY LAND TRUST




 A. DEVELOPER

Greater Portland Community Land Trust
PO Box 8223
Portland, ME 04104
greaterportlandclt@gmail.com
Scott Vonnegut: Chairman of the Board of Directors, svonnegut@outlook.com; 704-650-9350
Timothy Wells: Board of Directors, tim.wells@sjvproperties.com; 207-807-3876

 B. PROPOSAL
Description of the Project
The GPCLT Back Cove Homes project targets the “missing middle” and helps families achieve home ownership
of an exceptional quality at a substantial discount (30%-45%) from market rate. While the 80%-120% AMI
selling price represents the upper band of the affordable housing limits, it does so without requiring the
typical subsidies (like affordable housing tax credits, or other Federal and State assistance) while minimizing
the cost to the City of Portland; and will surpass most market rate projects in quality of construction, site
planning, and finishes.

The GPCLT is focused on achieving five objectives to achieve design and construction of affordable housing on
the 21 Randall Street parcel:

GPCL’s 5 Objectives
 1. Urban Design: Improving the fabric of the community
 2. Environmental Sustainability: Materials, energy use, renewable energy, high quality build (200+ year
 longevity).
 3. Minimize TCO (Total Cost of Ownership): Quality of construction minimizes the expenses over the
 lifetime of ownership
 4. Affordability: Keep Initial Cost down by low land costs, no developer profit, and private grants
 5. Exceptional Design: Aesthetically pleasing, efficient workable floorplans, neighborhood fit

Schemes
In response to the Request for Proposal issued by Portland for the disposition of City owned land at 21 Randall
Street, The Greater Portland Community Land Trust (GPCLT) is offering two possible scenarios:

 1. Back Cove Row Houses - Seven row houses, each with three bedrooms (each ~1280 SF) on the 13, 956
 SF parcel. Parking spaces for 7 vehicles are located on the 3,956 SF lot that has a water/sewer
 easement. The GPCLT board and membership initiated the 7-row house design because it would be
 very attractive to young, larger/intergenerational families; fit in with the neighborhood well; and


 3
 GREATER PORTLAND COMMUNITY LAND TRUST



 provide a very pleasing streetscape. Based on an analysis of building and soft costs and discussions
 with general contractors and lenders, the project would not be would not be able to be built without an
 additional ~$500,000 grant or subsidy.
 For Drawings of 7 row house option see Attachment A

 2. Back Cove Flats - The second concept, a thirteen-unit condominium consisting of eight 3-bedroom
 units (each ~1280 SF) and five 1-bedrooms (~ 620 SF) provides six additional units versus the row house
 plan option. It offers one-story living, and a diversity of household size to better meet the goals of
 affordable housing. The neighborhood is a mix of PHA’s Front Street housing, multi-units and single-
 family homes. GPCLT is committed to making Back Cove Flats an attractive addition to the
 neighborhood and appropriate to the neighborhood context. Based on an analysis of building and soft
 costs; and discussions with general contractors and lenders, a multi-unit condominium concept is
 financially viable.


Our proposal is for individually owned units within a homeowner association. While each owner would have a
fee simple title to their row house or condominium, the land on which the row houses/flats are situated would
be owned by the Greater Portland Community Land Trust (GPCLT). The project would have a 99-year
renewable ground lease with GPCLT that would contain deed restrictions and require a minimal fee to lease
the land.

Note: The 7-row house scheme was the initial desire of the GPCLT’s board and membership. This concept is
very appealing in trying to achieve cost savings of a larger unified structure yet provide a feeling of single-
family homes. As we continued to work through the details of costs with General Contractors there was not
confidence that the project costs could be brought down to where they needed to be to succeed financially.
Part of this calculus is the number of units. Each unit would have to carry the cost of essentially similar soft
costs for either a 7 unit or 13-unit project. That allocation is cut in half with 13 units. Michael Belleau
volunteered a considerable amount of time and effort in creating the drawings and renderings for the 7-unit
row houses which you see as part of this submission. The 13 unit design is of a similar footprint but adds a full
3d level. It is a very similar form factor. Although the concept is worked out, we are not including drawings as
this will be completed by a paid architect if we are awarded the Randall Street parcel.

Zoning Change

The project proposes a higher density than allowed under current R-5 Zoning (4 units) and requires the lots to
have a Conditional Rezoning to R-6. This is in alignment with the City’s goals of increasing housing supply and
creating housing that is more affordable.
R5 zoning excludes the ability to build affordable housing on this particular parcel.




 4
 GREATER PORTLAND COMMUNITY LAND TRUST



While our project proposes higher density in this East Deering Neighborhood, it does so with great sensitivity
and design compatible with existing character of the area and would be below the maximum of nineteen units
allowable under the R-6.
For Photographs and Maps of Site and Area see Attachment B
Limited Equity: Ground Lease and Deed Restriction to ensure long term affordability

Using the Community Land Trust model, homeowners would enter into a long-term, ground lease with GPCLT
who would retain ownership of the land. The ground lease contains a deed restriction which would limit the
price of the unit when resold, preserving the affordability of the dwelling to families with average incomes in
perpetuity. Residences can only be purchased as primary residences. They cannot be an investment property
or rented out for short-term periods.
Greater Portland Community Land Trust plans to sell the units to households in the 80% to 120% AMI level .
Project/Unit Specifications


 7 Unit 13 Unit Remarks

 Design Style Row houses, 2 level One level homes Style would be
 contemporary with
 traditional urban form

 Unit Mix Seven 3-Bedroom Eight 3-Bedroom
 (options for 4 bed) Five 1-Bedroom

 Unit Size ~1280 SF ~1280 SF (3 BR)
 ~ 620 SF (1 BR)

 Stories 2.5 3

 Height ~ 32’ ~35’

 Roof Pitched Pitched/Flat

 Building Footprint +/-4,480 SF +/- 4,640 SF

 Total Building SF 8,960 SF 13,920 SF

 Estimated Total Cost $2,345,000 * $3,400,000 * Cannot finance 7 units
 without subsidy




 5
 GREATER PORTLAND COMMUNITY LAND TRUST



C. FINANCIAL FEASIBILITY
Budget & Financing
GPCLT has put together a Capital Stack that will allow for the successful completion of our vision for 13 units in
Back Cove Flats. To successfully execute on the 7-unit row house concept requires being rewarded a $400-
$550,000 grant which to date has not been secured. GPCLT feels that this is possible, but it most likely would
negatively affect the project timeline. (For 7 Unit Financials see Attachment C)


The 13 Unit capital stack:
Total Cost* $3,400,000 Does not include environmental cleanup

Bank Financing $2,125,000 80% of Construction Costs
Genesis Fund $ 350,000 Subordinate
CEI $ 350,000 Subordinate
CEI $ 75,000 Pre-construction
Community Solutions Grant $ 100,000 MHA/City matching $50,000 each
Portland Housing Fund $ 400,000 To be returned to the City in 12/14 months
Total $3,400,000

*GPCLT understands from discussions with the City and the State that there are monies for Phase 1 and 2 site
remediation. The City has funds for Phase I testing and GPCOG funds for actual site clean-up. This assumption
is built into our financial model.
Simple P&L
Projected Revenue $3,500,000 3 BR $290K, 1 BR $236K
Projected Cost $3,400,000
 Building Costs $2,657,000
 City Fees $ 101,000 Includes 10% performance guarantee hold back
 Design/Eng/Dev $ 260,000
 Financing/Insurance $ 267,000
 Marketing/Legal/Realtor $ 115,000
 Net Gain $ 100,000 GPCLT Trust fund to support affordable housing
For Statement of Terms for Loans from Genesis Fund and Community Enterprise, Inc. (CEI) see Attachment D
For Letters of Interest from Bath Savings Institution, Gorham Savings Bank and Norway Savings Bank and CEI
Letter of Interest in offering a $75,000 pre-construction loan see Attachment E


 6
 GREATER PORTLAND COMMUNITY LAND TRUST




Occupancy and Management Plan

Limited Equity Covenants, Conditions, and Restrictions

Our development proposes individually owned units on a shared parcel of land. While each owner would have
a fee simple title to their unit, the land on which the units are situated would be owned by the Greater
Portland Community Land Trust. The project would have a 99-year renewable ground lease with GPCLT that
would contain resale restrictions and require a minimal fee to lease the land. The ground lease contains a
deed restriction which would limit the price of the unit when resold, preserving the affordability of the
dwellings forever in the future, to households of average incomes. The terms of the ground lease will give the
homeowners the rights of homeownership, but also impose certain key restrictions on the use and resale of
the homes within the context of an established Homeowner Association (HOA) model.
As the ground lessor, the Greater Portland Community Land Trust will retain a right of first refusal in order to
ensure affordability. When a homeowner wants to sell, GPCLT may assign the option to another income
qualified household or oversee the sale of the home directly to another income-qualified household for a price
not exceeding the purchase option price formula.
In its role of overseeing the resale of affordable homes, GPCLT will make sure that the buyer is income-eligible
and that the price does not exceed the limit established by the resale formula.
Management Plan
GPCLT, with assistance from Coastal Enterprise Inc.’s Home Buyer Education Program, will play an active role
in helping lower income buyers qualify for mortgage financing and will help negotiate with lenders to see that
appropriate mortgage financing is available to these homebuyers. GPCLT will also provide a variety of training
and support services (such as financial management, HOA governance, and basic maintenance), to these
households once they have become homeowners. The costs incurred by the GPCLT in carrying out this work
will be defrayed in part by the lease fee that is collected, and will also be defrayed by a mark-up of the resale
price or transfer fee added to the price paid by the new homebuyer. Greater Portland Community Land Trust
will work with the Home Owners Association to establish a monitoring and enforcement program for
compliance with the requirements of the ground lease that respects their privacy while preserving affordable
homes as long-term assets for future generations of homeowners.
Upon turnover of the project to the HOA, GPCLT shall present management options that would include self-
management, accounts management, and full professional management in order to ensure proper functioning
of the project and adequate reserve saving to ensure long term viability.
For Operating Budgets see Attachment F




 7
 GREATER PORTLAND COMMUNITY LAND TRUST



Purchase Price
The Greater Portland Community Land Trust (GPCLT) is proposing that the City of Portland
transfer ownership of the Randall Street property to GPCLT at a minimal cost of $1.00.
The financial feasibility of our proposal is premised on a donation of land to Greater Portland Community Land
Trust to develop our affordable housing project. As a 501(c)(3) GPCLT does not expect to pay taxes on the
land, however, the individual units will be taxed at an assessed value that takes into consideration the deed
restriction placed on each unit.

Marketing
The GPCLT is marketing this project with a focus on Portland residents, especially teachers, nurses, EMT’s, Fire
and Police, Municipal and County employees, and workers at NGOs. We currently have interest from 17
different families and expect significantly more interest if the GPCLT is awarded the parcel at 21 Randall
Street. GPCLT marketing will explicitly encourage diversity of persons of all races, genders, ages, creeds, and
places of origin.




 8
 GREATER PORTLAND COMMUNITY LAND TRUST



 OVERVIEW OF RFP SCORING

 1. Proposed Use to Achieve the City of Portland’s Goals

Market Demand 20 Points
All the homes in GPCLT’s proposal will be sold between 80% and 120% AMI. GPCLT will sell the units at the
lowest possible price. The project is focused on home ownership for the missing middle. The GPCLT is
achieving affordability by (1) eliminating profit (2) Donation of Land from the City (3) Smart design (4)
Volunteer efforts of its members. (5) $100K MHA Community Development Grant


Economic Diversity 10 Points
The Back Cove Flats project is designed to attract economic and social diversity through its mix of 1BR and 3
BR units; low cost of utilities and maintenance; proximity to parks and amenities; inclusion of gardening space
and bike storage that allows a family to live without a car or with only one vehicle. The interior layouts are
designed to lend themselves to greater flexibility in living situations. For instance, the 1 BR units are designed
to easily allow a young couple to remain in the unit even after having a child. They are generously sized, have
1.5 bathrooms and have a raised platform bedroom to allow for significant storage space. This allows for the
space to continue to accommodate a couple as they progress through different phases of their life. The 3 BR
units can accommodate larger families from 4-6 people and the choice to offer 3-bedroom homes is intended
to encourage larger families who otherwise find it challenging to find appropriate, quality homes at an
affordable cost.

Age Inclusive 10 Points

The unit designs in either GPCLT design option accommodate people at any stage of life who wish to become
homeowners. From young families to middle age families or retired couples, this project will allow 7 or 13
families priced out of Portland a chance at home ownership. The mix of 1- and 3-bedroom units in the 13-unit
Back Cove Flats accommodates people from a variety of economic situations. The one floor living easily allows
aging in place and five first floor, ADA accessible units permits diversity and attracts people of different ages
and life situations. Both concepts’ larger units would allow for families to bring in an aging relative for multi-
generational household living.




 9
 GREATER PORTLAND COMMUNITY LAND TRUST



 2. Impact on Surrounding Neighborhood (25 Points Total)

Project Design 15 Points
The design of either option will be contextual and enhance the neighborhood by creating an attractive, active
streetscape based on the proven model of beautiful row houses found around the world. Attention to
aesthetics and creating an appealing streetscape instructs the design. The thirteen flat unit project would be
articulated as to conform to the scale and styles of the neighborhood context. The sidewalk along the front
will connect to the entry of each unit and to adjacent parking spaces on the west side. At the back, all of the
homes will share a communal green space and gardens.
Specifications exceed the City’s Green Building Code efficiency levels. The project will utilize environmentally
friendly materials, water conserving fixtures, LED lighting, and energy star rated appliances. The exterior walls
and roof will be highly insulated and in combination with triple glazed windows will create a thermal envelope
approaching or meeting Passive House design criteria. These homes will assure homeowners lower utility and
maintenance costs, high indoor air quality, and a safe living environment.


Amenities and unit design 10 Points

The project will include several amenities to enhance the lives of project’s residents and the community.

Improvements to the site will include landscaping that will incorporate native plantings, rain gardens, and
porous paving, and building orientation allows installation of photovoltaic panels on the south facing roof.
Every unit is provided with garden space for growing vegetables and flowers and residents will enjoy secure
and covered bicycle parking. The location is within walking and biking distance of most daily needs including
grocery stores, pharmacies, restaurants, parks, and USM, UNE.

The neighborhood would benefit from a new population of stakeholders committed to building and
maintaining safety and prosperity within their community. As a community benefit, GPCLT is coordinating with
PHA and Portland Trails to seek approval to help construct a path along the two-block utility easement
through Portland Housing Authority land from Illsley Street to Back Cove.




 10
 GREATER PORTLAND COMMUNITY LAND TRUST



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

Readiness to proceed 15 Points

The GPCLT is ready to commence working on the project immediately after being awarded the Randall Street property.
The CEI pre-construction loan of $75,000 allows us to proceed hiring the General Contractor and to initiate more
detailed architectural designs; begin the re-zoning process from R5 to R6; and assemble the packet for Planning Board
approval.

Letters of Interest and Term Sheets are secured to move forward with the project. We will need commitments from the
City and MHA for $500,000 of funding.

Timetable
GPCLT believes the project can be completed by late 4Q 2021. This is an aggressive timeline and assumes
minimal times for rezoning, planning board approval and permit issuance. A more typical time period for these
events would add 2-3 months to this schedule. Construction is expected to take 9-12 months after permit
issuance and construction financing final approval (contingent on pre-sales).
A 4Q 2021 completion is predicated on the following assumptions:
 1. The City of Portland rewards the RFP NLT (No Later Than) August 1, 2020
 2. City approves Rezoning NLT October 15, 2020
 3. GPCLT is able to secure Planning Board approval for Level III site plan and secure building permits NLT
 December 31, 2020
 4. The GPCLT is able to reach pre-sales levels of 70% of the units by February 1, 2021
 5. GPCLT is awarded an MHA Community Solutions Grant for $100,000 by January 31, 2021
 6. The City of Portland approves $400,000 from the Housing Fund. This money is to be returned to the
 City within 30 days of 100% unit closings. We expect to reach 100% closings within 30 days of
 Certificate of Occupancy issuance.
 7. Bank Financing is secured and released to allow construction to commence NLT March 1, 2021
We envision six phases to our project:
Phase 0 - RFP Submission to Award and title transfer
Phase 1 - Preparation phase: ~2.5 Month Duration after Award Date
Major Tasks: Phase I environmental study, Brownfield funds procurement, Rezoning, City Housing Fund
procurement
During Phase 1, an environmental assessment would take place to ascertain if hazardous materials are
present in the soil, similar to those found in the adjacent soil at the Portland Housing Authority’s Front Street
project. If hazardous soils are found, GPCLT will seek funding from the State, GPCOG, and City to fully fund the


 11
 GREATER PORTLAND COMMUNITY LAND TRUST



remediation of the site. Concurrently, we would survey the parcel’s legal bounds and topography and start the
process of rezoning the property from R-5 to R-6. Greater Portland Community Land Trust would be working
with a General Contractor and architect using a design build delivery method, to refine the design and prepare
for Planning Board packet submission.
Phase 2 - Planning Phase: 3-month duration
Major Tasks: Level III site plan Planning Board approval, marketing of project, continuance of design work,
securing MHA Solutions Grant, Phase II of Site Environmental Cleanup, permitting.
Phase 3 - Financial Phase: 2-month duration
Major Tasks: Finalizing pre-sales of a minimum of 70-80% of units. Units can be reserved but cannot be pre-
sold until after permits are issued. Closing of Construction Loan.
Phase 4 - Construction Phase: 9 -12 month duration
Major Tasks: Construction of Project
Phase 5 - Occupancy Phase: 1-2 month duration.
Major Tasks: Certificate of Occupancy and turn-over of units to buyers.

Current capacity of development team 10 points
Track record of development team 10 points

The development team possesses the human and financial resources to successfully execute this project. The
team consists of highly experienced individual team members and companies who have strong track records
of success in the different skill sets required to bring this project to fruition.

GPCLT has interviewed and received proposals from three General Contractors who have a well-established
track record in building affordable housing units. Wright-Ryan Construction, Great Falls Construction and
Hebert Construction have worked with Avesta and Portland Housing Authority to build affordable housing
projects throughout the Portland area. Once we select one of these GCs, we will work with them using the
Design Build delivery method to produce affordable housing with quality construction on budget and on time.
GPCLT will have the support of Coastal Enterprise Inc. (CEI) in providing technical services, pre-purchase
counseling, and homebuyer education classes for home buyers.
The GPCLT did not consider choosing the GC a requirement for this submission. The Board of Directors chose
to wait until after submission before voting on acceptance of a GC proposal. As the GPCLT is pursuing a design
build delivery method, the GCs (with input from the GPCLT) will contract with the architectural and
engineering firms. All three prospective GCs are proposing established professional firms that have executed
numerous projects and are well known entities to the City of Portland. GPCLT is also exploring using



 12
 GREATER PORTLAND COMMUNITY LAND TRUST



prefabricated building technologies to create a highly efficient thermal envelope and that could reduce
construction cost and increase the speed of construction.

Additionally, the members of the GPCLT bring a broad background of relevant experience to guide the
process.

The GPCLT Team

For more detailed biographies of team members see Attachment G
 ● Scott Vonnegut, a Registered Architect in the State of Maine, has been a manager for institutional,
 commercial, and residential projects at some of the country’s leading architectural firms. Besides
 managing the design and construction administration for of a variety of buildings, Scott oversaw the
 production of construction documents and keeping projects on time and on budget.
 ● Tim Wells possesses over 25 years of construction industry experience. He led the effort to secure
 financing for this project and is currently in the process of developing multiple projects in Portland and
 around the State of Maine.
 ● Michael Belleau is an architect with extensive experience designing and managing residential
 projects. He has published many articles on urban design in Maine including ‘Portland: Back to the
 Future’ in 1992. He opened his own office in Portland for a time before joining long established
 residential design-build firm Knickerbocker Group’s Portland office.

 ● Ginny Schneider has worked with Community Land Trusts CLTs in New England for over ten years,
 writing winning grants, conducting fundraising campaigns, and serving as an interim Director. She
 brings her years of experience to help the Greater Portland Community Land Trust reach out to the
 community to increase membership and identify families interested in purchasing the housing units
 GPCLT is working to develop.
 ● Lado Ladoko has extensive experience seeking solutions to the high cost of housing for working people
 both through informal networks and the Immigrant Housing Coalition. Lado reaches and builds trust
 with populations who may be otherwise hard to reach through conventional means and
 communication. Additionally, Lado is a current and experienced property manager of over a dozen
 units belonging to himself and others.

 ● Greg Plimpton developed multiple projects in Southern Maine including the conversion of a large,
 80,000 sq. ft. brick Portland warehouse into spaces for artists and makers of all kinds, a book seller and
 a cafe.

 ● Zack Barowitz in the past five years, Zack has worked with development teams to transition 76 new
 residential units in Portland from pre-construction, to HOA and rental properties that are occupied and
 viable.


 13
Attachment A – Drawings of 7 Rowhouse Option




 14
15
16
17
18
19
20
Attachment B – Photographs and Maps of Site and Area




 21
22
23
24
25
26
27
 166-C-2 WASHINGTON AVE
166-B-1 FRONT ST 37-59 166-C-2 WASHINGTON AVE
 166-C-2 WASHINGTON AVE
 166-C-2 WASHINGTON AVE 166-C-13
 166-C-2 WASHINGTON AVE
 166-C-2 WASHINGTON AVE
 166-C-2 WASHINGTON AVE
 166-C-2 WASHINGTON AVE

 40 foot wide
 sewer right of way
 166-C-12


 166-C-6
 31




 166-C-11




 166-B-9 166-B-10




 166-C-9-10
 166-C-7-8

 166-B-11 166-B-12 166-B-13 166-B-14-15-16 11


 33
 29


 166-C-17




 RANDALL ST
 166-E-2 166-E-3 166-E-4 166-E-15 166-E-5 166-E-6 166-E-7 166-F-1-2 166-F-3-4




GIS SKETCH OF 21 RANDALL ST 0 15 30 60 90 120 CITY OF PORTLAND, MAINE
 DEPT. OF PUBLIC WORKS
AUGUST 8, 2019 1"=30'
 Feet 212 Canco Rd Suite B PORTLAND, MAINE 04101 28
 PHONE (207) 874-8846 FAX (207) 874-8852
6/19/2018 City of Portland Maine Parcel Viewer




 29
http://portlandme.maps.arcgis.com/apps/webappviewer/index.html?id=6208128831ea40c7a7c432317527336b 1/1
Attachment C – 7 Unit Financials




 30
7 Unit capital stack: (Contingent on Grant/Subsidy)
Total Cost
 1 $2,454,000 Does not include environmental
cleanup
Contingency Requirement $ 240,000
Total Capital Needs $2,694,000

Bank Financing $1,467,000* 80% of Construction Costs
Genesis Fund $ 200,000* Subordinate
CEI $ 200,000* Subordinate
CEI $ 75,000* Pre-construction
Community Solutions Grant $ 100,000 MHA/City matching $50,000 each4
Other Grant or Subsidy $ 564,000 To cover revenue shortfall and
secure loans
Portland Housing Fund $ 88,000 To be returned to the City in 12/14
months
Total $2,664,000

Simple P&L
Projected Revenue $2,030,000 120% of AMI
Projected Cost $2,454,000
Contingency Requirement $ 240,000 estimated between $180-$240,000
Total $2,694,000

 Building Costs $1,833,000
 City Fees $ 78,000 Includes 10% performance guarantee hold
back
 Design/Eng/Dev $ 260,000
 Financing/Insurance $ 180,000
 Marketing/Legal/Realtor $ 103,000

Revenue Shortfall $ 424,000
Contingency Requirement $ 240,000
Needed Grant/subsidy $ 664,000


GPCLT understands from discussions with the City and the State that there are monies for
1


Phase 1 and 2 site remediation. The City has funds for Phase I testing and GPCOG funds for
actual site clean-up. This assumption is built into our financial model.
* This funding scenario has not been discussed with these entities and monies have not been
secured or pledged. The funding would be contingent upon receiving a grant/subsidy to cover
projected revenue shortfall plus some additional amount as a contingency.




 31
Attachment D – Statement of Terms for a Loan from Genesis
 Community Loan Fund and Coastal Enterprise, Inc.




 32
June 11, 2020

Attn: Timothy Wells
Greater Portland Community Land Trust
PO Box 8223
Portland, ME 04104

Dear Tim:

Please accept this letter of interest and statement of terms for a loan for Greater Portland Community
Land Trust. Upon approval by its Loan Committee, the Genesis Fund will be prepared to issue a
Commitment Letter with the following terms for your construction financing.

Terms and parameters would be:

Borrower: Greater Portland Community Land Trust

Term: 12 months

Purpose: Construction

Amount: Up to three hundred fifty thousand dollars ($350,000)

Origination Fee: $3,500 (one percent)

Interest Rate: 5.5%

Collateral: Collateral for the Loan shall be a junior mortgage and security agreement on the
 property located at 21 Randall Street, Portland, Maine, and all related personal
 property.

Projected LTV: 100% or less

Conditions: Successfully meeting Genesis Fund and other lenders’ terms and conditions

These terms represent a valid expression of interest in providing the loan. It does not represent a
formal commitment or agreement to lend. Upon further investigation and underwriting and evidence
of the borrower receiving the proposed financing, the Genesis Fund would be prepared to make this
loan according to the terms stated above or as may be amended during the formal approval process
by its Loan Committee.

Sincerely,

Elizabeth Fleming-Ives
Executive Director


 22 Lincoln Street • Brunswick, ME 04011
 Tel 207.844.2035 • Fax 207.844.2033 • info@genesisfund.org • www.genesisfund.org
 33
Tim Wells 6/12/20
Greater Portland Community Land Trust
PO Box 8223
Portland, ME 04104


Dear Mr. Wells:

Please accept this letter of strong interest and statement of terms for potential subordinate
construction financing for upcoming Randall Street project in Portland, ME. Upon receipt and
confirmation of a list of due diligence items, CEI will be prepared to proceed with underwriting and
potentially issue a Commitment Letter with the following terms for construction finance. Terms and
parameters on the project would be:

Borrower: GPCLT

Purpose: To provide subordinated construction period financing for the build-out of 7-13
townhouse units to be sold at 21 Randall Street, Portland ME

Term: 12 months, interest-only (no amortization) during the construction period, commencing with
start of the project. All accrued interest on advancing balance shall be paid monthly from periodic
construction draws on the loan.

Amount: up to $350,000 in shared 2nd position lien with another community CDFI lender such as
Genesis Community Loan Fund

Interest Rate: CEI Loan Group sets all loan interest rates at the time of approval. For illustration
purposes, please estimate the CEI rate at 6.75% annual, based on a 360 day year and calculated on daily
basis of any advanced balance, payable every month from construction draws.

Origination Fee: 2% of total loan amount

Collateral and Guaranty:
Subordinated mortgage on the real estate located at 21 Randall Street, Portland ME in 2nd position.
Additional Assignment of Construction Contract and all other construction loan collateral that secures
lead lender Bank loan.

Conditions: A Construction Loan commitment would potentially be made, such loan to be
conditioned on:
 • Fully approved plans and specifications for the proposed project.
 • Evidence of all land use and building permits (potential Land Use opinion), prior to Closing




 34
 • Final cost budget and evidence of contract to build the project according to plans and adhering
 to construction budget in financial model presented at time of underwriting.
 • Evidence of builder’s risk insurance, naming CEI as beneficiary and loss payee in place prior to
 Closing.
 • Lender’s Policy of title insurance showing no superior liens or encumbrances from other lenders
 or parties, other than those disclosed
 • Borrower to pay all legal and other expenses of CEI
Other reasonable risk-mitigating conditions deemed appropriate by CEI counsel.


These terms represent a valid expression of interest in providing the loan. It does not represent a
formal Commitment or agreement to lend. Upon further investigation and satisfactory underwriting of
the borrower and project, CEI would be prepared to make this loan according to the terms stated above
or as may be amended during the formal CEI approval process by its Loan Committee. Any loan
commitment will provide that CEI’s customary due diligence process will apply, including without
limitation, title, environmental, land use and legal opinions.


Sincerely,




John W. Egan
Chief Investment Officer




 35
Attachment E – Letters of Interest from Bath Savings Institution,
 Gorham Savings Bank, Norway Savings Bank and
 Coastal Enterprises, Inc.




 36
37
June 12, 2020




City of Portland
389 Congress Street
Portland, ME 04101

RE: Randall Street Project

To Whom It May Concern:

We have been working with the Greater Portland Community Land Trust on their proposal for
affordable housing at the Randall Street site. There is a tremendous need for affordable
housing in Portland and this project will help alleviate some of that housing shortage. We are
excited about their plans for Randall Street, and look forward to working with them in further
support of the project.

Please feel free to contact me with any questions.

Sincerely,




Matthew W. Early
Senior Vice President

MWE/ckb




 38
39
Scott Vonnegut 6/2/2020
Greater Portland Community Land Trust
PO Box 8223
Portland, ME 04104


Dear Scott:

Thanks for sharing your new community land trust development plans of affordable housing in
Portland. CEI has a long history helping new grass roots groups launch their first affordable housing
projects in Maine, starting with the Community Housing Initiatives Program or CHIP in the mid-coast
nearly 30 years ago in the early 1990’s. CEI has provided financing, technical assistance, counseling and
education services and linkage services for non-profit groups and their homeowners or
renters. Affordable housing is in short supply nearly everywhere in Maine and CEI has worked statewide
with projects in Aroostook County, Washington county, mid-coast Maine, Androscoggin county, York
county, and other locations. Many times, CEI has also provided risk capital in the early stages of project
development to propel the projects toward a conventional construction loan closing with a bank.


For the proposed project on Randall Street, CEI will be pleased to offer assistance with the following:

 • Upon acquisition of the site by GPCLT, consideration of up to $75,000 pre-development loan
 financing (pending project underwriting, this is not a loan commitment) for early stage design,
 permitting and marketing efforts
 • Free pre-purchase counseling and home buyer education classes for your potential constituents
 conducted by the award-winning CEI Housing Counseling staff
 • Early stage technical assistance in the pre-development process including budget work and help
 selecting the development team.
 • Offer of a modest technical assistance contract for continuation and deeper involvement on the
 above issues.
You have permission to include this letter in your proposals. I look forward to the opportunity to work
with your group and thanks for including CEI in your project plans. Please keep me informed on the
timeline and milestones.


 Sincerely,




 John W Egan
 Chief Investment Officer



 40
Attachment F – Operating Budgets




 41
Income 7 Units
Condo Fees (7 @ $165X12 months) 12,600
Parking (7 @ $125x12 months) 10,500
 23,100
Expense
Hauling & Dumping 200
Parts & Supplies 400
Insurance 3,800
General Repairs 600
Fire Monitoring 2,000
Sprinkler Inspection 350
Snow Plowing, Shoveling & Sanding 4,000
Snow Removal (load, haul, & dump) 100
Uitil: Electric 400
Util: Water 1,600
Lawn Irrigation 400
General landscaping 1000
backflow testing 150
Parking lot maintenaince 1000
Professional Fees 500
Ground Rent 3,000
Reserve (Savings) Transfer 2,400
Management (Accountant) Fees 1,200
Total Expense 23100
Net Operating Income 0




 42
Income 13 Units
Condo Fees (8 @ $200X12 months) 19,200
Condo Fees (5 @ $100X12 months) 600
Parking (7 @ $125x12 months) 10,500
 30,300
Expense
Maint Electric 400
Maint Clean 2400
Hauling & Dumping 200
Parts & Supplies 350
Insurance 4,100
General Repairs 600
Fire Monitoring 1,600
Sprinkler Inspection 400
Snow Plowing, Shoveling & Sanding 4,000
Snow Removal (load, haul, & dump) 100
Uitil: Electric 2500
Util: Trash 200
Util: Water 1,100
Lawn Irrigation 350
General landscaping 1100
backflow testing 200
Professional Fees 500
Ground Rent 2,000
Parking lot maint 700
Reserve (Savings) Transfer 3,500
Management Fees 4,000
Total Expense 30300
Net Operating Income 0




 43
Attachment G – Team Biographies




 44
 GREATER PORTLAND COMMUNITY LAND TRUST


Greater Portland Community Land Trust Board of Directors Biographies


Scott Vonnegut- Chairman of the Board of Directors

Scott has served as Chair of the Board of Directors for the Greater Portland Community Land Trust for the last couple of
years. As Chair, he has used the skills he acquired in his over 35 years as Architect project manager for institutional,
commercial, and residential projects to coordinate and direct the activities of the Board and outreach into the
community. Besides managing the design of a variety of building types, Scott oversaw the production of construction
documents and keeping projects on time and on budget.

Education: Rhode Island School of Design- Bachelor of Architecture
Professional Qualifications: Registered Architect in Maine


Timothy Wells

  Tim, a native Mainer, served as a combat arms officer in the U.S. Army after graduating from Boston University with
degrees in Finance and Marketing. After leaving the Army, Tim lead a multi-unit restaurant chain in Boise, Idaho. He
then held several national and global roles at GE, most linked to the construction industry, where he worked with some
of the largest architectural, engineering, general contractors and curtainwall installers in the world on large projects like
Taipei 101, MGM and Caesar’s Palace Resort in Las Vegas. Tim then helped lead a global business division of a Fortune
500 company in the telecom infrastructure space. Tim has lived in several countries and 15 U.S. States and done
business in over 100 countries on 6 continents. He is currently developing several projects in Maine.

Education: Boston University- BSBA Business Administration w/ concentrations in Finance and
 Marketing


Greg Plimpton

 Greg’s education/training was as a ship’s officer. He went to sea for several years before coming ashore to take a
land-based position as a construction supervisor with Royal Dutch Shell. When it looked as if building oil refineries was
next on the horizon, he decided on a different type of life. Greg moved to a Maine coastal resort town where he opened
a restaurant that became a focal point of the village center. His lifelong interest in all things construction and real estate
evolved into historic renovation, adaptive reuse of commercial buildings, multi-unit rehab, and new home
construction. His favorite project was the conversion of a large brick warehouse into spaces for artists and makers of all
kinds: painters, sculptors, potters, jewelry makers, photographers, cabinet shops, bookbinders, printmakers, a sign
maker/ architectural designer, clothing manufacturers, book sellers and a cafe. They filled an 80,000 sq. ft, building
where people and seemed to like each other and use each other’s services. Greg has found that these experiences have
created a strong desire to keep creating work and living environments where people can thrive with dignity.


Education: Maine Maritime Academy- B.S. Marine Engineering
 Postgraduate studies at SUNY-Albany, N.Y.
Professional Qualifications: Ensign Commission U.S.N.R.




 45
 GREATER PORTLAND COMMUNITY LAND TRUST

Michael Belleau

 Michael grew up on Main Street in Orono Maine playing basketball, eating Pat’s pizza, and sneaking into the UMO
field house. Later, as a fisherman on a dragger out of Cape Cod, he developed a love of entanglement with the natural
world and its rhythms. After studying architecture in Boston and London, Michael returned to work in Maine where he
designed, among other projects, the award-winning fire station at Bangor International Airport. He opened his own
office in Portland for a time before joining long established residential design-build firm Knickerbocker Group’s Portland
office.
 Michael teaches theory at the University of Maine Augusta and has taught building , urban, and sustainable design at
the college level. He has published many articles in the Portland Press Herald on urban design in Maine. Michael is a
Certified Passive House Designer, the world’s most adopted non mechanical-dependent low energy use standard.
 A fourth generation Mainer, he is committed to moving Maine forward by designing buildings expressing regional
materials, contemporary space, and sustainable science as well as enhancing our village atmosphere through walkable
centers. Community land trusts are an important tool in allowing Mainers to live a walkable village life. His family lives
and works in Portland.
For more on Michael’s “Poetry of Place” approach go here: https://mainehomedesign.com/design-theory/1948-the-
poetry-of-place/
 Michael is lead architect for GPCLT who designed the 7 townhouse design contained in this proposal.

Education: Boston Architectural Center- Bachelor of Architecture
 Architectural Association School of Architecture, London- Extension Studies
Professional Qualifications: Registered Architect in Maine

Ginny Schneider

 Ginny has worked with Community Land Trusts CLTs) in New England for over ten years, writing winning grants,
conducting fund raising campaigns and serving as an interim Director. She brings her years of experience to help the
Greater Portland Community Land Trust GPCLT) reach out to the community to increase membership and identify
families interested in the purchasing housing units GPCLT is working to develop. Besides her work with CLTs, Ginny has
also served as a Director for Concord Area Transit (CAT) in New Hampshire, increasing the Concord City Council’s funding
of CAT and securing major financial support from a variety of sources.

Education: Harvard University- Bachelor of Arts
 California State University- Master of Arts


Lado Lodoka

 As a child, Lado had to leave his home in Sudan to escape from rampaging gunmen who were fighting a decades-
long war. He walked and hitch hiked for thousands of miles from Sudan, through Ethiopia to a refugee camp in Kenya
where he was lucky to be selected for relocation to the United States. He moved to Portland, Maine, when he was 15
years old. After graduating from High School, Lado joined the Army where he served as a supply clerk. His struggle as a
refugee has led him to help people who have suffered being torn from their homelands. He has worked for the Kansas
Department for Children and Families as Regional Refugee Coordinator and Program Consultant for Employment Service
Provider Agreement. Lado currently leads Maine Center for Clean Elections voter engagement and advocacy work in
immigrant and low-income communities. In addition. Lado has extensive experience in managing his own and others
property, responsible for leasing/renting and maintaining apartment units and finding tenants for vacant units.
Another one of his many interests is seeking solutions to the high cost of housing for working people. This has led
 46
 GREATER PORTLAND COMMUNITY LAND TRUST

him to form the Immigrant Housing Coalition where he has Identified policy gaps in developing affordable housing in
Maine. He brings his expertise to the Greater Portland Community Land Trust to help us develop workforce housing for
ownership.


Education: University of Southern Maine- Bachelor of Arts
 University of New Hampshire- Master of Arts

James Devine

 Jim is a retired master electrician and licensed carpenter. He has served as an Advocate for Homeless Voices for
Justice for over ten years and collaborates with local housing organizations to gain a better understanding of potential
solutions for housing opportunities for all. He is a Board Member of Pine Tree Legal.


Zachary Barowitz (Assisting GPCLT Board of Directors)

 Zack Barowitz is a residential property manager of over 350 units in the Portland. He specializes in
Homeowner/Condominium association management where he provides guidance and execution on budgeting, reserve
funding, maintenance, governance, conflict resolution, insurance, and day to day operations for 26 HOAs. Zack
onboarded recent projects (Joy Place -12 condo units and West End Place - 39 residential units + 2 commercial) from
pre-construction, construction, handover, punch list & warranty, to functioning HOA/rental property. He has over a
decade of work in the trades, holds certification as a Manager of Community Associations through the Community
Association Institute, and a Master's in Urban Design.

Education: Brandeis University- Bachelor of Arts
 Newcastle University in the UK- Master of Arts in Urban Design
Professional Qualifications- Certified as a Manager of Community Associations through the Community
 Association Institute




 47
Attachment H – Proposal Signature Page
 and Signed Addenda 1-4




 48
49
50
51
52
53
54
55
56
57
PROPERTY DISPOSITION
& DEVELOPMENT
43 & 91 DOUGLASS STREET
P O R T L A N D, M E
 SUBMITTED TO:
 CI T Y O F P O RT LAN D
 P U RCH AS I N G O FFI CE
 CI T Y H ALL, RO O M 103
 389 CO N GRES S S T REET
 P O RT LAN D, ME 04101




Jack Soley




 1
C O N TE NT S
  LETTE R OF I NTE R ES T 01


  DE V E LOPME NT TE AM C O N TAC TS 02


  TE A M C A PACI TY & Q UA L IF IC AT IO N S 03


  PROPOSAL 04
 Project Summary & Concept
 Zoning and Density
 Project Renderings


  FINANCIAL FEASIBILITY 05
 Land Acquisition & Purchase Price
 Sources & Budgets


  DE V E LOPME NT TI M EL IN E 06


  OCCU PA NCY & MAN AG EM EN T P L A N 07


  AP PE ND I X 08
 A | Profile - Jack Soley
 B | Profile - Hebert Development / Hebert Construction
 C | Profile - Avesta Housing
 D | Profile - Kaplan Thompson Architects
 E | Profile - MRLD Landscape Architecture + Urbanism
 F | Neighborhood Support Letter
 G | Broker’s Opinion of Value
 H | Lender Institution Support Letters




 2
01



L ETTER O F
I N TER ES T




 3
01 LETTER OF INTEREST

 June 16, 2020

 City of Portland
 City Hall
 389 Congress Street
 Portland, Maine 04101



 To Whom This May Concern:

 Jack Soley, Hebert Development, and Avesta Housing are pleased to provide the City of
 Portland with our proposal to acquire and develop the properties located at 43 and 91
 Douglass Street, Portland, Maine. The development proposal presents a mixed-income,
 age-inclusive community. The community will provide both rental and homeownership
 opportunities for a diverse population of individuals and families.

 Key highlights of our proposal include:

 A. A team with a proven expertise and ability to execute.
 B. Economically diverse housing meeting the market demand.
 C. Thoughtful sustainable project design elements to complement surrounding
 neighborhood.
 D. Building features and amenities that will enhance the lives of the residents
 and community.

 Given our team’s long history and extensive experience working in and with the City, we
 understand the importance of the City goals and the future development’s impact on
 the surrounding community. We would welcome the opportunity to collaborate with the
 City of Portland to acquire this site and make it the future location of a new and exciting
 development.

 Please feel free to reach out to us with any questions. Thank you for your time and
 consideration.

 Sincerely,

 Jack Soley Timothy Hebert Dana Totman
 Owner Owner President | CEO
 East Brown Cow Associates Hebert Development Avesta Housing




 4
02



D EVELOP ME N T
T E AM C O N TACT S




 5
02 DEVELOPMENT TEAM
 CONTACTS
 JACK SOLEY
 100 Commercial Street, Suite 306
 Portland, ME 04101
 o. (207) 775-2252

 Contact:
 Jack Soley | Owner
 jsoley@eastbrowncow.com
 c. (207) 808-4714




 HEBERT DEVELOPMENT
 62 India Street, Suite A
 Portland, ME 04101
 o. (207) 783-2091

 Contact:
 Timothy Hebert | Owner
 thebert@hebertconstruction.com
 c. (207) 212-2176




 AVESTA HOUSING
 307 Cumberland Avenue
 Portland, ME 04101
 o. (207) 553-7777

 Primary Contact:
 Rebecca Hatﬁeld | Vice President of Real Estate Development Management
 rhatﬁeld@avestahousing.org

 Alternative Contact:
 Nate Howes | Development Ofﬁcer
 nhowes@avestahousing.org
 c. (207) 245-3374




 6
03



T E AM C APACI T Y
& QUA L I F I CAT I O N S




 7
 03 TEAM CAPACITY AND
 QUALIFICATIONS
 The Douglass Street development team will comprise of Jack Soley,
 Avesta
 Hebert Development and Avesta Housing. We will collaborate as
 Housing co-developers to create a cohesive development that ﬁts the
 existing context of the neighborhood, meets the needs of
 MRLD future residents and embraces the larger community.
 Jack Soley /
Landscape
 Hebert
 Architect
 Development
+ Urbanism Our team brings signiﬁcant expertise and experience in the
 Douglass areas of development, construction, design, and management.
 Yards Collectively, we have successfully completed hundreds of
 developments. As highlighted in the list below, we have
 Kaplan
 previously partnered in various capacities, which has allowed
 Hebert us to establish strong relationships and conﬁdence in our ability
 Thompson
 Construction
 Architects to deliver. The team is also unique in that it includes Hebert
 Construction, a leading construction contractor in New England.
 Hebert is a co-developer, but will also serve as the general contractor.
 Because of this, the team will have the added beneﬁt of Hebert’s construction insight and
 guidance to make informed decisions from concept inception through completion based on
 shared knowledge and common goals.

 We will use the same partners on all aspects of the development ensuring an efﬁcient and
 cohesive execution of the project vision. In addition to Jack Soley, Hebert Construction and
 Avesta, the team will include Kaplan Thompson Architects, MRLD Landscape Architecture
 + Urbanism, and Norway Savings Bank. Kaplan Thompson Architects and MRLD Landscape
 Architecture + Urbanism will complete the design of the site and buildings. Norway Savings Bank
 will provide the ﬁnancing to both owners/developers. Kaplan Thompson, MRLD and Norway
 Savings Bank have long established relationships with the developers and have partnered with
 them on previous projects.

 Team member proﬁles including bios, qualiﬁcations, and relevant project experience highlighting
 the details of the projects listed below, are provided in the Appendix.


 Project / Location Units Description Team Members
 Parris Terraces 23 Condominiums Jack Soley (Developer)
 Portland Kaplan Thompson (Architect)
 Hebert Construction (Contractor)
 Bayside Anchor 45 Affordable & market (mixed Avesta Housing (Developer)
 Portland income) rental housing Kaplan Thompson (Architect)
 Thomas Heights 18 Affordable rental housing Avesta Housing (Developer)
 Portland for veterans Hebert Construction (Contractor)
 Blackstone Apts. 39 Affordable rental housing Avesta Housing (Developer)
 Falmouth for seniors Kaplan Thompson (Architect)
 West End Apts I & II 116 Affordable & market (mixed Avesta Housing (Developer)
 South Portland income) rental housing Kaplan Thompson (Architect)
 Blake & Pine Apts. 35 Affordable & market (mixed Avesta Housing (Developer)
 income) rental housing Hebert Construction (Contractor)
 Norway Savings Bank (Lender)
 8
04



PROPOS AL
P RO J E CT SUMMARY & CO N CEP T
Z O N I NG & DENSITY
P RO J E CT RE NDERINGS




 9
04 PROPOSA L

 PROJECT SUMMARY & CONCEPT

 Our proposed concept, Douglass Yards, will be a community that promotes equality and
 inclusiveness by providing both rental and homeownership options for a diverse population.
 Unlike other developments which typically are targeted to a speciﬁc demographic, Douglass
 Yards will embrace the idea of a democratic campus where residents of different ages,
 ethnicities and economic status will share the same community.

 Douglass Yards will comprise of a 40-unit rental development, a 30-unit condominium,
 and 10 single family homes. The 40-unit multifamily rental housing will have efﬁciencies,
 one-bedrooms, two-bedrooms and three-bedrooms ranging from 375 to 950 square feet
 to accommodate households of all sizes. There will be six ADA compliant rental units,
 beyond the minimum account required by federal law, to promote and enhance accessibility
 for disabled and/or older residents. All rental units will be affordable to low and very-low
 income households through income and rent restrictions. The 30-unit condo building will
 include modest one- and two-bedroom condos ranging from approximately 475 to 600
 square feet. The small size of the units will assure accessible prices in perpetuity. Twenty-
 four of the thirty condos will be priced to be affordable to households of moderate income
 (120% AMI), and 6 condo units will be sold at market rate. Details of affordability, including
 rent, income and condo price determination, is described further in the Occupancy and
 Management Plan section. The 10 single family homes will be made up of 950 sf single
 family home with 450 sf garage and 450 sf accessory dwelling unit. BrightBuilt Home will
 provide homes with efﬁcient envelopes, net zero design, sustainable materials and a GREEN
 construction and delivery method where materials are locally sourced and transported
 from a factory within 50-miles of the site. Each home will be affordable in town living for
 a multitude of generations. These provide income for seniors who want to age at home,
 middle class families, young professionals and everyone in between seeking in-town home
 ownership.
 Lower income residents, many of them recent immigrants to this country, may receive
 housing assistance in order to afford their apartments. As these tenants gain greater
 ﬁnancial stability, there will be opportunities for accessible home ownership within their
 same familiar neighborhood. For residents that continue to attain upward mobility, our
 single-family homes may present a viable option with their attached Accessory Dwelling
 Units (ADUs).

 Lower income residents, many of them recent immigrants to this country, may receive
 housing assistance in order to afford their apartments. As these tenants gain greater
 ﬁnancial stability, there will be opportunities for accessible home ownership within their
 same familiar neighborhood. For residents that continue to attain upward mobility, our
 single-family homes may present a viable option with their attached Accessory Dwelling
 Units (ADUs).

 Avesta Housing HomeOwnership Center provides home buyer classes and free credit,
 ﬁnancial and budgeting capabilities counseling to individuals and/or families. These services
 will be offered to future Douglass Yards residents whether they may be buying a condo
 as the entry into home ownership or may be an existing resident who has the desire


 10
04 PROPOSA L (CONT.)

 to transition from the rental housing into home ownership. For those individuals that
 meet the criteria, the home buyer classes have the added beneﬁt of providing a $3,500
 MaineHousing Advantage grant upon completion to be used towards a down payment or
 closing costs.

 Building and Campus Features

 Avesta Housing, Jack Soley, and Hebert Construction are committed to efﬁcient and
 sustainable design that supports the goals of the City, the climate control efforts at the
 State level, and creates a healthy living environment for residents. Both structures will be
 3-story, elevator buildings that are complementary to each other and incorporate similar
 materials and design features. The community, including the single-family homes, will aim to
 embrace the aesthetic of surrounding neighborhood while remaining consistent with City’s
 planning objectives.

 The campus will include a several features that will beneﬁt and enhance the lives of the
 residents and surrounding community. There will be a large community room that may be
 used by residents, local community groups, or organizations. The site will provide sufﬁcient
 parking, bike storage and is within close proximity of a bus stop facilitating various
 transportation options. Perhaps most importantly, given the sites proximity to existing high-
 trafﬁcked outdoor areas of recreation, the proposed landscaping will be extensive. It’s our
 intent to create a campus that not only serves as a continuation of the existing Libbytown
 neighborhood aesthetics but also acts as a nature-intensive gateway to the existing ﬁelds.

 The landscape for Douglass Yards recalls great urban neighborhoods by making the streets
 civic spaces where people are safe and welcome. These shared space streets are activated
 urban open spaces deﬁned by trees, narrow travel lanes, sidewalks, on-street parking,
 and biodiverse plantings. By using the street as framework for redevelopment, Douglass
 Yards integrates architecture and site into a seamless expression of place. As with many
 Portland neighborhoods, Douglass Yards includes open spaces that work with the scale
 and pattern of development providing opportunities for community gardens, gathering
 areas, urban rewilding, rain gardens, and connectivity. While the new homes are thoughtfully
 buffered from the existing neighborhood with trees and understory plantings, the site is a
 crossroads. Sidewalks, shared space streets, trails, and a boardwalk create connections to
 Douglass Street, Dougherty Field, and Dougherty Field Path allowing people of all ages to
 beneﬁt from and identify with this new neighborhood.

 As responsible stewards of the environment and community, we strive to not only create
 equitable and diverse housing but energy and water efﬁcient housing that exceeds code
 and leverages green technology. To this end, we frequently incorporate numerous design
 features that reduce energy and water consumption and therefore at least partially offset
 our developments’ carbon footprint. Our most frequently utilized green design features are
 as follows:

 • Use of recycled-content building materials that are composed of at least 25% post-
 consumer or post-industrial material. Such materials include gypsum board (wall and
 ceiling), countertops, ﬂooring (carpeting & resilient ﬂooring) and acoustical panel
 ceilings.

 11
04 PROPOSA L (CONT.)

 • Building materials from regional manufactures thus reducing the carbon producing
 transportation process while also supporting regional and local business.
 • Better insulation, in conjunction with efﬁcient air exchange vehicles, that result in lower
 energy usage and better internal air quality. We therefore typically install large R-value
 insulation, well in excess of currently building code requirements.
 • Water-conserving ﬁxtures – i.e. toilets, showerheads, kitchen faucets, and bathroom
 faucets. We ﬁnd that these features, in conjunction with resident educational materials,
 can reduce water consumption at our properties.
 • High performance appliances and lighting such as energy-star rated appliances, kitchen
 and bathroom fans, and LED lighting in interior, exterior and common areas.
 • Extensive solar array. Our goal is to provide a signiﬁcant portion of the energy
 consumption using an on-site PV system. We are exploring the possibility of creating
 a Solar Power Purchase Agreement (SPPA) which would provide a discounted
 electricity rate to the residents of Douglass Yards. We believe that by incorporating an
 economically viable solar framework during the design and planning process, this project
 can become a model for future developments.
 Our Douglass Street development would incorporate many, if not all, of these features. Part
 of the impetus of choosing Kaplan Thompson Architects was their reputation as leaders
 in the ﬁeld of sustainable building design. Their Bayside Anchor development, a certiﬁed
 energy efﬁcient Passive House, has become a symbol of sustainable building practices in the
 greater Portland metro and beyond. With the assistance of architects on the forefront of
 sustainability, the design of the Douglass Street buildings and campus will incorporate many
 of these energy efﬁcient design elements.

 Neighborhood Context

 A site’s history and neighborhood context should inform any new campus’ layout, site,
 and building aesthetics. To that end we plan to incorporate streetscape features that will
 allow for residents and the community at large to enjoy the new campus. First, we would
 construct sidewalks throughout the development so that residents of the Libbytown
 community can easily walk through the site on their way to the playing ﬁelds. Second, we
 would incorporate vehicle speed reducing features to ensure that trafﬁc entering the
 campus would not travel in excess of posted limits; our sidewalks would remain safe. Third,
 to the extent that the City of Portland is willing and able to assist, we will advocate for
 increased transportation options along the Douglass Street section of Congress Street.
 Finally, we commit to the long-term maintenance of our facilities and site improvements.
 We have a proven track record of ensuring that our developments remain pristine. Our
 direct supervision of snow removal and other landscaping activities helps us ensure that
 our residents and properties are well cared for even when it snows. We are committed to
 ensuring everyone’s ability to use our sidewalks, even in the dead of winter.

 As stewards of the environment and as potential neighbors to the existing Libbytown
 community, we are committed to ensuring the complete remediation of environmental
 concerns related to the site’s prior uses. Therefore, we plan to remove problematic soils and
 materials and replace them with lush indigenous landscaping including grass and local ﬂora.
 Furthermore, we recognize that remediation of the existing conditions and subsequent


 12
04 PROPOSA L (CONT.)

 replacement with vegetation is not enough. We must also plan for the future and the site’s
 impact post-completion. With the future in mind, we have designed a robust stormwater
 system that will slow, collect, and mitigate the effects of heavy rain events. Our design will
 therefore ensure that the local neighborhood will not be adversely impacted by the addition
 of our buildings and pavement. Excess water will be directed away from the neighborhood
 and our buildings thus allowing our extensive landscaping and green space to thrive. It will
 remain intact for resident and neighborhood use for decades to come.

 Project Readiness

 The 30 unit condominium building is not subject to the timeframes of federal ﬁnancing.
 Therefore, it is expected that construction could begin within nine to twelve months of
 selection under the RFP or approximately the summer of 2021. The timeframe between
 selection and construction start would only be dependent on design development and the
 City/State permitting processes. The condominiums would be ready for occupancy in the
 summer of 2022.

 The 40 unit building would use MaineHousing ﬁnancing which is cyclical in nature; ﬁnancing
 would be secured within approximately one year of selection. Construction would then start
 approximately nine to twelve months from the date ﬁnancing is secured, anticipated summer
 of 2022. The apartment building would be ready for occupancy in the summer of 2023.


 ZONING & DENSITY - Dynamic Rental and Homeownership Campus

 The parcels on Douglass Street are currently in the R-5 zone. Under this ordinance, a PRUD
 development would allow for a maximum of 47 units in approximately four buildings based
 on the per building max of 12 units and the per square foot minimum of 3000 per dwelling
 unit. If the site was in the R-5A zone, the maximum of 12 units per building would not apply
 and there could be a total of approximately 90 units based on a minimum square footage
 of 1600 per dwelling unit. It is our contention that the size of parcels, and their location
 in central Portland, just off congress street in the Libbytown Neighborhood, makes the
 site ideal for a higher density development. This area of congress street is within .25 miles
 of the Portland Transportation Center with bus and rail service to Boston and beyond. In
 addition, the parcels are only .4 miles from the Union Station Plaza and .5 miles from the
 Maine Medical Center Campus. The proximity of these parcels to transportation, retail, and
 healthcare services make the Douglass Street campus an ideal location for a higher density
 development. In addition, the Douglass street parcels are within .25 miles of the nearest
 R-5A zone, which allows for the higher density noted above.

 The enclosed proposal details a two-building and ten single family home development with
 approximately 80 units and abundant greenspace for resident and neighbor recreation. This
 scale of development would ﬁt within the R-5A zone and existing neighborhood aesthetic,
 but it is not accommodated by the existing R-5 zone. Given the presence of other three-story
 buildings in the area, including two existing apartment buildings at 49-53 Douglass Street,
 the Douglass Street Campus ﬁts seamlessly within the neighborhood context and aesthetic.
 The new campus would be an extension of the existing Libbeytown Neighborhood, it would
 not be an aberration.

 13
04 PROPOSAL (CONT.)

 We contend that a PRUD development is not the highest and best use of the site given
 its size and central location. Given the characteristics of the site, its central location, and
 the limited required zoning changes for this proposal’s feasibly, we request zoning relief
 from the City Council. The form of such relief will be at the council’s discretion as either a
 contract zone or a zoning change to R-5A. Such relief will allow for the addition of these
 affordable units to the City’s housing stock. Furthermore, this proposal is unique in its
 aim to create a pathway from sustainable renting to homeownership on a single campus;
 providing a variety of avenues for housing stability and long-term ﬁnancial success.

 Homeownership remains the primary means for the American middle class to accumulate
 wealth and achieve long-term ﬁnancial stability. The site concept, with rental units,
 condominiums, and single-family homes with ADU’s allows residents who start as renters to
 move on to condominium or homeownership. The National Low-Income Housing Coalition’s
 2019 “Out of Reach” dataset indicates that a renter earning the State’s minimum wage
 of $11.00 an hour would need to work 58 hours per week to pay for the average one-
 bedroom apartment ($823 monthly rent). This “minimum hours worked” statistic would
 be much more pronounced in Portland where one-bedroom apartments are frequently
 rented at $1400 and two-bedroom units often reach $1800-$2000. Portland’s rental
 landscape not only makes it difﬁcult to live paycheck-to-paycheck, but the market makes it
 nearly impossible for low-income Mainers to save for a home. This predicament, the inability
 of Portland renters to save for an affordable home, is what we hope to resolve with this
 campus. A renter will enter the campus and pay rent that is below the Portland market
 standard. The resident can then remain in their unit as their savings and income increase
 preparing them to eventually buy one of the single family homes with ADU’s on site.



 ATTACHMENTS

 Please see the following pages for:

 • Site Plan and Project Renderings
 • BrightBuilt Home Information & Energy Comparisons
 • BrightBuilt Home Portfolio Photos




 14
15
16
17
 NET ZERO ENERGY HOMES




 BRIGHTBUILT HOMES ARE
 BETTER BECAUSE...
 • they are very cozy and comfortable;
 • they are sunnier, warmer, and quieter;
 • they can have the same monthly cost as traditional
 homes;
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 • they are energy efficient; and
 • they can cut your utility bills in half…
 or eliminate them entirely with our Net Zero option.




 WHAT MAKES BRIGHTBUILT A
 HIGH-PERFORMANCE HOME?
 • Bigger, Better Windows. They are specially
 “The team at engineered to capture the sun’s heat without letting
 BrightBuilt turned my it escape, brightening and heating the house.

 desire for a greener • No Furnace. Furnaces break down, chug oil, and
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 efficient heat pumps instead, which provide A/C as
 national award- an added bonus.
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 They far exceeded • Draft-Free, Toxin-Free, Leak-Tested. Fresh, clean air
 is circulated year-round and safe, non-toxic materials
 my expectations, are used throughout.
 and were a constant • Efficient, High-Quality. BrightBuilt Homes are
 precision-engineered and constructed primarily
  pleasure to work with.” off-site to increase quality, efficiency, speed, and to
 —Keith Collins, Owner - BrightBuilt Barn extend the building season in colder climates.
 • Durable & Quiet. Superior wall construction is
 nearly twice as thick as that of a traditional home,
 signiﬁcantly reducing noise from outside.



102 EXCHANGE STREET, 2ND FLOOR, PORTLAND, ME 04101 | 207-747-4822 | BRIGHTBUILTHOME.COM
 18
 WHICH BRIGHTBUILT IS THE BEST FIT?


 3 LEVELS OF CUSTOMIZATION
 READY HOME
One of our standard, high-performance home designs, with a simpliﬁed selection process and a speedier timeline.


 CHOICE HOME
 Our high-performance home with an option to customize windows, walls, porches,
 even whole room sizes & locations, to ﬁt your unique building site and lifestyle.


 CUSTOM HOME
  A high performance home that uses the BrightBuilt construction system, but has a completely unique design
 — or we can adapt your existing design to the BrightBuilt system.




 READY CHOICE CUSTOM
 HOME HOME HOME


 CUSTOMIZATION A LITTLE A LOT ALL OF IT!
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 DESIGN COST $12K $18K $24K




12 CHOICE HOME & READY HOME STYLES TO CHOOSE FROM




  102 EXCHANGE STREET, 2ND FLOOR, PORTLAND, ME 04101 | 207-747-4822 | BRIGHTBUILTHOME.COM
 19
 NET ZERO ENERGY HOMES




ENERGY SPECIFICATION COMPARISONS

 CONVENTIONALLY BRIGHTBUILT
 BUILT HOME HOME
 WITH SOLAR
 PARADIGM, MATHEWS
 ANDERSEN
 MANUFACTURERS BROTHERS, LOGIC
 OR JELD-WEN (TYP)
 WINDOWS
 WINDOWS

 R-VALUES R-2.8 TO 3.7 R-4.8 TO R-5.6



 FOUNDATION
 R-10
 R-0 R-20
 SUB-SLAB


 FOUNDATION
 R-10TO
 R-0 TO10
 19 R-20
 WALLS
 INSULATION
 INSULATION
 R-VALUES
 R-VALUES
 EXTERIOR
 R-19 R-40
 WALLS



 ROOF R-38
 R-38
 TO 49 R-60



 CELLULOSE AND
 INSULATION
 INSULATIONTYPE
 TYPE FIBERGLASS
 RIGID FOAM


 ZERO FOSSIL FUEL
 HEATING
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 FILTERED
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 FRESH NONE ERV FRESH AIR
 AIR
 AIREXCHANGE
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 OPTION FOR
 WOOD STOVE YES YES



 SOURCE
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 UTILITY COMPANIES ON-HOME SOLAR
 OF
 OFENERGY
 ENERGY




102 EXCHANGE STREET, 2ND FLOOR, PORTLAND, ME 04101 | 207-747-4822 | BRIGHTBUILTHOME.COM
 20
21
05



F I NA N CI AL
F EA SIBIL I T Y
L AN D ACQUISITION & P U RCH AS E P RI CE
S O U RCES & BUDGE TS




 22
05 FINANCIA L FEASIBILITY
 LAND ACQUISITION AND PURCHASE PRICE

 In an effort to determine a fair purchase price for the parcels at 43 and 91 Douglass St.,
 we commissioned Malone Commercial Brokers to present us with a Broker Opinion of Value
 (BOV) to use as a guideline (attached). The parcels are very attractive given their proximity
 to City athletic ﬁelds as well as a commercial center and transportation hub. However,
 there are also well documented environmental issues with the site that must be addressed
 before a residential development could take place. In addition, the current zoning allows for a
 maximum of forty-seven units in the form of single family, two family, and Planned Residential
 Urban Developments (PRUDs). These types of projects are typically more costly to build and
 therefore more expensive to the consumer than larger multi-tenanted building. Our goal is to
 offer housing across the socioeconomic strata, with a strong emphasis on entry level home
 ownership and subsidized housing.

 Based on the current zoning, the maximum build-out of forty-seven units at a land cost of
 $10,000 per unit, Malone Commercial Brokers estimates the value of the property (before
 discounting due to environmental issues) to be $470,000. Though a Phase 2 Environmental
 Study has been completed, the full extent of present issues and the cost of their remediation
 will not be fully known until a comprehensive survey of the site is complete. It is our
 professional opinion that given the current lack of affordable housing in the City of Portland,
 we feel that the highest and best use of the parcel is for a denser development. With zoning
 changes to reﬂect this density, and a discount to address the environmental expenses, we
 feel that the land has a value of $575,000.




 23
05 FINANCIA L FEASIBILITY (CONT.)
 SOURCES AND BUDGETS

 30-UNIT CONDO DEVELOPMENT

 Sources: Budgets:
 Investor Equity 1,035,491 Construction 5,224,760
 Bank Financing 5,867,782 Soft Costs 261,238
 Financing 129,350
 Closing Costs 121,950
 Acquisition 215,625
 Permits & Fees 575,350
 Fees & Reserves 375,000
 Total $6,903,273 Total $6,903,273


 1. Investor Equity
 Owners, Jack Soley and Tim Hebert will be investing the ﬁrst 15% of the project
 costs as equity into the project.


 2. Construction Loan
 Jack & Tim will seek a construction loan from Norway Savings Bank. Norway
 Savings has a strong and established relationship with both Jack and Tim. Norway
 has partnered with Jack individually as the lender on another workforce housing
 development in addition to many other commercial lending situations. Norway has
 partnered with Tim Hebert in both business relationships and lending. Furthermore,
 Hebert Construction has partnered with Norway to build most of their newer
 facilities in Central and Southern Maine. Norway Savings Bank will issue a
 commitment upon review of the ﬁnal underwriting.




 24
05 FINANCIA L FEASIBILITY

 SOURCES AND BUDGETS (CONT.)

 10 SINGLE-FAMILY HOMES W/ ADU DEVELOPMENT

 Sources: Budgets:
 Investor Equity 756,623 Construction 4,387,500
 Bank Financing 4,287,527 Soft Costs 105,650
 Financing 60,000
 Closing Costs 52,750
 Acquisition 71,875
 Permits & Fees 145,875
 Fees & Reserves 220,500
 Total $5,044,150 Total $5,044,150



 The 10 Single-family home development will be funded via the following sources:

 1. Investor Equity
 Owners, Jack Soley and Tim Hebert will be investing the ﬁrst 15% of the project
 costs as equity into the project.


 2. Construction Loan
 Jack & Tim will seek a construction loan from Norway Savings Bank. Norway
 Savings has a strong and established relationship with both Jack and Tim. Norway
 has partnered with Jack individually as the lender on another workforce housing
 development in addition to many other commercial lending situations. Norway has
 partnered with Tim Hebert in both business relationships and lending. Furthermore,
 Hebert Construction has partnered with Norway to build most of their newer
 facilities in Central and Southern Maine. Norway Savings Bank will issue a
 commitment upon review of the ﬁnal underwriting.




 25
05 FINANCIA L FEASIBILITY
 SOURCES AND BUDGETS (CONT.)

 40-UNIT LIHTC DEVELOPMENT

 Sources: Budgets:
 MaineHousing Subsidy 800,000 Construction 7,947,574
 MaineHousing Debt 3,400,000 Soft Costs 1,018,100
 UHTC Equity 6,830,517 Financing 430,000
 Misc. Costs 172,500
 Acquisition 287,500
 Fees & Reserves 1,174,843
 Total $11,030,517 Total $11,030,517


 The 40-unit development will be funded via the following sources:

 1. Low-Income Housing Tax Credit Capital (LIHTC)

 Avesta will generate equity through the syndication of Low-Income Housing Tax Credits
 (“LIHTC”). Avesta has a proven track record of successful LIHTC applications. The timing of
 LIHTC commitment is as follows:

 • Application Submission:July 2021
 • Anticipated award date:October 2021

 2. MaineHousing Debt and Subsidy

 As a part of our LIHTC application, we will also request permanent debt through
 MaineHousing and MaineHousing subsidy. Avesta is in good standing with MaineHousing
 and has successfully secured both of these sources for several LIHTC developments.

 • Application Submission:July 2021
 • Anticipated award date:October 2021

 3. City of Portland Affordable Housing Tax Increment Financing (AHTIF)

 Avesta will apply for affordable housing tax increment ﬁnancing (AHTIF) for purpose of
 supporting the development of the 40-unit LIHTC funded building. This funding mechanism
 is critical to the ﬁnancial feasibility of the affordable housing development. The AHTIF will
 allow Avesta to leverage $3.4 million in MaineHousing permanent ﬁnancing, approximately
 $1 million more than if an AHTIF was not granted.

 We will submit the AHTIF application as soon as possible or in accordance with the City’s
 timeline for AHTIFs.

 4. Construction Loan

 Avesta will seek a construction loan from Norway Savings Bank. Norway Savings has a
 strong and established relationship with Avesta and has partnered with Avesta as the
 lender on other affordable housing developments. Norway Savings Bank will issue a
 commitment upon review of the ﬁnal underwriting.

 26
06



D EVELOP ME N T
T IMELIN E




 27
06 DEVELOPMENT TIMELINE
 Douglass Yards is a unique shovel-ready neighborhood development. Our development
 approach allows for site buffering to be implemented during the ﬁrst phase of construction
 to soften the impacts on the existing neighborhood. Both our workforce housing condo
 units along with our BrightBuilt single family homes are market ready, backed by private
 equity and traditional bank ﬁnancing. The timeline for the project allows for housing to be
 available within a year.


 Development TImeline Projected
 Site
 RFP Submission 06/16/2020
 RFP Decision 07/31/2020
 Purchase & Sale 08/10/2020
 Acquisition (ready to close within 45 days) 10/01/2020
 Municipal Approvals 04/01/2021
 30-Unit Condo & 10 Single Family Home Development
 Planning board submission 12/01/2020
 100% Construction Plans 02/25/2021
 Construction loan closing 03/15/2021
 Construction Start 04/01/2021
 Substantial Completion 12/20/2021
 Occupancy 12/30/2021
 40-Unit LIHTC Development
 Financing
 MaineHousing Application 08/26/2021
 MaineHousing Selection 10/31/2021
 Construction Loan Commitment (CLC) 11/01/2022
 Permanent Loan Commitment (CLC) 11/01/2022
 Other Sources Committed (CLC) 11/01/2022
 Plans and Speciﬁcations
 100% Construction Plans 09/30/2022
 Construction Loan Closing 11/01/2022
 Construction Start 11/02/2022
 Substantial Completion 12/01/2023
 Completion of Construction 02/01/2024
 Lease-Up
 Lease-up Begins 02/2024
 Sustained 95% Occupancy 07/2024

 Our affordable housing development, the 40 unit Avesta building, takes a bit longer due to
 MaineHousing required timelines. Our timetable accounts for these various steps required
 to gain approvals in a realistic and proven sequence. The overall timeline is real, our
 approach is simple and our team is experienced and ready.


 28
07



O CC U PA N CY &
M ANA GEME N T P L AN




 29
07 OCCUPANCY AND
 MANAGEMENT PLAN
 Avesta Housing, Jack Soley and Hebert Development propose to build an equitable
 neighborhood where residents of different socio-economic status will live on a single
 campus. The rents and for sale price points will create housing opportunities for people
 ranging from below 50% of Area Median Income (“AMI”) to over 120% of AMI per federal
 income deﬁnitions. This approach will create a true economically diverse campus that is
 representative of demographics and housing need in the City of Portland.

 Upon acquisition to the land parcel, the land will either be subdivided, or a land condominium
 will be formed. The campus will include two or three land units (“Land Unit X”) based on the
 development proposal selected by the City. Land Unit 1 will be owned by Avesta Housing
 (“Avesta”) for the purposes of developing a 40-unit affordable rental property. Land Unit
 2 and Land Unit 3 will be owned by Jack Soley and Tim Hebert / Hebert Construction.
 The land associated with Unit 2 will be for purpose of the development of a 30-unit
 condominium, and Land Unit 3 will be retained for the potential development of single-
 family homes.

 Land Unit 1 – Ownership and Affordability

 The development located on Land Unit 1 will funded by Low Income Housing Tax Credits
 (“LIHTC”). The LIHTC development will be owned by a single-purpose limited partnership,
 of which Avesta will serve as the General Partner and tax credit investors will serve as the
 limited partner. Avesta will also manage the property.

 The 40-unit multifamily development will have long term affordability, with all of the units
 being restricted to households at 60% of AMI or below, and a portion may have deeper
 targeting restricted to 50% of AMI or below. The area median income and maximum
 affordable rents are governed by Internal Revenue Service LIHTC guidelines. The building
 will remain affordable for at least 45 years as enforced by an extended use agreement
 with Maine State Housing Authority. However, it is Avesta’s intent and mission to keep the
 building affordable and restricted to serve people of need beyond the required 45 years.

 Land Unit 2 and 3 – Ownership and Affordability

 Land Unit 2 will comprise a 30-unit condominium building. Twenty-four one- and two-
 bedroom condominiums will be sold at price points affordable to households and individuals
 with incomes up to 120% of AMI, based on federal income guidelines as deﬁned by the US
 Department of Housing and Urban Development. The small size of these units will assure
 affordability in perpetuity. Using federal income guidelines creates consistency with Low
 Income Housing Tax Credit property also located on the site and facilitates an opportunity
 for households to graduate into home ownership. The remaining six modest one-bedroom
 condos will sell at market rate to folks looking to downsize and simplify their lives. The
 condominium association and building will be managed by Avesta Housing or another third-
 party manager.

 The ten single family homes located on Land Unit 3 will be efﬁcient in size and design to
 facilitate affordability as compared to other homeownership options within the City of
 Portland. The homes will modest and include Accessory Dwelling Units to help buyers
 afford the high costs of home ownership.


 30
08



A PPEN DI X
 A | PROFIL E - JA CK S O LEY
 B | PROFIL E - H EBERT DEVELO P MEN T / CO N S TR U C TIO N
 C | PROFIL E - AV ES TA H O U S I N G
 D | PROFIL E - KAP LAN T H O MP S O N ARCH I T ECT S
 E | PROFIL E - MRLD LAN DS CAP E ARCH I T ECT UR E
 + URBANISM
 F | NE IGHBORH O O D S U P P O RT LET T ER
 G | BROKE R’S OP I N I O N O F VALU E
 H | LENDE R INS T I T U T I O N S U P P O RT LET T ERS




 31
Jack Soley


APPENDIX JACK SOLEY
 A


 Jack Soley is a founding partner of East Brown Cow, a real estate investment
 company. Jack has 31 years of experience in acquisition, development,
 construction, and management of commercial and residential projects. He
 owns individually and in partnership approximately two million square feet of
 commercial and hospitality space in the Portland area. For the past ten years,
 Jack has focused on residential real estate development including rental and home
 ownership.

 Jack’s most recent project was Parris Terraces, a twenty-three unit condominium
 development in the Bayside neighborhood. Built on land purchased from the City
 of Portland through an open RFP process, the project included twenty units sold at
 120% of Area Medium Income (AMI). In order to achieve this challenging sales price
 point without using municipal, state or federal subsidies, the average unit size was
 kept below 500 square feet. Well-designed contemporary interior spaces and the
 inclusion of balconies created efﬁcient and useful ﬂoor plans. Very high standards
 of insulation and heating and cooling by mini-split heat pumps holds ongoing costs
 of ownership down. Signiﬁcantly, the small size of the units will also keep future
 re-sales at affordable prices, without deed restrictions.

 Jack is a former member of the Portland Planning Board. He is currently an
 Instructor and Trustee at the Hurricane Island Outward Bound School, a Maine
 Guide Examiner for the State of Maine, as well as a Board member of the Portland
 Museum of Art.




 32
APPENDIX
 B
 HEBERT DEVELOPMENT /
 HEBERT CONSTRUCTION
 FOUR GENERATION S OF LEADERSHIP & VALUE

 Hebert Construction is a team of problem solvers ﬁrst and foremost, and we do
 our best work amidst the most challenging environments and requirements. Our
 4th-generation knowledge, engineering expertise, and rigorous ﬁeld training lend to
 unrivaled forethought and upfront solutions that save every client time and money.
 Our unbeatable rate of repeat business and large number of multi-generational
 clients is a testament to the consistency of our work and our word.

 We take great pride in maintaining long-term partnerships thanks to the long-term
 value we bring to every project.



 Current Leadership

 MICHAEL HEBERT
 Michael started the third generation when he joined the
 business in 1985 after graduating from Northeastern
 University. As current owner & managing member of the
 company, Mike personally manages many of the company’s
 larger projects and continues to grow the company.




 TIMOTHY HEBERT
 Tim joined the family business in 2002 after graduating
 from Wentworth Institute of Technology with a degree in
 Civil Engineering. As a project engineer he gained extensive
 experience in Healthcare Construction. As an owner of the
 company, Tim continues the third generation propelling the
 business to the next level.



 SIMON HEBERT
 Simon, son of Michael, joined the family business in 2013
 after graduating from Syracuse University with a degree
 in Civil Engineering, starting the fourth generation. Simon
 specializes in Healthcare, Institutional, and Commercial
 Construction.




 33
APPENDIX HEBERT DEVELOPMENT /
 B
 CONSTRUCTION (CONT.)
 History




 In 1943, Hebert Construction was founded by Edward Hebert of Van Buren,
 Maine. He began as a self-employed carpenter known simply as Edward Hebert
 Construction. He believed in the importance of honesty and quality services;
 Practices which have continued through the generations. In 1954, Richard joined
 his father’s business. Together, they built many prominent homes throughout
 Lewiston and Auburn; Gaining a reputation for their quality craftsmanship.
 Edward’s youngest son, Daniel, joined the business in 1969. While continuing to
 grow, the business shifted its focus from residential to commercial construction.
 Dan retired in June of 2015, leaving the business in the capable hands of the next
 generation.

 WHAT MAKES US DIFFERENT

 Consistency in Our Work and Our Word

 Commitment to excellence is what sets us apart from other construction
 companies. We understand that our clients want value, quality and timely building
 solutions from a ﬁrm who has the expertise and experience to deliver successfully.
 Designing, planning, building and remodeling for over seven decades, we focus on
 accountability, honesty, superior customer service and delivering projects on time
 and on budget with maximum value.

 We are passionate about what we do, and it shows through the satisfaction of our
 clients. We do what we say we will do. Senior management is actively involved with
 all our projects to ensure that our rigorous standards and customer’s expectations
 are met or exceeded.

 75 Years of Enduring Value

 Value comes from accountability and ownership of each phase of the project.
 Quality construction not only means delivering a superior product at a competitive
 price but standing behind it well after the project has been completed.



 34
APPENDIX HEBERT DEVELOPMENT /
 B
 CONSTRUCTION (CONT.)
 Unrivaled Forethought & Upfront Solutions

 At Hebert Construction, we get involved in a project early. Our clients beneﬁt from
 our preconstruction services and upfront planning. We establish and maintain
 cost-effective value engineering procedures and processes through effective and
 practical techniques to improve the overall performance and outcome of projects.
 We have a long history of saving costs, maximizing budgets and improving function
 through our process.

 SELF-PERFORMANCE WORK

 Hebert is one of the few remaining general contractors within the state of Maine
 to offer an in-house workforce to perform certain tasks on a job. This resource
 enables our clients to beneﬁt from a more focused control on quality, cost, timeline,
 energy performance and safety, adding value to the project. Before Hebert self-
 performs any work, we collect proposals from other contractors to ensure the best
 value to the client and we only perform the scopes of work if we are the lowest
 bidder. This ensures the client is receiving the structure at the best possible price.

 Hebert has the capabilities of self-performing the following trades:
 • Design-Build Services • Estimating
 • Permitting • Steel Erection
 • Land Use Consultant • Drywall
 • Feasibility Studies • Wood Framing
 • Detailed Budgeting • Finish Carpentry
 • Project Management • Concrete
 • Scheduling • Doors, Frames & Hardware
 • Phasing • Specialties



 WE INTEND TO EARN YOUR BUSINESS

 Hebert Construction is a full-service ﬁrm with the majority of our work negotiated.
 We assemble the best Architectural, Engineering, Mechanical, Electrical, Civil/Site
 and Land Planning Engineers. Our ability to coordinate all services in-house is a
 tremendous beneﬁt to our clients. It allows us to consider multiple design build
 options as a tool in building consensus and improving the eventual solution.

 Other services include Project Management, Conceptual Estimating, Planning,
 Scheduling, Value Engineering, Detail Estimating, Contractual Arrangements, Cost
 Control and Management through project completion.




 35
APPENDIX HEBERT DEVELOPMENT /
 B
 CONSTRUCTION (CONT.)
 Quality Control and Assurance

 • Ensure that quality of materials meets speciﬁcations
 • Review the accuracy of installation and quality of workmanship
 • Conﬁrm strict adherence to program documents and speciﬁcations
 • Continually adjust during the project to prevent delays
 • Conduct and complete a majority of the punch list before completion
 • Test systems prior to turnover to ensure complete working systems

 Teamwork

 Our policy is to promote openness, fairness and a spirit of teamwork as our
 essential elements in the administration of a successful construction team.
 Interaction and continued personal attention are key in developing any project.
 Having successfully demonstrated this need with both public and private groups,
 as indicated in our corporate history, we sincerely hope you select us as the
 Contractor for your next project.

 Employment Profile

 • Project Engineers • Crane & Equipment Operators
 • Construction Managers • Draftsmen
 • Estimators • Accounting Department
 • Superintendents • Administrative Support Staff
 • Millwork Craftsmen • Marketing Department
 • Skilled Carpenters • Safety Department
 • Certiﬁed Corian Fabricator • Warehouse Division




 36
APPENDIX AVESTA HOUSING
 C
 ORGANIZATIONAL SUMMARY
 Avesta Housing, founded in 1972, is a Portland-based nonproﬁt organization with a mission
 is to improve lives and strengthen communities by promoting and providing quality affordable
 homes for people in need. Avesta focuses on ﬁve areas of affordable housing: advocacy, real
 estate development, property management, senior and assisted living, and homeownership. The
 organization has more than 280 employees, $315 million in assets, and an annual budget of
 $47 million.

 The organization currently owns and manages nearly 100 affordable housing developments,
 for a total of more than 2,900 units in Maine and New Hampshire. The portfolio consists of
 state and federally assisted family and elderly/disabled housing, affordable rent-restricted
 apartments, mixed-income (affordable and market rate) rental developments, supportive
 housing for people experiencing long-term homelessness and visually impaired, and unrestricted
 workforce housing. Additionally, Avesta owns and operates two assisted-living facilities. Avesta
 was also the ﬁrst in Maine to develop projects for chronically homeless people using the
 Housing First model and has since completed three projects. Because of the diversity of living
 options provided by Avesta, we have an incredibly diverse resident population.

 Avesta Housing has developed more than 130 properties and/or housing communities in
 Maine and New Hampshire, totaling more than 3,500 apartments and homes. These initiatives
 range in size from less than a dozen units to more than 125 units. Some of these properties
 were developed or designed in collaboration with a mission-aligned community partner, a town
 resident committee, or other constituents. As a result, the Avesta development team has
 adopted a collaborative design process to ensure the needs of all stakeholders are met.

 This collaborative approach underscores the breadth of experience Avesta development
 staff has across various types of developments, including new construction, adaptive reuse,
 historic renovation, occupied rehabs, mixed-use developments, affordable homeownership, and
 combinations thereof. Energy-efﬁcient design construction is a key focus of our development
 team. With a Passive House consultant on staff, all new construction and renovations include
 strategies to optimize energy efﬁciency. Over the course of Avesta’s work in sustainable
 construction, the team has built award-winning Passive House and LEED-certiﬁed buildings.

 One of Avesta’s greatest strengths is its ability to leverage various and complex funding
 sources to successfully develop and rehabilitate properties. Examples of funding used in
 previous developments include HUD ﬁnancing, RD 515 with Rental Assistance, Low Income
 Housing Tax Credits, Federal and State Historic Tax Credits, solar tax credits, Community
 Development Block Grant funding, NeighborWorks capital grants, organizational grants, HOME
 funds, municipal housing funds, affordable housing tax increment ﬁnancing, Federal Home Loan
 Bank Affordable Housing Program funds, project-based vouchers, continuum of care support,
 community development ﬁnancial institution ﬁnancing, and conventional bank ﬁnancing. Work
 across these different funding platforms and underwriting requirements demonstrate the
 development team’s agility, creativity, and dedication to seeing an early conceptual idea through
 to physical completion.
 An important component to Avesta Housing’s development success comes from the
 competency of its management division, which has signiﬁcant experience working with
 diverse populations and administering numerous affordable programs under HUD, USDA Rural
 Development, Low Income Housing Tax Credits, and other local, state, and federal housing
 programs.

 37
A PPEN D I X AVESTA HOUSING (CONT.)
 C

 The Avesta development team collaborates closely with the property management team
 throughout the development process to ensure that building design is responsive to the
 resident and management needs. Through this collaboration, the team makes strategic
 decisions to ensure ﬁnished buildings are sustainable, operate efﬁciently, serve resident
 needs well, and ﬁt in a community.
 Beyond property management and development services, Avesta Housing also provides
 leadership and support to the Maine Affordable Housing Coalition, the state’s leading
 housing policy advocacy organization. It is a member of NeighborWorks America and
 Housing Partnership Network, both of which are extensive national networks of strong
 and sophisticated organizations across the affordable housing industry. Through these
 networks, Avesta Housing maintains its commitment to high quality development and
 property management services that use resources efﬁciently and are responsive to the
 needs and priorities of our current and future residents and the communities in which they
 live.

 TEAM BIOS

 Dana Totman, President and CEO
 Dana Totman became the president & CEO of Avesta Housing in 2000, and
 his exceptional leadership and strategic guidance have led Avesta through
 signiﬁcant growth over the past 20 years. His focus at Avesta is on developing
 staff leadership, cultivating partnerships and opportunities, and facilitating
 organizational change.
 Dana has received many accolades for his inﬂuential work in affordable housing
 and community development, including the Catalyst Award from the Portland Regional
 Chamber of Commerce in 2020, induction into Maine’s Business Hall of Fame by Junior
 Achievement of Maine in 2018, Maine State Housing Authority’s Steven Mooers
 Affordable Housing Lifetime Achievement Award in 2017, recognition as Mainebiz’s
 Business Leader of the Year in 2013, and the Maine Real Estate and Development
 Association’s Robert B. Patterson, Jr. Founder’s Award in 2013.
 Dana was the deputy director of Maine State Housing Authority from 1994 to 2000
 and was the executive director of the Coastal Economic Development Corporation from
 1984 to 1994. His career has focused on nonproﬁt and government management
 and leadership, specializing in leading organizations through signiﬁcant change. He has
 a BA in Public Management from the University of Maine and an MBA from Southern
 New Hampshire University. Dana attended Duke University’s Government Leadership
 Program and completed programming with the Kennedy School of Government at Harvard
 University.
 Dana has developed a vast network of organizational partnerships over his career. His
 current and past community service includes the Quality Housing Coalition (board vice
 chair), United Way of Greater Portland (board), 75 State Street (board), the Outdoor
 Sports Institute (board), Maine Real Estate and Development Association (board)
 Midcoast Regional Redevelopment Authority (board vice chair), Brunswick Planning Board,
 Federal HomeLoan Bank Advisory Council, Maine Affordable Housing Coalition (chairman),
 Interagency Task Force on Homelessness (chairman), Northern New England Housing
 Investment Fund (board), Bath Chamber of Commerce (board chair), Maine Community
 Action Association (president), and Midcoast Health Services (board).


 38
A PPE N DI X AVESTA HOUSING (CONT.)
 C

 Rebecca Hatfield, Vice President of Real Estate Development and
 Management
 Rebecca Hatﬁeld joined Avesta Housing in 2015. She assumed her current
 role at Avesta in 2019 after previously serving in the positions of assets &
 acquisitions ofﬁcer and director of real estate development. In her current role,
 Rebecca oversees Avesta’s Real Estate Development and Property Management
 divisions. Her experience in this role has facilitated a deep understanding of how
 to balance the feasibility challenges of property development with the operational needs of
 property management to maintain Avesta’s high standards in development and management.
 Prior to Avesta, Rebecca held a senior vice president position at Citigroup working in various
 roles within the commercial and corporate bank. She has more than a decade of experience
 in ﬁnance with a focus on deal structuring, underwriting, credit risk analysis, and portfolio
 management. Rebecca has worked with a range of clients from small businesses to multi-
 trillion-dollar entities and has seen a wide range of transactions. Additionally, she has
 extensive experience completing real estate transactions. Rebecca’s previous employment
 also includes ﬁve years as a software and network management engineer, serving as project
 manager and lead developer.
 Rebecca earned a BS in Computer and Information Science from University of Maryland and
 an MBA from University of California Los Angeles, Anderson School of Management. She is a
 Certiﬁed Compliance Professional (C3P) for Low Income Housing Tax Credits. She currently
 serves as a board member and loan committee chair for Genesis Community Loan Fund, a
 board member of Maine Real Estate Development Association (MEREDA), and previously
 served as a board member of the Maine Council on Aging.

 Todd Rothstein, CHPC, Director of Construction Services
 Todd Rothstein started at Avesta Housing in 2013. As the director of
 construction services, he is responsible for managing the construction design
 standards and processes for new and major-rehabilitation projects. He plays
 a major role in most pre-construction design and construction planning of
 new projects and works with the real estate development staff as an owner’s
 representative during select construction projects. Todd also works with our
 Property Management division to improve energy efﬁciencies, purchasing and
 contract mechanisms, contractor warranty work, and the overall physical integrity of our
 properties.
 Prior to joining Avesta, Todd worked for a construction management company as project
 manager and business development manager. Todd also worked for a commercial millwork
 manufacturing company, managing all facets of design, store layout, installation, and business
 development activities.
 Todd earned a B.S. in Education from S.U.N.Y. Cortland and ROTC Certiﬁcate at Norwich
 University Military Academy in Northﬁeld, VT. Todd is a Certiﬁed Passive House Consultant,
 and has completed OSHA training and Lead Smart Renovator training. He is a former
 board member of the Maine Association of Building Contractors. He is a part-time adjunct
 faculty member at Southern Maine Community College, teaching a portion of the Facilities
 Management Certiﬁcation training. Todd is also a member of Efﬁciency Maine’s Low-Income
 Advisory Group.




 39
APPENDIX AVESTA HOUSING (CONT.)
 C

 Nate Howes, Development Officer / Project Manager
 Nate Howes joined Avesta in 2019 as a development ofﬁcer. Prior
 to Avesta, Nate worked as a multifamily underwriter and tax credit
 administrator for MaineHousing. At MaineHousing he oversaw projects
 from application to completion ensuring their ﬁnancial solvency and
 regulatory compliance.

 Nate earned a Bachelor of Arts in History from George Washington University
 and a Master of Science degree in International Affairs: Conﬂict Studies from the
 London School of Economics and Political Science. He is also a certiﬁed tax credit
 underwriter under the National Development Council’s Rental Housing Development
 Financial Professional (RHDFP) program.



 Hollie Sprague, Director of Property Management
 Hollie Sprague joined Avesta Housing in 2007 after working for a
 community action agency for low-income families in southern Maine. As
 the director of property management, Hollie oversees all facets of the
 day-to-day operations of almost 100 properties. She brings more than
 15 years of experience in the areas of resident service coordination, site
 management, portfolio management, building operations, and compliance.
 Hollie is a Certiﬁed Occupancy Specialist (COS), Low-Income Tax Credit Compliance
 Specialist (TaCCs) and Certiﬁed Manager of Housing (CMH). She received her
 Bachelor of Science in Social Work from the University of Southern Maine.




 40
RELEVANT EXPERIENCE
Avesta’s has completed several multifamily rental developments of similar size, both from a physical and
financial aspect, to the proposed Douglass Street development. The projects highlighted below
incorporated various components that are akin to the proposed project, including affordability, economic
diversity, neighborhood integration, resident and community amenities and features, efficient design, and
more.

Carleton Street
 Location Portland - West End
 Units 37 (Efficiencies, 1 and 2 beds)
 Income Mix 100% of units at or below 60% of AMI
 Population Individuals and Families
 Cost 6,300,000
 Features Community room
 Bike storage
 Architect  Archetype
 Contractor Benchmark Construction




Bayside Anchor
 Location Portland - Bayside East
 Units 45 (Efficiencies, 1 and 2 beds)
 Income Mix 80% of units at or below 60% of AMI
 20% of units unrestricted
 Population Individuals and families
 Cost 7,700,000
 Features Passive house
 Rooftop Solar
 Community room
 Bicycle storage
 Community Policing service hub
 Head Start community space
 Architect  Kaplan Thompson
 Contractor Wright Ryan




 41
409 Cumberland
 Location Portland - Bayside
 Units 57 (Efficiencies, 1 and 2 Beds)
 Income Mix 80% of units at or below 60% of AMI
 20% of units unrestricted
 Population Individuals and families
 Cost 11,100,000
 Features Rooftop gardens
 Multi-use classroom space
 Community kitchen
 Community room
 Bicycle storage
 Architect  CWS
 Contractor Wright Ryan


Oak Street Lofts
 Location Portland - Bayside
 Units 37 (Efficiencies)
 Income Mix 100% of units at or below 60% of AMI
 Population Individuals and families
 Cost 6,300,000
 Features Community room/Art Space
 Covered parking
 Roof top solar
 LEED Platinum
 Architect  CWS
 Contractor Wright Ryan




 42
Pearl Place I and II
 Location Portland - Bayside
 Units Phase I: 60 (1, 2, and 3 beds)
 Phase II: 54 (1, 2, and 3 beds)
 Income Mix 100% of units at or below 60% of AMI
 Population Individuals and families
 Cost Phase I: 12,900,000; Phase II: $12,900,000
 Features Community room
 Covered parking
 LEED Gold / Platinum
 Architect  Phase I: Winton Scott; Phase II: PDT
 Contractor Phase I: Ledgewood; Phase II: Wright Ryan




Deering Place (under construction)
 Location Portland - Parkside
 Units 75 (Efficiencies, 1, 2 and 3 beds)
 Income Mix 60% of units at or below 60% of AMI
 40% of units unrestricted
 Population Individuals and families
 Cost 16,200,000
 Features Community room
 Community policing hub
 Covered parking
 Bike storage
 Architect  Archetype
 Contractor Zachau Construction




 43
West End Apartments – Phase I (under construction)
 Location South Portland
 Units 64 (Efficiencies, 1, 2 and 3 beds)
 Income Mix 80% of units at or below 60% of AMI
 20% of units unrestricted
 Population Individuals and families
 Cost 15,500,000
 Features Community room
 Bike storage
 Outdoor plaza
 Ground floor retail
 Covered parking
 Architect  Kaplan Thompson
 Contractor Allied Cook




Blake and Pine (pre-construction)
 Location Lewiston
 Units 35 (1, 2, and 3 beds)
 Income Mix 80% of units at or below 60% of AMI
 20% of units unrestricted
 Population Individuals and families
 Cost 8,400,000
 Features Community room
 Covered parking
 Outdoor Patio
 Bike storage
 Architect  Platz Associates
 Contractor Hebert Construction




 44
 Appendix D




Firm
Profile




Philosophy Studio

Kaplan Thompson Architects is dedicated to helping Our studio is located on the top floor of an historic brick
interesting people bring their challenging projects to life. warehouse at the top of Portland’s Old Port. We have brought
Our company mission is to responsibly design buildings as much of the natural Maine landscape into our workspace
that inspire meaningful connections, put people and the as possible, from beach rocks within translucent walls, to a
environment first, and make the world a better place. We rippling galvanized steel ribbon tack space covered in our
hope it is visible in all the work that we help create, with a sketches.
wide range of budgets, project types and locations, and an
opportunity for creative solutions. We move easily between hand sketching and digital tools
 and have the capacity to create 3D printed models, animated
We work on a wide range of project types: new homes, walkthroughs, and sophisticated renderings. We commonly
renovations, multi-family buildings of all scales, restaurants, work remotely with clients using web meeting software,
and schools. We pride ourselves in the technical practice which allows full immersion in your building from any web
of planning buildings and are dedicated to high quality in browser regardless of location.
all aspects of design. Our dedication to high-performance
building enclosures is one of the factors that has led to our We work in a collaborative manner, sharing conversation,
reputation as one of the leading green architecture studios in technical innovations, and design ideas in a free-flowing,
the northeast. energetic, and creative environment. Our careful drawings and
 accurate construction documents build on this atmosphere to
We believe in “The Not So Big Ego,” a departure from architect bring your project to life.
as sole, independent creator of another’s space. This attitude
is fostered by close collaboration with our clients to craft a Firm Details
design process where we together discover the wants, needs,
and personalities of both the building site and the client. This Kaplan Thompson Architects was established by Phil Kaplan
insight from all members of the design team allows everyone and Jesse Thompson as an LLC partnership in Maine in 2007.
to work together one step at a time and to ensure that client The company currently has twelve employees and was the
goals are met. first in Maine to acquire a JUST Label to demonstrate our
 commitment to social equity.
Our style is to carefully listen to, assimilate, and interpret our
clients’ comments, and then to build ideas and concepts from Awards and Press
that process, revealing a building both innovative and familiar.
This process depends on frequent communication and early
teamwork, often with builders at the table, and assures the Our work has been featured in the New York Times,
best chance of meeting budgets. Designing a new space, or Washington Post, Boston Globe, USA Today, NPR, France 24,
renovating an existing one should be a fulfilling experience. HGTV, and MPBN as well as books, countless websites, and
 national, New England and Maine based publications.
 45
 Appendix D




Phil Kaplan
Principal, AIA, LEED AP




Phil was raised in a household of designers and creative
thinkers, and he remembers being transfixed by a set of wooden
blocks he received from his parents as a child. Since then, he’s
been dreaming in three dimensions, and his ideas draw from
background in psychology, physics, geography, music, language,
math, and literature. Phil talks fast and thinks even faster, and he
gets his energy from asking questions, especially “what if?” He’s
a natural extrovert, and his passion is for designing spaces that
truly match the needs, goals, and real lives of our clients.

Born and raised in Baltimore, Phil attended Boston University,
received his B.Arch. (with a Psychology Minor) from Carnegie
Mellon University in Pittsburgh in 1991, and moved to Maine
in 1997. He is a Maine, Massachusetts, and New Hampshire
Licensed Architect, a member of the AIA, and a LEED Accredited
Professional. He’s given talks about his firm’s work and
sustainability efforts throughout the Northeast and has served as
an exhibition juror, guest critic, and Adjunct Professor. He was a
founder, in 2006, of The Portland Society for Architecture (PSA),
a local design advocacy group. He currently serves as Board Chair
of the Northeast Sustainable Energy Association, which helps
high-performance and energy efficiency professionals improve
their practices through collaboration and learning throughout
New England and beyond, and has served on local boards in his
current hometown of Falmouth, Maine as well. His podcast,
Green Architects’ Lounge, is featured on the Green Building
Advisor website.

He has been lead designer on multiple AIA, PSA, and LEED
Award winning projects since 2003.

Phil is a big believer in a foundational concept at Kaplan
Thompson Architects: the “Not So Big Ego.” His work in the
community seeks to demystify the process of working with
architects and to make great design accessible and attainable for
more people, including the PSA’s “10-Minute Architect” program,
which provides free services to the community.

He lives with his wife, Masey, his 2 sons, Owen and Satchel, and
his neice, Lee.

RELEVANT PROJECTS:
Project Architect - Friends School of Portland, Phases 1 and 2
Project Architect - Maine Coast Waldorf School




 46
 Appendix D




Jesse
Thompson
Principal, AIA, LEED AP, CPHC




Effecting social change both through his work and through
community outreach, Jesse has become a national leader in
building science and green design. Jesse is increasingly seen as
an award-winning architect who is knowledgeable not just in
the craft and details of the profession but who also has a deep
holistic understanding of construction on the macro and micro
level.

Jesse Thompson received his B.Arch from the University of
Oregon in 1996. He is a Maine Licensed Architect (NCARB),
a member of the AIA (The American Institute of Architects),
a LEED (Leadership in Energy and Environmental Design)
Accredited Professional and the first architect in northern New
England to become a Certified Passive House Consultant. He
also holds registrations in Virginia & Maryland. He was lead
designer on three Maine AIA Award winning projects in 2012 and
was recognized by MaineToday Media as one of its Forty Under
40 award recipients in 2011. Jesse was honored when his project,
Flying Point, was selected as Fine Homebuilding’s 2013 “Energy
Smart Home of the Year.” and by the USGBC for their LEED for
Homes Best Single Family Home of 2014.

Jesse serves on the Board of Directors of the Maine Chapter
of the American Institute of Architects and Co-chairs the
Advocacy Committee of the Portland Society of Architects
(PSA). He recently served on the steering committee for the
PSA Symposium, “Rising Tides,” a critical look at how the issues
of climate change and rising sea levels will affect the city of
Portland, which brought local and national experts on this topic
together with concerned citizens in Maine.

Jesse’s portfolio straddles the residential and commercial worlds,
and has a deep knowledge of modern construction types and
project planning. These projects have ranged from designing
intimate residential additions to managing multi-million dollar
construction projects. Jesse is Kaplan Thompson’s director of
technical and digital practices, maintaining our leadership in
energy efficient construction techniques, software adoption, and
digital construction management.

Jesse grew up in the Northeast Kingdom of Vermont, and lives
in the Deering Center neighborhood of Portland with his family.

RELEVANT PROJECTS:
Project Architect - The Ecology School
Project Architect - Bayside Anchor 47
MRLD Landscape
Architecture + Urbanism

APPENDIX
 E
 MRLD LANDSCAPE
 ARCHITECTURE + URBANISM
 Mitchell Rasor | Principal : RLA (ME & MA), CLARB

 Mitchell Rasor has over 20 years of experience with landscape architecture and urban
 design, with a focus on integrating economic development with housing to create vibrant
 urban neighborhoods. He founded Rasor in 2000. Mitchell has been honored by numerous
 organizations including the Maine Association of Planners (seven times), The AIA, The ASLA,
 The National Association of Homebuilders, MaineBiz, MoMa/PS1, GrowSmart Maine, The
 Architect’s Newspaper, and the Congress for the New Urbanism.

 Select Projects
 • 3 Lincoln Street (MERC site), Biddeford, ME
 • 89 Main, Orono, ME
 • Bayside Transportation and Urban Design Study, Portland, ME
 • Beggar’s Wharf, Rockland, ME
 • Blake & Pine, Lewiston, ME
 • Broadturn Workforce Housing, Scarborough, ME
 • Downtown / Waterfront Master Plan, Belfast, ME
 • DPW Site Redevelopment Study, Portland, ME
 • Eastside Mixed-Use Waterfront Park, Boothbay Harbor, Maine
 • Eastern Waterfront Study and Guidelines, Portland, ME
 • Front Street and Harbor Village Master Plan, Belfast, ME
 • HUD Infill Housing Studies for Gray, Steep Falls, and India Street
 • Kimball Court, Portland, ME
 • Kittery Foreside Neighborhood Plan, Kittery, ME
 • Main Street Gateway TOD, Westbrook, ME
 • Martel School Housing, Lewiston, ME
 • Minot Avenue, Lewiston, ME
 • Park Street & East Campus Housing, Orono, ME
 • Parris Terraces, Portland, ME
 • Reclaiming Franklin Street, Portland, ME
 • The Riverway, New Auburn, ME
 • Sheridan Heights, Portland, ME
 • South End Neighborhood Plan, Bath, ME
 • South Street Village TOD, Biddeford, ME
 • Thorndike Block, Rockland, ME
 • Topsham Crossing Great American Neighborhood, Topsham, ME
 • Topsham Main Street Village Master Plan, Topsham, ME
 • Vinalhaven Main Street Resiliency Planning and Design, Vinalhaven, ME
 • Waterfront Area Redevelopment Plan and Street Design, Rockland, ME
 • West Commercial Street Multi-Modal Corridor Study, Portland, ME
 • Westbrook Downtown Pedestrian Study, Westbrook, ME

 Education
 • Harvard University Graduate School of Design, Cambridge, MA: Masters in Landscape

 Architecture
 • Oberlin College, Oberlin, OH: BA English/Environmental Art



 48
 Appendix F




 ● Strongly supports the commitment to ​ethhnic diversity​ and the possibility of thereof
 (such as ESL training)
 ● Strongly support quality ​community space​ that is open and accessible
 ● Strongly support this projects commitment to ​sustainability​ especially the solar
 arrays, passive house standards and ​tree & shrub​ planting
 ● Support the commitment to ​active transport​ and the integration of transit, limited
 parking, and commitment to traffic demand management
 ● Strongly support community ​garden/food forest

The following items are community priorities in design and amenities that may be part of the
program but that we did not see as explicit in this proposal. We believe that a strong
commitment to the following would make the project better:

 ● Implementations of the recommendations of the Libbytown traffic study
 ● Acknowledgement of the history of the site in terms of project name and building
 materials (e.g., the site sits on or near a former brick foundry)
 ● Streetscape and Bicycle/Pedestrian improvements along Congress Street
 ● Public transit (such as trolly cars) on Congress Street, car share and other
 reductions to parking; secure and covered bicycle parking
 ● Stormwater design
 ● Environmental mitigation of the site
 ● ADA access within the site to community spaces in winter months

Overall we ​recommend​ this proposal for its commitment to neighborhood design
improvements and amenities.

The Libbytown Neighborhood is grateful for your consideration of this proposal.

Sincerely,
Maureen Morse
Chair




 49
 Appendix F




 June 11, 2020
Honorable Mayor and Councilors:

The Libbytown Neighborhood Association held a special meeting to consider the ​Phoenix
Fields​ proposal for the redevelopment of 43 & 91 Douglass Street, aka, the old West School
site. The meeting was well attended after a robust discussion, we are pleased to express
support for this proposal. Please factor these recommendations into your consideration of
Design and Amenities​ as specified in the ​Impact on the Surrounding Neighborhood​ section
of the RFP score sheet.

With respect to design, the LNA supports projects of quality and distinction which may serve
as a neighborhood landmark. Given that the existing fabric and architecture lacks a
singular quality, the association would like to see something architecturally notable.
Furthermore, the Libbytown Neighborhood is somewhat diverse socio-economically with a
prevalence of low to moderate income. The Libbytown Neighborhood Association is strongly
supportive of new housing particularly mixed income projects with a focus on low and
middle income.

In terms of this projects’ design program, we:

 ● Strongly support this project’s ​use of site and integration with park amenities
 ● Modest concern​ this project’s interaction with adjacent structures and would
 advocate for the largest possible set back buffers from adjacent properties on
 Douglass Street

The area is underserved as it lacks a school, community space, a vibrant commercial
corridor, bus shelters, and other staples of urban life. As such, in terms of amenities we:

 ● Strongly support the overall commitment to ​housing affordability​ especially the
 commitment to mixed incomes and to low to moderate income housing




 50
BROKER OPINION OF VALUE
43 - 91 DOUGLASS STREET, PORTLAND

Appendix G




 43 - 91 DOUGLASS STREET, PORTLAND


 Prepared for
 Jack Soley and Tim Hebert
 5.29.2020




  Note: This opinion was prepared solely for you, the client, its purpose and function stated in this report and is
  not intended for subsequent use. It was not prepared by a licensed or certified appraiser and may not comply
  with the appraisal standards of the Uniform Standards of Professional Appraisal Practice.


 PETER HARRINGTON MALONE COMMERCIAL BROKERS
 5 Moulton Street • Suite 3
 BROKER
 Portland, ME 04101
 207.772.0088 D • 207.318.8888 C
 207.772.2422 • malonecb.com
 51
 peter@malonecb.com
MARKET ANALYSIS
43 - 91 DOUGLASS STREET, PORTLAND

 Appendix G



 May 29, 2020


 Jack Soley
 Tim Hebert
 Dana Totman
 Rebecca Hatfield


 Dear Jack, Tim, Dana and Rebecca:


 Thank you for the opportunity to present this Opinion of Value for the parcels on Douglass
 Street. At your request, I have reviewed the property to determine its’ market value. This
 opinion is based primarily upon my market experience and professional judgement of the
 Subject Property’s superiority and/or inferiority of various property specific features as
 well as the location as compared to similar Property types within Greater Portland.


 Please let me know if you have any questions. Thank you.


 Sincerely,


 Peter Harrington
 Malone Commercial Brokers




 52

 MALONE COMMERCIAL BROKERS | 5 MOULTON ST STE 3 | PORTLAND ME 04101 | 207.772.2422 | MALONECB.COM
MARKET ANALYSIS
43 - 91 DOUGLASS STREET, PORTLAND

 Appendix G



 PROPERTY OVERVIEW
 For the purpose of this Broker Opinion of Value (BOV), I am using general dimensions of
 0.3981 AC for 43 Douglass Street and an estiated 2.85 AC of the 91 Douglass Street lot. I
 am also using the existing R-5 zone requirements, which will allow about 47 units.


 The goal of the City of Portland in selling these lots is to provide housing opportunities. 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. Restrictions of units must be in place for a minimum of 30 years for home owner-
 ship units and the longest period allowed by law for rental units.


 On another note, my BOV does not take into account any environmental issues related to
 the site, as the cost to deal with existing environmental issues is currently unknown.


 It was very difficult to find comparables for this location. The majority of land sales in Port-
 land in the past few years has been for development of hotels, higher-end condos and other
 market rate housing, and other commercial uses. Furthermore the Douglass site is a unique
 location.


 The site, the former site of a school, is located at the end of a public park and behind some
 single family homes. The site is also close to I-295 and it’s Congress Street off ramp.


 I do think the site does have some great positives going for it however. The park is really
 nice and and highly utilized, with a pool, skate park, baseball, softball and soccer fields.
 Douglass Street is close to Congress Street and Brighton Avenue. It’s also located close to
 both the train and bus station.




 53

 MALONE COMMERCIAL BROKERS | 5 MOULTON ST STE 3 | PORTLAND ME 04101 | 207.772.2422 | MALONECB.COM
MARKET ANALYSIS
43 - 91 DOUGLASS STREET, PORTLAND

Appendix G



 There are a great number of retail stores and food establishments within walking distance,
 including a CVS and a Shaw’s.


 As I mentioned, there weren’t a great number of close comparables based on lot size and
 location. I used three, 100 Parris Street, 60 Parris Street and 450 Clarks Pond Parkway in
 South Portland.


 COMPARABLES
 100 Parris Street is a small 0.22 AC urban site. The property is being built currently into a
 six story apartment building with a 5,360 SF commercial unit on the first floor. The lot sold
 for $233,700 plus the lot owner gets to buy the first floor for a pre-determined favorable
 price. The per unit cost for this project is $4,582/unit.


 60 Parris Street was a city owned 0.23 AC lot. This sale was part of Portland’s move to sell
 off the former public works sites in the Bayside area. The City wanted housing in this area, it
 was one of the goals they hoped to ahieve in selling. This site sold for $175,000 in 2018.
 The developer developed work force condos, without any public, financing or other incen-
 tive. The sale price per unit was $7,291.66. The result was a beautiful building with small
 efficient units that sold quickly to work force owners.


 450 Clark’s Pond Parkway in South Portland was a sale of a vacant land parcel, originally
 marketed as a hotel site in the Maine Mall neighborhood. This site closed after the purchas-
 er secured full approvals. For 256 market rate units in four six-story buildings. The 7.9 AC
 site sold in June 2018 for 1.6Million, or $6,250/unit. This site wound up being included in an
 opportunity zone and the developer sold the site to URS Capital for significantly more.


 The per unit price range I used was between $4,582 for the six-story Parris building to
 $7,291 for 56 Parris Street. From my research, I found that the sweet spot for developing
 affordable housing is between $5,000 to around $10,000/unit. I believe that the Dougalss
 Street lots are worth about $10,000 per unit. Currently at about 47 units, this would value
 the site at about $470,000.


 54

 MALONE COMMERCIAL BROKERS | 5 MOULTON ST STE 3 | PORTLAND ME 04101 | 207.772.2422 | MALONECB.COM
COMPARABLE PROPERTY ONE
450 CLARK’S POND PARKWAY, SOUTH PORTLAND

Appendix G




 Property 450 Clark’s Pond Parkway, South Portland
 Lot Size 7.5 ACRES
 Sale Price $1,600,000
 $213,333/AC
 256 units (in four and six story buildings) = $62,250/unit
 Sale Date June 2018


 Notes This was a sale of a vacant land parcel in the Maine Mall neighborhood.
 The property sold after the purchaser secured full approvals from the City for
 256 market rate units.
 The property is in an opportunity zone and resold for significantly more.



 55

 MALONE COMMERCIAL BROKERS | 5 MOULTON ST STE 3 | PORTLAND ME 04101 | 207.772.2422 | MALONECB.COM
COMPARABLE PROPERTY TWO
60 PARRIS STREET, PORTLAND

Appendix G




 Property 60 Parris Street, Portland
 Lot Size 0.23 ACRES
 Sale Price $175,000
 24 units/condos = $7,291.66/unit
 Sale Date April 6, 2018


 Notes This lot was owned by the City of Portland.
 The developer built 24 affordable condo units without public financing and
 made sure they sold as “work force” units.




 56

 MALONE COMMERCIAL BROKERS | 5 MOULTON ST STE 3 | PORTLAND ME 04101 | 207.772.2422 | MALONECB.COM
COMPARABLE PROPERTY THREE
100 PARRIS STREET, PORTLAND

Appendix G




 Property 100 Parris Street, Portland
 Lot Size 0.2217 ACRES
 Sale Price $233,700 - $1,054,127/ACRE
 51 units = $4,582/unit
 Sale Date August 2019


 Notes This is an apartment building with the ground floor unit condo to be sold to the
 land owner for a pre-determined price based upon a specific formula.




 57

 MALONE COMMERCIAL BROKERS | 5 MOULTON ST STE 3 | PORTLAND ME 04101 | 207.772.2422 | MALONECB.COM
Appendix H




 58
Appendix H




 59
60
61
 "UUBDINFOU"

 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 N/A
 If Applicable
COMPANY NAME: Hebert Development, LLC
 (Individual, Partnership, Corporation, Joint Venture)
AUTHORIZED SIGNATURE: DATE: 06/12/2020
 (Officer, Authorized Individual or Owner)
PRINT NAME & TITLE: Timothy Hebert | Owner

ADDRESS: 62 India Street, Suite A, Portland, ME 04101

TELEPHONE: (207) 783-2091 E-MAIL: thebert@hebertconstruction.com
 E-MAIL:

FEDERAL TAX ID #: 45-2653836 DUNS #: N/A
STATE OF INCORPORATION Maine
 ________________________________________________
(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? տ Yes տ x 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? տ Yes տ  x 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


 62
63
A. Developer

RFP#20067

Nathan Szanton
482 Congress, Suite 203
Portland, ME 04101
nszanton@szantoncompany.com
Phone: 207-871-9811
Fax: 207-245-6442

Alternative Contact:
Carl Szanton
cszanton@szantoncompany.com
Phone: 207-712-6191

-------




 1
B. Douglass Commons Proposal

Imagine a neighborhood that has ​gardens, courtyards, and green alleys where children of
diverse backgrounds play and ride their bikes. Where adults chat about how to manage the
grounds, while gardening in raised beds. Where in winter, a single mom and a retiree can share
a cup of coffee in a warm, plant-filled space, while watching kids on the snowy playground
outside. A neighborhood where retirees, immigrant families, and single parents have the option
to rent or own their home, at an affordable cost, and share outdoor gardens and play space.

Douglass Commons​ aims to be that neighborhood, by building ​a mix of affordable apartments
and Limited Equity Ownership homes on the former West School Site in the Libbytown
Neighborhood of Portland, Maine. We hope that our vision will become a replicable model of
diversity, equity, cooperation, and community throughout the city and region.

Proposed Use to Achieve the City of Portland’s Goals: Market Demand (20 Points)
85% of homes will be priced to be affordable for households earning between 60%-100% of
Area Median Income (AMI). Affordability restrictions on Limited Equity Co-op units will be
permanent, and for the Apartments, the longest period allowed by law, secured by covenants.

Economic Diversity (10 Points) ​Douglass Street Commons provides housing options which
promote economic diversity in the neighborhood by creating a mixed-income community with
long-term affordability in both the Apartments and Co-op homes.


 LIHTC Co-op Apartments +
 Apartments Ownership Co-op
Income Level: % of Area
Median Income (AMI) Homes % Homes % Homes %
50% AMI 16 29% 0 0% 16 15%
60% AMI 24 43% 14 27% 38 35%
80% AMI 0 0% 17 33% 17 16%
Market Rate 16 29% 0 0% 16 15%
100% AMI 0 0% 21 40% 21 19%
Total 56 100% 52 100% 108 100%
Total homes between 60-100% AMI 92 85%


Age Inclusive (10 Points) ​Both the Co-op and Apartments provide housing which is
age-inclusive. There will be large homes and play space for families with children, and small
homes, social rooms, and gardens for adults of all ages. Cooperative ownership, shared
spaces, and management of co-op by the Cooperative Development Institute will help cultivate
community cohesion. We estimate 250 new residents, including 100 children.



 2
Impact on Surrounding Neighborhood: Project Design (15 points)
Our proposal is consistent with the existing pattern, scale, massing, and materials of the
surrounding neighborhood. The 3.24 acre site is a vacant lot bounded by playing fields, a site
for a future playground, single family and multifamily homes, and a highway ramp. We hosted
two design charrettes with both existing neighbors and future residents, and won support from
the neighborhood association for our design. Douglass Commons will improve the
neighborhood by:
 ● Creating green space and pathways, connecting transit, trails, and sidewalks that are
 welcoming to existing neighbors, bikers, pedestrians, and children.
 ● Facing new homes towards the future Douglass Street playground, fields, and skate
 park, will make them safer for neighborhood children.
 ● Replacing the road behind the existing homes on Douglass Street with trees.
 ● Placing new two-story homes near existing homes and larger buildings farther away.
 ● Providing community meeting space to the existing neighborhood.
 ● Accommodating storm water runoff with rain gardens.

Amenities and unit design (10 points)
Amenities & unit design have been well thought out and are appropriate for residents. A mix of
unit sizes accommodate a wide range of household sizes and types. The Co-op is a
combination of townhomes and 12 unit buildings with community rooms that look out onto patios
and green spaces for outdoor eating and play, shared guest rooms, balconies, shared cars,
garden plots, and EV charging stations. The Apartments will have a fitness room, community
room, bike storage room, and an on-site resident services coordinator and property manager.
The Apartments and Co-ops buildings will likely be built to passive house standards and have
solar panels, exceeding the city’s green building standards. The current unit mix estimates for
the Apartments are as follows: 28 one-bedroom; 17 two-bedroom; 10 three-bedroom units. The
current unit mix for the Co-op is as follows: 18 one-bedroom, 12 two-bedroom, 6 three-bedroom
+ 16 three-bedroom townhomes.

Applicant's ability to complete the project, including financial feasibility, development
team experience, capacity, and timeframe for completion. (35 points total)
 ● Readiness to proceed​ ​(15 points) ​We have letters of commitment or interest from all
 projected sources of funding except where procurement rules disallow.
 ● Track record of development team ​(​10 points) ​Every development team member has
 a successful track record with this type of project and at this scale.
 ● Current capacity of development team (10 points) ​Our development team members
 have exceptional depth of human and financial resources to complete this project.
 (See attachments for details)

Proposed Re-Zoning
The current zoning, R-5, allows a maximum of 47 units as planned residential unit development
(PRUD). Based on the city’s stated willingness to rezone to maximize the number of affordable




 3
homes, to allow higher density to further exceptional projects, and to further the city’s
comprehensive plan, we plan to request a rezone to R-6 to allow for approximately 108 units.

C. Financial Feasibility

Prospective and Committed Sources of Funding & Letters from Lending Institutions

Apartments
 ● MaineHousing (Affordable housing tax credits, debt) - letter attached
 ● Northern New England Housing Investment Fund (investment in tax credits) - letter
 attached
 ● Bangor Savings Bank (construction loan) - letter attached
 ● City of Portland Affordable Housing TIF (75% for 30 years)

Co-op
 ● Centennial Mortgage HUD Section 213 Loan - letter attached
 ● Cooperative Fund of New England (CFNE) - Pre-development Funds - letter attached
 ● Share sales from prospective residents - equivalent of down payment on condo
 (Approximately $20,000/unit, variable by income level) - letter attached
 ● City of Portland Affordable Housing TIF (75% for 30 years) - letter not allowed
 ● City of Portland Housing Trust Fund ($400,000 est.) - letter not allowed
 ● Maine Housing Community Solutions Grant ($400,000 est) - letter not allowed
 ● GPCOG & EPA Brownfield Funds (up to $750,000, if needed) - letter now allowed

Attachments:

Attachment 1: Site Images
Site Photographs and Maps
Proposed Site Plan & Rendering

Attachment 2: Letters of Interest and Support
Letters: Libbytown Neighborhood Association, Cooperative Development Institute, Prospective
Residents, MaineHousing, Northern New England Housing Investment Fund, Bangor Savings
Bank, Centennial Mortgage, Cooperative Fund of New England

Attachment 3: Team Portfolios. Examples of prior projects that indicate the proven ability
to develop a project of similar type and scale from a fiscal perspective.
Portfolios: Szanton Company, Maine Cooperative Development Partners, Kaplan Thompson
Architects, Aceto Landscape Architects, Archetype Architects, UHAB, Cooperative Development
Institute, Acorn Engineering, Credere Associates.




 4
C. Financial Feasibility cont. Development and Operating Budgets

Co-op Development Budget

Project Costs Project Sources

Land Acquisition $100,000 HUD 213 Loan $13,038,000
 Co-op Member
Construction $11,866,328 Equity $1,162,050
Brownfields $750,000 EPA Brownfields $750,000
Professional & Housing Trust +
Consulting / Soft Community
Costs $1,216,198 Solutions Grants $800,000

Financing Costs $1,022,836
Architect $794,688
Total $15,750,050 Total $15,750,050

Co-Op Operating Budget
Annual Income
Income from Rents $1,149,415
AHTIF Income $193,000
Total Income $1,342,415


Annual Expenses
Admin: Advertising, legal, software $50,500
CDI Resident Services, Training $25,000
Utilities: Electricity, Water & Sewer, Internet $76,600
Replacement Reserve $25,000
Taxes & Insurance $277,000
Maintenance: snow, trash, landscape, repairs $50,400
Total Expenses before Debt Service $504,500
Net Income before Debt Service $837,915
Debt Service $803,900
Net surplus $34,015




 5
C. Financial Feasibility cont. Development and Operating Budgets

Apartments Development Budget
Project Costs Project Sources
 Equity – Federal Housing
Land Acquisition $375,000 Tax Credits $6,879,312
Construction Including
Environmental Interest-Only Mortgage from
Remediation $10,876,172 Maine Housing $6,474,690
Consulting & Professional Deferred Loan from
Fees $845,500 MaineHousing $800,000
Financing Fees &
Construction Loan Interest $604,398
Architectural /Engineering $457,000
Operating Escrows $609,932
Legal $176,000
City/State/Federal Fees $135,000
Insurance $55,000
Taxes $20,000
Total $14,154,002 Total $14,154,002

Apartments Operating Budget
Annual Income
Annual Residential Rents $782,507
Laundry Income $13,440
Proposed TIF returned from City $75,600
Total Income $871,547


Annual Expenses
Administrative $112,579
Utilities $75,400
Maintenance $105,000
Taxes & Insurance $106,400
Debt Service $388,482
Required Reserve Contributions $25,200
Total Expenses $813,061
Annual Cash Flow $58,486




 6
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.
Month Apartments Co-op

April 2020 RFP Released, Form team

May 2020 Outreach to future residents, and neighborhood groups for Design Charrettes

June 2020 RFP Deadline

Aug 2020 RFP Award, Obtain site control, Apply for new EPA Phase 1, do additional
 Brownfield tests, apply for CFNE funds for Co-op

Oct 2020 Apply for EPA Brownfield Grant

Jan 2021-July Start TIF request to City of Portland, LIHTC apply for CDBG Funds from Maine
2022 DECD, Work on obtaining Zone Change from City of Portland

Mar 2021 EPA Brownfield Award Notification

Mar 2021 Market Study, Obtain renewed letters Apply for Housing Trust Fund and
 of interest from investor and Community Solutions Grant, Start HUD
 construction loan support Concept Package

Jun 2021 Planning Board Review Market Study, Marketing, Start
 Pre-sales

Jul-Sep 2021 Prepare & submit Tax Credit Start HUD Phase I application, Design
 Application to Maine Housing & Permitting, HUD Processing

Nov 2021- Apr Get results of LIHTC Application Design Development and Construction
2022 Review, Design Development and Documentation
 Construction Documentation

Dec 2021 - Jan Interview and select construction Interview and select construction
2022 manager manager

Mar 2022 Start Construction Bidding Process Start Construction Bidding Process

May 2022 Receive Construction Bids Receive Construction Bids


Jul 2022 Construction Loan Closing HUD 213 Loan Closing

Jul 2022- Aug Construction Construction
2023

Aug 2023 Doors Open




 7
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. Examples of prior projects that indicate the proven ability to develop a project of
similar type and scale from a fiscal perspective.

We have assembled an experienced and qualified team where every core member of this team
has completed projects of this size and scale. The Szanton Company has an exceptional depth
of human and financial resources to complete this project. They have currently completed 9
projects of this size and scale, and their 10th and 11th are currently in construction. The
Szanton Company has brought on a number of its specialists to aid with designing this
innovative village that excel in green design, site planning, and environmental remediation. The
Szanton Company is committed to long-term ownership of its apartment assets. In 2013, it
founded Saco Falls Management, its property management arm, to ensure the highest
standards of appearance and livability for our residents, neighbors, and communities. The
Co-op team has assembled a team of local professionals with excellent reputations, supported
by outside consultants to cover every aspect of a new construction limited equity cooperative of
this size. The HUD 213 program is designed specifically for cooperatives, and offers favorable
terms which support long-term affordability. Project completion is projected for summer 2023.
The Apartment and Co-op teams will work together on overall site design, civil engineering,
zone change, and brownfields cleanup.
See Attachment 3: Portfolios


 Team Company Role Similar Projects Completed
 Member

 Nathan The Szanton Apartment Casco Terrace, Walker Terrace, 53
 Szanton Company Developer Danforth, Furman Block, The
 President Squamscott Block, 48 Hampshire,
 Huse School Apartments, Mill at
 Saco Falls, Lofts at Saco Falls,
 Lofts at Bates Mill

 Robert The Szanton Partner Created over 6,000 units of
 Monks Company affordable housing across the
 country; In Portland, redeveloped
 the Portland Performing Arts
 Center, Baxter Library, and Oak
 Street Dorms




 8
Amy Cullen Saco Falls Apartment Casco Terrace, Walker Terrace, 53
 Management Management Danforth, Furman Block, The
 President Squamscott Block, Huse School
 Apartments, Mill at Saco Falls,
 Lofts at Saco Falls, Lofts at Bates
 Mill

David Lloyd Archetype Apartment Architect Verdante, Hobson’s Landing, 20
 Architects Thames Street, Bramhall Row,
 118 on Munjoy Row, One Joy
 Place, Luminato, 81 Danforth,
 Casco Terrace, Walker Terrace, 53
 Danforth, Furman Block, The
 Squamscott Block

Brian Eng Partner, Maine Co-op Development M North in Orlando, 288-units in
 Cooperative Team Orlando, Florida.
 Development (​https://www.mnorthorlando.com/​)
 Partners Master developer of city-owned
 land on the former Maine Energy
 Recovery Corp. in Biddeford

Liz Trice Partner, Maine Co-op Development 645 Congress Street (with
 Cooperative Team Shinberg/Alfond), Danforth on High
 Development (Rando Orbit/Peter Bass), 58 Boyd
 Partners (Portland Housing Authority), all
 Portland.

Matt Peters Partner, Maine Co-op Development Young St Apartments, South
 Cooperative Team Berwick; Ridgewood II, Gorham
 Development One Meeting Pl, Exeter, NH;
 Partners Meadows, North Hampton, NH;
 Carleton St, Portland;
 Bayside Anchor, Portland;
 Bartlett Woods, Yarmouth

Jesse Kaplan Thompson Co-op Architect Parris Terraces, Portland ME;
Thompson Architects Harborview Townhomes, Portland
 ME; Blackstone Senior Living,
 Falmouth, ME; Bayside Anchor
 Apartments, Portland, ME

Nick Aceto Aceto Landscape Landscape The Downs, Scarborough ME (510




 9
 Architects Architect Acre Mixed-Use Master Planned
 Community); Phases 1 & 3;
 Jackson Laboratory, Bar Harbor
 ME (37 Acre Employee
 Co-Housing Community);
 Cumberland Multi-Gen COmmunity
 https://www.mainebiz.biz/article/fut
 ure-proofing-development-designer
 s-are-ready-for-climate-change

 Rip Patten Credere Brownfield Marada Adams School, 48 Moody
 Associates LLC Assessment & Street, Portland; Thornton Heights
 Cleanup Consultant Commons, 611 Main Street, South
 Portland; State Street School, 261
 Center Street, Brewer

 Jonah Cooperative Co-op Formation & Mountainside Cooperative,
 Fertig-Burd Development Management Camden, ME (52 units); Charter
 Institute Oaks, Arundel, ME (40 units);
 Sunset Terrace, Rockland, ME (76
 units); Wardtown Cooperative,
 Freeport, ME (60 units); ​Halifax
 Mobile Home Estates Association,
 Halifax, MA (430 units);
 Farrington’s/North Avenue Co-op,
 Burlington, VT (117 units)

 Andy UHAB Co-op Formation In Manhattan: 3603-3605
 Reicher Consultant Broadway, 42 unit conversion, 520,
 540-550 West 144th Street, 90
 units, 421-555 West 148th Street,
 98 units; 110 Madison Ave &
 Jupiter 21, Off-site Inclusionary

 Will Savage Acorn Engineering Civil Engineer Meeting House Hill Park
 Redevelopment; Munjoy Heights;
 200 Valley St - Avesta; Little
 Dolphin Drive & Jocelyn Place, 89
 Anderson; The Hiawatha
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.




 10
The Co-op and Apartments will be managed separately.

The Cooperative Development Institute (CDI) will be responsible for the creation of the
cooperative ownership structure, management, and will ensure implementation of the
permanent affordability provisions. Andy Reicher, executive director of UHAB in New York City,
will be a consultant to set up a structure to train future residents in managing their buildings, and
help seed future cooperative ownership projects.

The Co-op ownership structure is a Limited Equity Cooperative as defined in Maine State Law,
meaning that residents rent from an entity that they co-own. This type of cooperative is
democratically owned and operated similar to a condo structure, but allows for a wider range of
income affordability, as residents do not have to qualify for a mortgage. Resident-owners pay a
share price similar to a small down payment, then have a monthly payment similar to rent or
mortgage. The Co-op itself holds the mortgage for the property, and over time, the homes
become more affordable as expenses increase only with actual expenses - there is no profit
motive. New residents must meet income requirements, and monthly costs must not exceed
30% of the Area Median Income (AMI) income bands. These rules continue in perpetuity.

There are currently over 20 households of prospective residents that have been meeting for
over a year. The group includes multiple established immigrant families that share a vision of
mixed-income ownership housing with shared community facilities and outdoor space. The
development team will continue to work with these residents to crystalize their vision for site
design, for self-governance, and to recruit more households.

The Apartments will be managed by Saco Falls Management, which manages all of The
Szanton Company’s buildings. Saco Falls Management was founded in 2013 to manage
properties developed by The Szanton Company, of which Nathan Szanton, Robert C. S. Monks,
and Amy Cullen are the primary owners. Upon its founding, Saco Falls Management took over
management of six properties with the addition of three properties since its opening. Its portfolio
includes Casco Terrace, Walker Terrace, and 53 Danforth in Portland, ME; The Mill at Saco
Falls and The Lofts at Saco Falls in Biddeford, ME; The Lofts at Bates Mill and The Hartley
Block in Lewiston, ME; The Huse School Apartments in Bath, ME; and The Squamscott Block in
Exeter, NH. Nathan Szanton, Robert C. S. Monks, and Amy Cullen are the owners of Saco
Falls Management.

Both Apartment and Co-op homes will be principal residences and will not be used to conduct
business (except for a home occupation allowed under the City of Portland zoning ordinance) or
as investment properties. Units may not be rented for short-term periods of one to thirty days.




 11
G. Purchase Price:

The City expects to receive Fair Market Value (“FMV”) for the property. This is a desirable
location with many nearby amenities, but its environmental history makes it a difficult and
expensive site to develop housing, especially affordable, quality housing with safe outdoor
space for families.

Historically, the former West School site and most of Dougherty Field were part of the salt
marsh that ran from Back Cove almost to the Fore River. The site was under water until 1869,
then was excavated for its clay to use in brick manufacturing. The site was then used from the
early 1900s until the 1950s by the City of Portland as a municipal dump. In 1961, the City
planned and built the West School on the site, then used it as an education, continuing
education, and community center until 1997. The site still has solid waste buried 18 to 24
inches under the surface and soil contaminated with lead. The former West School building
experienced structural and environmental problems from 1981 to 1997, as a result of settling
and methane gas from the former landfill. There are also a gas company easement and sewer
easement making significant portions of the site unbuildable.

We are committed to avoiding the environmental and site design mistakes that resulted in safety
and structural issues for the West School, and creating permanent spaces for future residents,
just as we are planning for long-term affordability. Because of the seriousness of the
contamination, the environmental remediation costs will be significant.

We began our estimate by assuming a value for clean land in this location of $450,000/ acre.
Of the 141,487 SF of lot area, we currently estimate 40,000 SF of building footprint, and an
additional 5,000 SF of areas for community garden and child play that requires clean soil, and
an additional 10% for planning, management, and contingency. At an estimated $20/sf to
remove and/or replace soil, our estimate ranges from $750,000 to $1,000,000 in anticipated
costs. So we estimate $1,458,000 minus up to $1,000,000 in remediation costs, many of which
won’t be known until we are fully committed to the development of the site, and the delay of up
to a year’s worth of staff time, property taxes, and uncertainty, while we apply for EPA
Brownfield funds and conduct remediation.

Taking into account the best interests of the existing and prospective neighbors, and the city’s
intention to provide affordable housing to families, and development budget feasibility, we are
able to offer $475,000 for the property, which we believe to be Fair Market Value.




 12
13
 June 11, 2020
Honorable Mayor and Councilors:

The Libbytown Neighborhood Association held a special meeting to consider the ​Douglass
Commons​ proposal for the redevelopment of 43 & 91 Douglass Street, aka, the old West
School site. The meeting was well attended after a robust discussion, we are pleased to
express our support for this proposal. Please factor these recommendations into your
consideration of ​Design and Amenities​ as specified in the ​Impact on the Surrounding
Neighborhood​ section of the RFP score sheet.

With respect to design, the LNA supports projects of quality and distinction which may serve
as a neighborhood landmark. Given that the existing fabric and architecture lacks a
singular quality, the association would like to see something architecturally notable.
Furthermore, the Libbytown Neighborhood is somewhat diverse socio-economically with a
prevalence of low to moderate income. The Libbytown Neighborhood Association is strongly
supportive of new housing particularly mixed income projects with a focus on low and
middle income.

In terms of this projects’ design program, we:

 ● Strongly support this project’s ​use of site and integration with Park amenities
 ● Modestly Support​ this project’s interaction with adjacent structures and would
 advocate for the largest possible set back buffers from adjacent properties on
 Douglass Street

The area is underserved as it lacks a school, community space, a vibrant commercial
corridor, bus shelters, and other staples of urban life. As such, in terms of amenities we:

 ● Strongly support community ​garden/food forest
 ● Strongly support the overall commitment to ​housing affordability​ especially the
 commitment to mixed incomes and to low to moderate income housing




 14
 ● Strongly support the commitment to ​ethhnic diversity​ and the possibility of thereof
 (such as ESL training)
 ● Strongly support this projects commitment to ​sustainability​ especially the solar
 arrays, passive house standards and ​tree & shrub​ planting
 ● Strongly support quality ​community space​ that is open and accessible
 ● Strongly supports ​shared street concept​ or piazza concept which can become a
 flexible community gathering space
 ● Support commitment to ​active transport​ and the integration of transit, limited parking,
 and commitment to traffic demand management

The following items are community priorities in design and amenities that may be part of the
program but that we did not see as explicit in this proposal. We believe that a strong
commitment to the following would make the project better:

 ● Implementations of the recommendations of the Libbytown traffic study
 ● Streetscape and bicycle/pedestrian improvements along Congress Street
 ● Acknowledgement to the history of the site in terms of project name and building
 materials (e.g., the site sits on or near a former brick foundry)
 ● Public transit (such as trolly cars), car share, and other reductions to parking
 ● Stormwater design
 ● Environmental mitigation of the site
 ● ADA access within the site to community spaces in winter months

Overall we ​highly recommend​ this proposal for its commitment to neighborhood design
improvements and amenities.

The Libbytown Neighborhood is grateful for your consideration of this proposal.
Sincerely,
Maureen Morse
Chair




 15
June 8, 2020

To whom it may concern:

The Cooperative Development Institute (CDI) is happy to support the proposal for the creation of a new
construction limited equity co-op on Douglass Street.

CDI is a 501(c)3 nonprofit founded in 1994 by co-op leaders to work with people in the Northeast to
create cooperative businesses and networks that grow a prosperous, equitable economy.

CDI provides expert assistance, organizational development, and support to groups undertaking
cooperative development. In the past decade, CDI has helped create 47 new Resident Owned
Communities (ROCs) in New England, representing 4,479 households. 8 of the ROCs are conversions of
manufactured home parks in Maine. CDI’s role is to help form new cooperatives, train residents, and
ensure that the cooperative has the support it needs to remain permanently affordable.

Our intention is that at Douglass Street, CDI will:
 ○ Lead the creation of the new Co-op entity.
 ○ Lead resident training and resident participation in the construction phase.
 ○ Create and administer a long-term management plan that would meet the city's TIF
 requirements to ensure that the property meets the city’s affordability metrics for at least 30
 years.
 ○ Be the long term training & support organization for the Co-op.

We are pleased with the proposal and the development team, and hope to be part of this exciting project!

Sincerely,




Noémi Giszpenc
Executive Director




 16
Future Residents of Douglass Commons Co-op

June 2020

To whom it may concern:

We are writing in support of the Douglass Commons proposal to build housing on the parcel put
to RFP by the City of Portland.

Many of us have been meeting for the last 2 years to explore strategies to build affordable home
ownership housing in Portland that builds community among people of different ages, incomes,
and cultural backgrounds. Several months ago, we came to the conclusion that Limited Equity
Cooperative Housing was the best way to accomplish this. Limited Equity Cooperatives
combines the accessibility of renting with the long-term stability and autonomy of
homeownership.

We are delighted that this development team has come together to bring Limited Equity
Cooperative Housing to Portland and enthusiastically support their projects. We are especially
excited about the effort to create designs that will maximize interaction with outdoor spaces,
gardens and shared spaces that can be used by residents. We also appreciate their effort to
include us and existing neighbors in their early design efforts.

We are excited about the location, and hope that we will have the opportunity to become future
residents!

Sincerely,

 1. Rachel Ackoff & Lee Leviter, 19 Lewis St Apt 1F Portland, ME 04102
 2. Eric Muteba Kalala, 11 Massachusetts Avenue Apt #2 Portland, ME 04102
 3. Cynthia A. Grier, 1227 Westbrook Street, Apt #2, Portland, ME 04102
 4. Elisabeth C. Heij, 97 Pitt Street, Portland, ME 04103
 5. Valerie and Matthew Todd, 68 Black Sparrow Drive, Portland, ME 04102
 6. Nicole Ivins and Richard Bennett, 93 Pitt St #1, Portland, Me 04103
 7. Jules Mutoni & Yvette Unezase, 77 Grant St Apt B13, Portland, ME 04101
 8. Wendy Herbert & Peter Ackoff 112 Park St. #2, Portland, Me
 9. Apollo Karara, 326 Auburn Street #16, Portland, ME 04103
 10. Andrea Levinsky 39 Cumberland Rd Apartment 1 South Portland, ME
 11. Jacques Kubwimana & Ange Christelle Abaribeza 61 Deering St.Apt #E 04101
 12. Arthur Sabiti & Vanice Busingye, 240 cumberland st, Westbrook 04092 ME
 13. Jackson Ntambara & Peace Kobusinge, 2 walker street # 1203 Westbrook 04092 ME




 17
 June 1, 2020


Matthew F. Fitzgerald
Purchasing Manager
The City of Portland
389 Congress Street
Portland, ME 04101

RE: Request for Proposals for 43 & 91 Douglass Street


Dear Mr. Fitzgerald:

MaineHousing is pleased to provide this letter of interest for The Szanton Company’s proposal to
redevelop a portion of the former West School site. Our understanding is that there will be a
mixed-income housing project constructed on the site, potentially financed in part by MaineHousing
resources. In our 24-year relationship with The Szanton Company, the applicant has demonstrated
an exceptional track record in navigating the processes of market research, site acquisition, design,
regulatory approvals, financing, construction, and marketing of a high-quality housing product.

While this letter of interest is not a commitment to allocate affordable housing tax credits,
MaineHousing would welcome an application in connection with this project. Based on The
Szanton Company’s track record, an application would have a strong likelihood of success. Please
feel free to contact me directly with any questions.


 Sincerely,



 Mark C. Wiesendanger
 Director of Development




 18
19
May 27, 2020

The City of Portland
Planning Department
389 Congress Street
Portland, ME 04101

RE: 43 & 91 Douglass Street


To Whom It May Concern:

On behalf of Bangor Savings Bank I am pleased to provide this letter in support of The
Szanton Company for the above-referenced project. Based on our review of the financial
elements of the proposal for the development site, we believe that that the applicant has
the ability to finance projected costs and develop a project of similar type and scale from
a fiscal perspective.

While this letter of support is not a commitment to lend, Bangor Savings Bank would
welcome the opportunity to be a resource to The Szanton Company for financing and
sponsorship of any equity awards necessary in connection with this project. Please feel
free to call me with any questions.


Sincerely,




Ronald B Hunt
Vice President
Bangor Savings Bank - Commercial Lending
280 Fore Street, Suite 200
Portland, ME 04101
(207) 420-3967




 20
June 12, 2020

Liz Trice
Principal
Maine Co-op Development Partners
795 Congress Street
Portland, ME 04102

RE: Douglas Commons Cooperative

To whom it may concern:

Centennial Mortgage has been engaged by Maine Co-op Development Partners to secure mortgage insurance
through the FHA 213 program for cooperative housing and fund a construction/permanent mortgage for
Douglas Commons Cooperative, a new cooperative housing project in Portland, ME. We have reviewed a
financing request, including initial plans, pro forma operating budget, the construction budget and initial market
information for Douglas Commons Cooperative in Portland, ME. In addition, we have reviewed the experience
of the overall development team. Based on this review, we feel that this project is an excellent candidate for
financing and will conform to all the requirements to qualify for construction and permanent financing through
the FHA 213 program. We feel that this is the right time and place to create a new affordable cooperative given
the advantages this particular form of housing provide to its members, primarily affordable home ownership and
a greater sense of community.

We have now entered the formal application stage for the FHA 213 mortgage insurance and believe that
Douglas Commons Cooperative has a high likelihood of obtaining a 40 year, low interest loan for the project of
$13,308,200. Additional subordinated financing would serve to further increase that likelihood. We also
believe that success at Douglas Commons Cooperative will open an entirely new avenue for affordable housing
finance in the state of Maine by making the FHA 213 program finance accepted in the market.

Centennial Mortgage has substantial expertise and experience completing FHA financing transactions. We are
very active in lending to cooperative housing projects throughout the country Personally, I have been involved
in cooperative housing for over 20 years, through financing and serving on the board of the National
Association of Housing Cooperatives.

We encourage other funding sources to join us in supporting this innovative project and creating up to 98%
leverage for future projects through this program. Please let me know should you have any questions or require
any additional information.

Sincerely,




Hugh Jeffers
Vice President of Originations


 Phone: 202-415-1862 Email: hjeffers@centennialmortgage.com
 21
June 12, 2020

Liz Trice, Principal
Maine Co-op Development Partners
795 Congress Street
Portland, ME 04102

Dear Liz:

Please let this letter serve as an expression of interest in working with Maine Co-op
Development Partners to provide financing for the land purchase and predevelopment costs
associated with the development of “Douglass Village” cooperatively-owned limited equity
housing in Portland, Maine.

Since CFNE's founding in 1975, we have made over 1,000 loans, totaling over $60 million,
including many loans to support the purchase of cooperatively-owned real estate property.
We look forward to seriously consider an application to provide a loan of up to $855,000 for
the above-mentioned purpose.

The terms of any loan would depend on the strengths of the application, collateral, other
funders and financing, and the project’s pro forma for expected cash flow and ability to
make payments. Our customary range for interest is 5 -7% and most loans are made with
terms of 5-10 years, with a longer amortization possible so that the actual loan payment
amounts are affordable.

Our loan committee meets the second or third Thursday of each month, and the deadline
for an application is the 15th of the previous month. The process for consideration takes a
total of three to four weeks, though sometimes longer, and includes a site visit. My
colleague, Deborah Hawkins, will be your loan outreach officer and will usher your
application through our committee.

Please let us know if we can provide any other information and we look forward to working
with your loan application and other capital needs. Thank you for using the services of the
Cooperative Fund.


 COOPERATIVE FUND OF NEW ENGLAND, INC.

 By: _____________________________________
 Dorian Gregory, its Deputy Director



P.O. Box 970, Watertown, MA 02471
800.818.7833 I www.coopfund.coop I cfne@cooperativefund.org
 22
t h e s z a n t o n c o m pa n y
 a n A f f i l iate of t he Mon k s Compa n ies




 23
24
about the szanton company
The Szanton Company, an affiliate of the Monks Companies, specializes in developing mixed-income rental housing
in or near downtowns. We have completed eight apartment projects in Maine and New Hampshire totaling 393 units.

The mission of The Szanton Company is to create attractive and affordable rental housing that our residents are proud to
call home. We do this by:

• Creating beautiful apartments of high quality in locations in or near downtowns,
 adding vitality to our cities and towns;
• Developing properties which provide a consistent, long-term return to their owners, thus ensuring their stability for
 residents, lenders, and neighborhoods;
• Serving people with diverse incomes;
• Creating amenities for our residents which enhance the quality of their lives;
• Incorporating environmental and energy sustainability in our properties,
 thereby reducing their impact on the earth’s environment.

The Szanton Company is committed to long-term ownership of our apartment assets. In 2013, we founded Saco Falls
Management, our property management arm, to ensure the highest standards of visual appearance and livability for
our residents, neighbors, and communities.




Rooftop solar panels at 53 Danforth




 3


 25
 pr i ncipa ls & staff


 nathan szanton, president


 Nathan founded the company in 1996. Since then he has been responsible
 for developing 617 apartment units in 24 projects. As manager or prin-
 cipal partner in these projects, Nathan has successfully navigated the
 process of market research, site acquisition, design, regulatory approvals,
 financing, construction, and marketing.

 He has committed himself to creating comfortable and affordable rental
 homes for residents with diverse incomes. Some of these have been
 adaptive reuses for underused historic buildings; others have been
 thoughtfully designed new construction. Nathan holds a B.A. from
 Harvard University and a J.D. from the University of Maine School
 of Law.

 robert c.s. monks, principal


 Robert C.S. Monks is an active capital partner and also provides a deep
 understanding of real estate development and financing. Throughout his
 career he has founded, led, and grown 19 businesses in the financial
 services, real estate, technology and communications sectors.

 In 2011, Bobby became an owner and Chairman of Spinnaker Trust, a
 Maine based trust company managing over $1 billion in assets. Bobby
 attended Duke University and graduated from the University of Southern
 Maine with a Bachelor’s Degree in Political Science.


 Above: Walker Terrace
4 Left: The Mill at Saco Falls

 Facing Page: The Lofts at Bates Mill
 26
amy cullen, vice president and project partner


Amy joined The Szanton Company in 2006. Her responsibilities include:
discovering new project locations, creating financing packages, and work-
ing with all development team members to help projects come to life.

Amy also serves as president of our sister company, Saco Falls Manage-
ment, where she oversees all operations.

Prior to joining The Szanton Company, Amy was on active duty with the
U.S. Army for six years, and served as a Training Program Manager for
the Department of Defense in Minneapolis, MN. She holds a Bachelors
of Science Degree in Accounting from Husson University.



kristin martin, development officer


Kristin joined our company in 2013. Her responsibilities include finding
and researching sites for new projects, preparing financial analyses, and
evaluating development options. She coordinates with lenders, attorneys,
architects, engineers, contractors and others on all aspects of The Szanton
Company’s development projects from concept to completion.

Prior to joining The Szanton Company as a Development Officer, Kristin
worked for Saco Falls Management as an Assistant Development Officer,
Property Manager and Director of Property Management. She holds a
Bachelor of Health Science and a Masters of Occupational Therapy from
Quinnipiac University.




 5


 27
 about saco falls management

 history


 Saco Falls Management is a full-service management company formed
 by The Szanton Company in 2013 to manage its rental properties, both
 residential and retail. Since then, the physical condition of the buildings
 has improved, tenant satisfaction has increased, and the profitability of
 the properties has grown. We are committed to managing our properties
 for the long-term with the highest sense of responsibility to our residents,
 financial partners, and host communities.

 our mission


 Our mission is creating rental properties that exceed expectations. We
 are guided by the following core values: honesty, integrity, candor, high
 standards of quality, respect for all with whom we deal, openness to
 new ideas, and a culture of continuous learning and enhancement of our
 knowledge and skills.


 Walker Terrace




6


 28
 resident selection


 Saco Falls Management Company complies with all state, local, and federal
 laws regarding fair housing practices or occupancy and resident selection
 procedures. In addition to program-specific requirements, all adult applicants
 are screened by our management staff. To be considered for residency
 at one of our properties, all applicants must have:

 • References from prior landlords that show a history of good tenancy. This
 includes paying rent on time, keeping their unit in good repair
 and being a good neighbor by following the community rules.
 • A favorable credit report.
 • An absence of criminal history. We run a criminal background check
 on all applicants. Any applicant with a history of public disturbances,
 arrests, criminal activity, listing on the sex offender registry or other law
 enforcement problems that may indicate behavior inconsistent with lease
 obligations will be denied.




View from an apartment at The Mill at Saco Falls




 7


 29
 lewiston bath, maine
 auburn bath




 maine


 Huse School Apartments (2017)

 portland lewiston, maine




 biddeford




 The Lofts At Bates Mill (2012) The Hartley Block (2019)

 auburn, maine




 new
 ham pshire
 48 Hampshire (2020)
8
 exeter 30
portland, maine




Casco Terrace (2004) Walker Terrace (2006) 53 Danforth (2009) The Furman Block (2020)

biddeford, maine




The Mill At Saco Falls (2010) The Lofts At Saco Falls (2016)

exeter , new hampshire




 9
The Squamscott Block (2007)
 31
 casco terrace
 41 state street, portland, maine




 Above Left: Casco Terrace, after. Right: Casco Terrace, before

 Facing page: Top: Casco Terrace from State Street
 Bottom: Casco Terrace interior


10


 32
“…city officials say the state-financed project is the
kind of development portland needs…” –Portland Press Herald

casco terrace is a 27-unit vertical addition on an existing 27-car
parking garage (see before and after photos opposite). The pre-construc-
tion newspaper story below describes the project’s highlights and the
need it addresses in a city desperate for affordable housing.

From the Portland Press Herald, May 28, 2003:

“It began as one of the first parking garages in Portland, at a time when
 few people owned cars …
…City officials say the state-financed project is the kind of development
 Portland needs to help stem suburban sprawl and provide affordable
 rental housing for its workforce. They also give it high marks for being
 attractive and practical, and making the most of an under-used lot with
 desirable views of the waterfront.
…‘It’s a project with a lot going for it’, said Mark Adelson, Executive
 Director, Portland Housing Authority.”




year completed: 2004
units: 27 (14 Market-Rate + 13 Income-Restricted)
architect: Archetype, P.A.
construction manager : Wright-Ryan Construction
financing: MaineHousing and TD Bank




 11


 33
 walker terrace
 1 walker street, portland, maine



 walker terrace is a six-story building that replaced an abandoned
 gas station, transforming the site and the neighborhood around it. It also
 helps to fulfill the city’s goal of providing greater housing density along
 public transportation arteries. Walker Terrace is the first apartment
 building in Maine built to Maine State Housing Authority’s Green Building
 Standards.

 From the Portland Press Herald, September 21, 2004:

 “Eager for any smart-growth infill opportunity to augment urban
 housing and curb Greater Portland sprawl, the Portland City Council
 unanimously let developer Nathan Szanton build 40 varied-income rental
 units on 0.4 acres of a former gas station in the West End, more than
 twice the number the current zoning allows, with Mayor Nathan Smith
 saying, ‘This project does just about everything we as a city have been
 asking for.’”




 year completed: 2006
 units: 40 (18 Market-Rate + 22 Income-Restricted)
 architect: Archetype, P.A.
 construction manager : Portland Builders
 financing: MaineHousing; the City of Portland;
 Centerline Capital; Bank of America.




12


 34
“…this project does just about everything we as a city
have been asking for…” –Portland Mayor Nathan Smith




 Above: Walker Terrace, after
 Left: Walker Terrace, before

 Previous page: Top: Walker Terrace Sidewalk Gallery
 Bottom: Walker Terrace interior

 13


 35
“this is an awesome project for downtown.” –Sylvia Von Aulock, Town Planner
 Exeter News-Letter 2/22/05


the squamscott block addresses the severe lack of affordable
rental housing in Seacoast New Hampshire; adds vitality to Exeter’s
downtown district; fills a gap in the streetscape of one of Exeter’s most
important and beautiful streets; and promotes smart growth by adding
density near public infrastructure.

Previously a surface parking lot next to Exeter’s historic 1856 Town
Hall, the Squamscott Block is on the site of two historic structures torn
down in the mid-20th century to make way for parking. The four-sto-
ry building features 2,600 square feet of retail space along busy Water
Street, currently housing an art gallery and a therapeutic salt cave.
Two hidden levels of parking provide 36 spaces for the residents and 58
spaces for neighboring businesses.




year completed: 2007
units: 30 (14 Market-Rate + 16 Income-Restricted)
architect: Archetype, P.A.
construction manager : North Branch Construction
financing: New Hampshire Housing; the Town of Exeter,
New Hampshire; the New Hampshire Community Development
Finance Authority; TD Bank; Unitil; and HUD.



 15


 36
 53 danforth
 53 danforth street, portland, maine




 Above Left: 53 Danforth, after. Right: 53 Danforth, before

16


 37
“the building at 53 danforth street will help make portland
the most livable city in america.” –Portland Mayor Jill Duson, Portland Press Herald 8/13/09

53 danforth is located in the heart of the Portland Peninsula, a few
blocks from downtown, the Arts District, the Old Port, the West End,
and the Waterfront. It replaced a 50 year-old one-story garage and gravel
parking lot. It includes 35 one-bedroom apartments, 8 two-bedroom
apartments, and covered on-site parking. Many of the units boast views
of Portland’s harbor and downtown Portland. This was our first project
to include solar energy.




year completed: 2009
units: 43 (13 Market-Rate + 30 Income-Restricted)
architect: Archetype, P.A.
construction manager : Wright-Ryan Construction
financing: MaineHousing; TD Bank;
and the City of Portland, Maine. Above: 53 Danforth interior
 Bottom: Rooftop solar panels, 53 Danforth
 17


 38
 the mill at saco falls
 100 saco falls way, biddeford, maine



 the mill at saco falls is an adaptive re-use of an 1845 textile
 mill building adjacent to the Saco River falls in Biddeford. It is a key
 component of the Biddeford Mill District renaissance—from a collection
 of aging industrial buildings to a vibrant, mixed-use neighborhood
 featuring public access to the Saco River.

 Features of the project include magnificent views of the Saco River and
 falls, and a short walk to both the Amtrak station on Saco Island and
 Biddeford’s historic downtown. Residents enjoy a fitness center, outdoor
 play area, home theater room, and community room with computers.




 year completed: 2010
 units: 66 (26 Market-Rate + 40 Income-Restricted)
 architect: Archetype, P.A.
 construction manager : Wright-Ryan Construction
 financing: MaineHousing; TD Bank; HUD; Northern New
 England Housing Investment Fund; the City of Biddeford; and
18 The America Recovery and Reinvestment Act of 2009.


 39
“the property will be a phenomenal asset to the city and reflects the
community’s working mill tradition.” –City Council President Bob Mills, The Courier 1/28/10




 Above: The Mill at Saco Falls, after
 Left: The Mill at Saco Falls, before

 19
 Previous Page: Left: The Mill at Saco Falls corridor
 with mill artifact steel door
 Right: The Mill at Saco Falls interior 40
 the lofts at bates mill
 36 chestnut street, lewiston, maine




 Bottom Left: The Lofts at Bates Mill, west facade
 and Fountain Park, before
 Above: Same view, after renovations

 Facing page:
 Top: The Lofts at Bates Mill entrance
20 Bottom: Lobby with display of historic artifacts


 41
“the quality housing is an essential component of
the downtown revitalization.” –Mayor Bob MacDonald at his Grand Opening speech

the lofts at bates mill , the Szanton Company’s first Lewiston
project, is the adaptive re-use of an 1854 Bates Manufacturing Company
textile mill, Mill #2. The Lofts at Bates Mill features 25 one-bedroom, 16
two-bedroom, and 7 three-bedroom apartments. The Lofts at Bates Mill
is the first apartment housing built in Lewiston’s Mill District.

The project completely transformed the west facade of this classic red-
brick mill structure. Features of the project include 13-foot ceilings,
exposed timber framing, large windows with abundant natural light, and
an expansive view across Fountain Park and the Bates Mill Complex to
the Androscoggin River. The project is a short three-block walk to the
services in downtown Lewiston and is on a local bus line. Residents enjoy
complimentary wi-fi, fitness center and spacious community room with
computer.




year completed: 2012
units: 48 (15 Market-Rate + 33 Income-Restricted)
architect: Platz Associates
construction manager : Platz Associates
financing: MaineHousing, The City of Lewiston, People’s
United Bank, Hunt Capital Partners, and Maine Preservation.
 21


 42
 the lofts at saco falls
 75 saco falls way, biddeford, maine




 Right: The Lofts at Saco Falls, before
 Above: Completed project

 Facing Page:
 The Lofts at Saco Falls renovated interiors

22


 43
“it’s a thrill to see old mill buildings being renovated…..today we look
 at mills as being special, architecturally and even culturally.”
 –Mayor Alan Casavant at his Groundbreaking speech
the lofts at saco falls is the newest in a series of adaptive
re-use projects which The Szanton Company began in 2010. It consists of
two connected buildings, built in 1842 and 1867, totaling 92,000 square
feet and sitting directly adjacent to our 2010 project, The Mill at Saco Falls.

The Lofts offers 80 (mostly 1-bedroom) apartments, as well as a land-
scaped courtyard, fitness center, waterfront park next door, and a short
walk to downtown Biddeford and Saco. It also includes the features typical
of historic New England mill buildings: high ceilings, large windows,
revealed brick and exposed timber framing.




year completed: 2016
units: 80 (14 Market-Rate + 66 Income-Restricted)
architect: Archetype, P.A.
construction manager : Wright-Ryan Construction
financing: MaineHousing; Northern New England Housing
Investment Fund; People’s United Bank; Coastal Enterprises;
Genesis Fund; City of Biddeford; Southern Maine Planning and 23
Development Commission.
 44
 huse school apartments
 39 andrews road, bath, maine



 huse school apartments involved the renovation and rehabili-
 tation of the former John E.L. Huse Memorial School, built in 1942 and
 1949. We re-purposed this elementary school to create 31 apartments and
 added a new construction wing with 28 apartments, for a total of 59 units.

 The existing building was restored to its original 1942 appearance,
 designed by notable Maine architect and Bath native, Alonzo Harriman.
 Included are new windows consistent with the originals, restored
 masonry, and new signage which reproduced the original distinctive
 design. The apartments in the existing building feature original wood
 floors, high ceilings, and large windows with abundant natural light.
 Building amenities include wi-fi, fitness center, community room, and
 secure bike storage.

 The Huse School Apartments are located steps from the modern YMCA,
 the 5-mile Whiskeag Trail, and a short walk to downtown Bath with its
 variety of shops, restaurants, library and more.



 Above: Renovated Huse School gym

 Right: Original design elements such
 as this stairwell have been main-
 tained in the revovated space.
 year completed: 2017
 units: 59 (16 Market-Rate + 43 Income-Restricted)
 architect: Archetype, P.A.
 construction manager : Zachau Construction
 financing: MaineHousing; Northern New England Housing
 Investment Fund; Bangor Savings Bank; Coastal Enterprises;
 Maine Department of Economic and Community Development.


24


 45
“the project protects and saves this historical building…and will
provide property tax revenues for the city…” –Lorena Coffin, Director of Sagadahoc Preservation Inc.




 Top: Huse School Apartments
 Above: Before renovation
 Left: Interior of renovated Huse School apartment



 25


 46
 the hartley block
 155 lisbon street, lewiston, maine




 Above: The Hartley Block
 Left: Historic images of same location

 Facing Page Top: The Hartley Block façade
 Facing Page Bottom: Before construction




26


 47
“we are thrilled that the szanton company will be reinforcing our down-
town historic and commercial corridor by building this important project.”
 –Lewiston Mayor Shane Bouchard
the hartley block brings new life to a prominent 175’ x 100’
empty lot on downtown Lewiston’s Lisbon Street. In 2004 and 2006, four
connected historic buildings on Lisbon Street suffered extensive fire
damage and were condemned and demolished, leaving a gaping hole in
the city’s most iconic street. One of the buildings was the site of the 1906
art studio of Marsden Hartley, an important early modern American
painter born and raised in Lewiston.

A mixed-use, mixed-income project, The Hartley Block features 63 apart-
ments aimed at a diversity of income groups and 4,000 sq. ft. of retail
space along Lisbon Street. The project includes a fitness center, community
room, children’s playroom, dedicated bike storage, wi-fi and covered
parking directly behind the building. The site is within easy walking
distance of the public library (across the street), shops, restaurants, cafes,
and two major parks.

This project adds momentum to downtown Lewiston’s resurgence, including
street-level public art at the entrance. Two 9-foot mosaic tile works, after
Marsden Hartley paintings, animate its façade.




 year completed: 2019
 units: 63 (22 Market-Rate + 41 Income-Restricted)
 architect: Platz Associates
 construction manager : Hebert Construction
 financing: MaineHousing; TD Bank; Northern New England
 Housing Investment Fund; City of Lewiston.
 27


 48
 48 hampshire
 48 hampshire street, auburn, maine



 Located at the corner of Hampshire and Troy Streets, 48 hampshire
 will aid the revitalization of downtown Auburn’s important Hampshire
 Street corridor by bringing 53 high-quality new apartments to the neigh-
 borhood.

 These will be a mixture of one, two and three-bedroom units, varying in
 size from 590-950 square feet. Included in the rent are heat and hot water,
 off-street parking, wi-fi, fitness center, community room and indoor bike
 storage.

 48 Hampshire is located within easy walking distance of the public
 library, YMCA, shops, restaurants, grocery store, drugstores, and all the
 amenities of downtown Auburn.

 The Szanton Company broke ground in March 2019 and expects to open
 to residents in April 2020.




 Above: Rendering of completed project
 Left: Same location, prior to construction




28


 49
“We are looking forward to watching yet another major construction
project in our downtown take shape — one that will provide quality
workforce housing, inject capital into our local economy, and enhance
the image of Auburn as we become the best small city in New England”
–Auburn Mayor Jason Levesque




 Above: Rendering of East elevation



projected completion: 2020
units: 53 (11 Market-Rate + 42 Income-Restricted)
architect: Platz Associates
construction manager : Benchmark Construction
financing: MaineHousing; Boston Financial;
NBT Bank; City of Auburn.




 29


 50
 the furman block
 100 parris street, portland, maine




 Above: Rendering of completed project, from corner of Kennebec and Brattle Streets

 Right: Before construction, Nathan Szanton and Amy Cullen on project site



30


 51
“i think this is the next big step in creating a multi-use neighborhood
in this part of bayside. it’s pretty exciting to get this moving.”
 –Portland City Councilor David Brenerman
the furman block is The Szanton Company’s first mixed-income
project specifically for seniors, ages 55 and over. Located in the heart of
Portland’s West Bayside neighborhood, it’s a short walk to Whole Foods
and Trader Joe’s, small restaurants and delis, the 3.5 mile trail that loops
around Back Cove and a few blocks from downtown Congress Street’s
arts, business, and shopping district.

The property will feature 46 1-bedroom and five studio apartments.
Some residents will have water views of Back Cove; others will enjoy
views of Deering Oaks Park or Portland’s downtown. All will have
abundant natural light. Included in rent are heat and hot water, a fitness
center, indoor bike storage and wi-fi. The property also features a
community room and coin-op laundry. The street-level commercial
space, to be owned and managed by Ross Furman, will be a combination
of artists’ studios and gallery space.

Repurposing an empty gravel lot at the corner of Parris and Kennebec Above: Rendering of completed project,
 from corner of Kennebec and Parris Streets
Streets, The Furman Block contributes to the revitalization of this former
industrial neighborhood.



projected completion: 2020
units: 51 (11 Market-Rate + 40 Income-Restricted)
architect: Archetype, P.A.
construction manager : Hebert Construction
financing: MaineHousing; Northern New England Housing
Investment Fund; City of Portland.




 31


 52
 references


 auburn peter crichton lewiston ed barrett
 City Manager City Administrator
 207-333-6601, pcrichton@auburnmaine.gov 207-513-3200, ebarrett@lewistonmaine.gov

 david hediger
 michael chammings
 Director of Economic and Community Development Director of Planning and Code Enforcement
 207-333-6601, mchammings@auburnmaine.gov 207-513-3222, dhediger@lewistonmaine.gov

 lincoln jeffers
 bath peter owen Director of Economic and Community Development
 City Manager 207-513-3014, ljeffers@lewistonmaine.gov
 207-443-8330, powen@cityofbath.com
 portland mary davis
 biddeford john bubier Director of Housing and Community
 Former City Manager Development Division
 207-846-1515, john.bubier@gmail.com 207-874-8711, mpd@portlandmaine.gov

 alan casavant jill duson
 Mayor City Councilor
 207-284-4690, acasavant@biddefordmaine.org 207-878-0769, jduson@portlandmaine.gov

 greg tansley nick mavodones
 City Planner City Councilor
 207-284-9115, gtansley@biddefordmaine.org 207-774-0257, nmm@portlandmaine.gov


 exeter russell dean
 Town Manager
 603-773-6102, rdean@exeternh.gov

 doug eastman
 Building Code Enforcement Officer
 603-773-6113, deastman@exeternh.gov
32


 53
54
 Maine Cooperative
 Development Partners

M A I N E C O O P E R AT I V E D E V E L O P M E N T PA R T N E R S
build neighborhoods where the elements that constitute quality of
life—access to green space, healthy lifestyles, community, privacy,
and affordability—are not at odds with each other. Grounding
principles for this work are creating equitable communities; com-
plementing walkable neighborhoods; building healthy buildings;
and celebrating beauty, art, and the natural environment. We use
Limited Equity Cooperatives as a form of ownership to create op-
tions for people of all ages, backgrounds, and incomes to live in
harmony with nature and their neighbors.

W E E N V I S I O N small towns, urban neighborhoods, and suburban
neighborhood centers that are walkable to daily needs and adjacent
to recreational facilities, trails, and transit corridors; homes that use
energy efficient construction, and shared gardens, patios, and play
spaces for people to get to know and enjoy their neighbors.

W E G I V E B A C K by partnering with organizations that support trails
and green space, transit, local businesses, social equity, and efforts to
mainstream energy efficient building and land use.




 55
PRINCIPALS

 M A T T H E W P E T E R S has been involved in the completion of
 over 20 new construction, major rehab, and acquisition deals.
 Matt worked for eight years at Avesta Housing, one of Northern
 New England’s largest non-profit housing developers and own-
 ers, project managing affordable housing developments, build-
 ing out and overseeing the Asset Management department,
 and ending in an executive role overseeing the entire develop-
ment and acquisitions pipeline as Vice President of Real Estate Services. In 2018 he
began to consult for Housing Authorities, housing non-profits, and Community
Development Finance Institutions in Maine supporting these organizations in
acquisition, ground-up development, and underwriting of affordable housing
properties. Matt also is the Executive Director of Freeport Housing Trust based in
Freeport, Maine. He has strong working relationships with MaineHousing, Rural
Development, lenders, tax credit syndicators, and other professionals in the de-
sign and construction field, holds a Masters in Urban Planning from the University
of Washington, and certifications such as Spectrum’s C3P and Rural Development
STAR trainings and LEED Accredited Professional.

 B R I A N E N G is a real estate investor who has worked on com-
 mercial projects in Florida, Connecticut, New Jersey, and Maine.
 He has worked as a principal on developments of over 200
 units, is a principal on redeveloping the MERC site in Biddeford,
 and has redeveloped several smaller properties in Portland. He
 brings strong expertise in financials, fundraising, advocacy, and
 public speaking. He grew up in a co-op in New York City, and
is on the board of UHAB, the entity that manages 20,000 units of cooperative
housing in New York.

 L I Z T R I C E is a policy professional who builds multidisciplinary
 partnerships across real estate, economic development, entre-
 preneurship, and public health. Liz holds a masters degree in
 Public Policy & Management with a certificate in Community
 Planning & Development from the Muskie School at the
 University of Southern Maine. She has worked on multi-unit
 projects in Portland to obtain zone changes, lead the public
engagement process with neighboring residents and businesses, apply for TIFs
and grants, and direct the design of shared spaces. Her work includes award-win-
ning research on the regulatory barriers to people living alone achieving home
ownership, leading the process to redesign Bramhall Square, and working with
medical and economic development institutions to develop strategic plans. Her
projects to re-envision urban spaces for livability and natural ecosystems won two
of three awards given by the 2019 Portland Society of Architecture’s Complete
City Competition. Liz trained as a cohousing developer and Passive House Design
Consultant and has visited over 20 cohousing developments in the United States.
She is currently the owner of PelotonLabs, a coworking space in Portland.
 56
PROJECTS


 M N O R T H O R L A N D O —As a principal of
 Clay Cove Capital, Brian was the control cap-
 ital partner in the ground-up development
 of M North in Orlando, a $37.1M, 288-unit
 multifamily development in Orlando, Florida.
 www.mnorthorlando.com



 BIDDEFORD MERC REDEVELOPMENT
 Brian worked with Jim Brady of Fathom
 Companies, to serve as master developer
 of city-owned land on the former Maine
 Energy Recovery Corp. incinerator through
 a public-private partnership with the City
 of Biddeford.

 6 C I T Y C E N T E R I N P O R T L A N D —Brian
 redeveloped and retenanted a largely va-
 cant Old Port mixed use building including
 executive office suites. www.sixcitycenter.
 com, and bringing in a law firm condo, law
 firm tenant, Lio Restaurant, and HE Paintbar
 nail salon.

 1 6 8 5 C O N G R E S S I N P O R T L A N D —Brian
 redeveloped a 50% vacant office/medical
 building and retenanted it including Maine
 Plastic Surgery Center and Maxim Healthcare.
 www.maineplasticsurgery.com



 6 4 5 C O N G R E S S S T R E E T —This former
 downtown college dormitory was converted
 to 55 one-bedroom and studio apartments
 with retail on the first floor. Liz worked for
 developers Shinberg and Alfond on the ini-
 tial concept, conducted a market analysis,
 developed relationships and communication
with neighbors and businesses, creating a bike storage and parking plan, creat-
ed a community management plan, and assisted with lease-up.




 57
The Cooperative Development Institute (​CDI) is a regional 501(c)3 non-profit founded in 1994
by co-op leaders in the Northeast. CDI’s ​mission​ is to build a cooperative economy through the
creation and development of successful cooperative enterprises. We are transforming
ownership of our economy, so all people can meet their basic needs.​ CDI has 30 staff across
the Northeast including six staff members in Southern Maine.

New England Resident Owned Community Projects (NEROC)

 One of our primary activities is creating cooperative housing in
 Maine and the Northeast. ​When a park is for sale we help
 residents form a cooperative, get financing to buy the park, and
 learn how to run it with democratic resident control. This
 program gives residents control of the land beneath their
 homes and protects the affordability of their housing.

 The Resident Owned Community (ROC) model began in NH
 with the NH Community Loan Fund and became a national
 model with the formation of ROC USA in 2008. The program
 has helped people in over 50 parks – comprising more than
 4,800 homes — convert to resident ownership. ​Those
 communities are part of the ROC USA Network, which has
 helped secure over 15,000 units of affordable housing
nation-wide. ​ CDI provides ongoing support as trainers and advisers for the ROCs and other
cooperatives in the region. We assist in governance, management, financial oversight,
communications, conflict resolution, compliance, and securing financing.

Charter Oaks Village Cooperative

 With the support and technical
 assistance of the Cooperative
 Development Institute (CDI), the
 residents of Charter Oaks Village
 acquired the land on the 40 unit
 Arundel manufactured housing park
 on June 11, 2019 for $1,170,000,
 helping to preserve the affordable
 housing community within it.



 58
Charter Oaks Village joins nine other Maine manufactured housing communities supported by
CDI and financed by Genesis Community Loan Fund, representing 440 homes now under
resident control. The newly formed housing cooperative was a recipient of a GrowSmart Maine’s
honorary 2019 Smart Growth Award.

Mountainside Community Cooperative

 CDI’s newest Maine Cooperative is the 52-unit
 Mountainside Community Cooperative in
 Camden, Maine. Securing affordable housing in a
 community like Camden is increasingly
 challenging as housing costs escalate and its
 population ages. The residents of Mountainside
 Community purchased the community on
 December 11, 2019 for $1,900,000 with financing
 provided by Camden National Bank, Genesis
 Community Loan Fund and the Local Enterprise
Assistance Fund. “We are so pleased to be able to help the residents of the Mountainside
Community Cooperative become property owners today,” said Bill Floyd, Executive Director of
the Genesis Fund.

Wardtown Mobile Home Cooperative

 The residents of the 60-unit Wardtown Mobile
 Home Cooperative voted to form the
 cooperative and purchase the community in
 May 2015, with assistance from CDI, and
 combined financing from Maine State
 Housing and The Genesis Community Loan
 Fund. As with all of the CDI’s Resident
 Owned Communities (ROCs), Wardtown
 members continue to engage in extensive
 training and organizational development. As
 Bill Hodgkins, Cooperative Treasurer
 explains, “We all gained valuable new skill
 sets as we went through the process of
 establishing and financing our
cooperative...Now we have a very strong board of directors and feel very organized, to the point
we are able to assist other ROC mobile home parks with advice about the process.”




 59
2019 UHAB
ANNUAL REPORT
 60
Building for Us
This year, UHAB made a considerable effort to build an archive. In doing so, the lesson we
learned from decades of growth is very simple: what has always mattered most for affordable
housing is community. It is the strength and support that comes from the community
inside a co-op that is just as essential as the affordable housing itself.

With this in mind, UHAB is proud to offer new and expnded programs to low-
income homeowners with a refined lens on our work. We have more data and
research than ever on the long-term impacts of redlining policies and how
communities of color have been resilient in their efforts to remain in their homes,
whether in the 1970s or today. By building new affordable co-ops, strengthening
tenants’ rights statewide, making share loans through our HomeOwnership Lending
program, and working in cooperation with our Interboro Community Land Trust partners
to create the first Citywide CLT in New York City, we are actively working to dismantle the
detrimental legacies of redlining and community disinvestment.

As we look toward the future, our work is expanding in several ways. We are offering more
services like Co-ops Go Solar and our energy programs that are tackling the most pressing
issue of our lifetime: the climate crisis. Without renewable energy and carbon reduction,
low-income residents more than anyone will be affected. Most importantly, we need to
recognize that it is not just low-income communities, but people of color in particular
who are disproportionately affected by this crisis, just as they have been marginalized
from fair and stable housing. UHAB’s CDFI, HomeOwnership Lending, helps ensure that a
family is not denied the opportunity to purchase because they don’t have the money to be
an all cash buyer. This program makes small loans where other lenders are reluctant
and in this way supporting our HDFC and Mitchell Lama co-op communities °ÉК
ÐÉê°Éï°É¨ to ÜßÐú° affordable housing.

The interest in co-ops and our work is expanding not just in New York City, but in upstate New
York where residents can securely remain in their mobile homes; to New Haven, CT where
the nearly 50-year old Seabury Co-op struggles to keep up with its aging infrastructure;
and to Seattle, WA where a new permanently affordable co-op is being created. UHAB is
excited to be assisting a new City financed co-op development program in Oakland, CA
and we continue to meet with Ðß¨É°Ćê°ÐÉãКÉКofficials in other cities who are seriously
considering the limited-equity model.

We have come a long way and welcome our next chapter of growth.

Sincerely,




Andrew Reicher, Executive Director 61
Community through Cooperation
 UHAB empowers low- to moderate-income residents to take control
 of their housing and enhance communities by creating strong tenant
 associations and lasting affordable co-ops.

Our Principles




I. Continual Learning & Self Help III. Economic Empowerment & Sustainability
When residents take the lead on everything from UHAB provides access to affordable, high-quality
creating, managing, and preserving their own resources covering areas of energy, finance,
co-ops to advocating for affordable housing democratic participation and education. These
policy reform, this not only improves buildings tools help residents maintain lower costs of
and neighborhoods, but it transforms lives as living while helping to demystify financial
well. Ongoing education and training is the key to technicalities. With support and guidance, all
preserving affordable housing cooperatives and residents should be able to read and manage
strong tenant associations. their finances, in order to make informed
 decisions about their operating costs.
II. Democratic Residential Control &
Shared Equity
Transparent leadership and the participation
of a majority of residents—each contributing
unique skills and perspectives—make democratic
governing and organizing possible. This collective
control of housing helps prioritize a shared
equity that keeps affordabiilty manageable for
future incoming residents. 62
Housing Justice is Racial Justice
This map overlays the location of modern-day HDFC co-ops with redlined neighborhoods
from the 1930s. Redlining was a discriminatory housing practice that devalued
neighborhoods where people of color lived and made it difficult for people of color
to secure safe, affordable housing. In this map, the deepest shade of grey represents
the least economically desirable neighborhoods. In the 1970s and 1980s, landlord
abandonment and arson led to City foreclosure on thousands of occupied buildings in
these same neighborhoods, creating the conditions for the self-help housing movement
and the creation of thousands of HDFCs.




 63
Through organizing and self-help initiatives, community-controlled housing arose as a
way for low-income peoplКÉ people of color to take control of their housing
solutions when the government and private sector would not. Today, neighborhoods
like Harlem, the South Bronx, and Central Brooklyn ãê°ÂÂКstruggle with the legacy of
redliningϡ high air pollution, increased heat waves, higher poverty rates, and
gentrification ÂÂКthreaten to displace longtime residents from neighborhoods that
were once û°ÂāКabandoned.

Through it all, community control remains a tool to provide New Yorkers with decent,
affordable housing. HDFCКÐЁÐÜs are anchors in their neighborhoods, providing a safe
haven to raise families and age in place. Tenant unions build power among renters
and win victories like stronger rent laws.




`­ßÐï¨­КÐïßКûÐß¿ϗКUHAB helps people of color control, manage, and improve their
homes. We know from experience that most of the low- to moderate- income residents in
the buildings we serve are Black or Latinx. Our goal is to have as many people from the
communities we serve reflected in our organization’s leadership and programs.

Currently, ßÐïÉ 60% of our Board and ÜßÐ¨ßÈКãtaff are people of colorϗКÉКÈÐß than
half of our organiztion is bilingual in English and Spanish, fulfilling an essential need for
our Spanish-speaking HDFC board members and residents. We provide our technical
assistance, homeownership advisement, energy advisement, bookkeeping services,
quarterly newsletter, and entire training curriculum in both English and Spanish.

 64
 UHAB BY THE NUMBERS: 2019

 125 fair elections
 125 fairmonitored
 BY THE NUMBERS
 in practice of democratic
 2019
 elections
 community control
 supervised to



 3,500,000
 115 budgets planned
 tenants protected
 to preserve
 under
 HDFCs’ stronger
 financial rent laws
 stability and last-

 We9helped
 ing
 HDFCs
 adopted
 HDFCs solar,
 secure
 bringing the total
$9,197,000 Within the first year of
 number to in 55
 28
loans to make cap- the launch of Co-ops Go
 affordable
 ital improvements affordable
 Solar in 2017, our Member
 homeowner-
 homeowner-
 ship loans
 Services team enrolled
 ship  loans
 totaling
 115 budgets planned to 24 buildings totaling
  115  budgets
 preserve planned
 HDFCs’ to
 financial $242,011
 $242,011
preserve HDFCs’
 stability financial sta-
 & affordability that will see a lifetime
 bility and lasting
 savings of hundreds of
 thousands of dollars and
 203 $9,197,000
 9 divert
 collectively new HDFCs
 203 for
 trainings secured  in loans
 enrolled  in to
  trainings for
 affordable
 affordable
 co-op
 9,500 tons
 help HDFCs
 Co-ops  Gomake
 capital
 bringing
 of CO2
 Solar,
 the total
 co-op
 residents
 from theimprovements
 atmosphere over
 residents number
 the panels’ to 28
 25 year lifetime.
 65
 Our Our  Co-op
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 teamteam  helped
 helped To To
 date,date,
 UHAB UHAB is the
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 15 15 co-ops
 co-ops foremost
 foremost developer
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 co-ops  in NYC.
 co-ops in we havehave
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  foreclosure last last
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This This
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350 families
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 affordable
 withwith
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 able to support
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 variety of City
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retain theirtheir
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and and
 guidance
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 romfrom
UHAB staff.staff.
 UHAB



 66
FIRM BIO




ACETO LANDSCAPE ARCHITECTS

ALA is a process-driven, landscape architecture and urban design firm ommi ed to thoughtful, c eati e
intervention t the intersection of e vironment, economics, art, and culture. ALA was founded on the notion
that great design is a product of careful listening, inclusive decision-making, and unrelenting passion for enduring
built spaces. We believe landscape architecture lies at the nexus of the built form and the ephemeral qualities
of an ever-changing environment. ALA’s team o ers a unique set of skills and perspecti e, well-equipped to
harmonize and reconcile the roles and value systems of varied design disciplines. We integrate expertise and
intuition o craft p werful places, built upon a commitment to resiliency and sustainability. Our studio’s passion
for craft and echnical savvy a ords us the opportunity to collaborate across a broad geographic range and
myriad project scales from intim te private spaces to large-tract master plans.

ALA was founded in 2014 by Principal, Nick Aceto. ALA has 5 employees, all of which are landscape architects,
licensed in the states of Maine, Massachusetts, N w York and Colorado.




 67
PROJECT TEAM KEY PERSONNEL

 NICK ACETO, PLA, ASLA
 ACETO LANDSCAPE ARCHITECTS
 FOUNDING PARTNER, LANDSCAPE ARCHITECT | NA@ACETOLA.COM

 Nick is a licensed landscape architect and urban designer with a deep passion for the
 creati e process. Nick believes in landscape as a framework for organizing the pa erns
 and behaviors through which we live. From the private garden to the region, Nick
 has the ability to recognize and translate pa erns into visual narrati es which tell the
 unique story of a place through built form. Nick grew up in Portland, Maine where he
 developed an deep appreciation or the rich and varied New England landscape, from
 rocky shorelines of the Atlantic o the forested peaks of the Appalachians. As both a
 consummate urbanist and adventure-seeking outdoorsman, Nick is intrigued by the
 interplay between urban form, economics, wild nature, and ecology.


 CAITLIN ACETO, PLA, ASLA
 ACETO LANDSCAPE ARCHITECTS
 FOUNDING PARTNER, LANDSCAPE ARCHITECT | CA@ACETOLA.COM

 Caitlin is a licensed landscape architect in the states of Maine, New Hampshire, and Colorado,
 who’s passion for art and design began in the Chicagoland area where she was exposed to the
 architectural works of Frank Lloyd Wright and Olmsted’s historic planned community of Riverside.
 Caitlin’s project experience ranges in scale from circulation and ayfinding design t Grand
 Canyon National ark, to security barrier conceptualization or the Thomas Je erson Memorial,
 to signage programming and design. Caitlin brings a distilled clarity o design that strives to
 embody the contextual heritage, textural richness and cultural integrity of place.




 SETH KIMBALL, PLA, ASLA
 ACETO LANDSCAPE ARCHITECTS
 PRINCIPAL, LANDSCAPE ARCHITECT | SK@ACETOLA.COM

 Seth has been practicing Lands ape Architecture for over 15 years. He has a Bachelor’s
 degree in Landscape Architecture from the University of Massachusetts Amhe st. Seth’s
 project experience includes serving as project manager/lead designer for a master plan
 for the new Al Guhair University in Dubai, the Al Ain Oasis Cultural Quarter Master
 Plan in Abu Dhabi, institutional xperience including Phillips Andover Academy, Bates
 College, George Stevens Academy, and Southern New Hampshire University, and a range
 of residential p oject including homes in Texas, Idaho, Montana, New York, Arizona, and
 several throughout the northeast. Seth joined ALA in 2018, bringing to the practice his
 experience in civic, institutional, and esidential p ojects. further ALA’s commitment to
 achieve sustainable and resilient project outcomes.


 68
LIST OF SELECT CURRENT & ONGOING OR COMPLETED ALA PROJECTS
ALA has been fortunate to have made meaningful contributions o a vast array of projects across a wide gamut
of scales over the last 5-6 years. Below is an abbreviated list of select project examples intended to provide a
sense of our professional skill set, experience, and range as a design studio. We would be happy to provide more
information about a y of the below projects upon request.
RESIDENTIAL
DBX 11 RESIDENCE ASPEN, CO
WHITE HORSE SPRINGS RESIDENCE ASPEN, CO
TELLURIDE AGUIRRE ROAD RESIDENCE TELLURIDE, CO
PRIVATE RESIDENCE SOUTH FREEPORT, ME
SHADOW MOUNTAIN CONDOMINIUMS ASPEN, CO
SMYTH RESIDENCE SNOWMASS, CO

COMMERCIAL/CAMPUS
100 FORE STREET OFFICE BUILDING PORTLAND, ME
66 STATE STREET PORTLAND, ME
LAAM 525 LIVE-WORK BASALT, CO
HOTEL ASPEN ASPEN, CO
MEMORIAL PLAZA QUANTICO, VA
CUMBERLAND CLUB SITE PLAN PORTLAND, ME
RIVERSIDE LIVE-WORK PORTLAND, ME
WILLITS BEND LIVE-WORK BASALT, CO
RED HAWK ELEMENTARY SCHOOL ERIE, CO
CSU UNDERPASS STUDY FORT COLLINS, CO
ANDERSON RANCH ARTS CAMPUS SNOWMASS VILLAGE, CO

HOUSING & DEVELOPMENT
SCARBOROUGH DOWNS MASTER PLAN SCARBOROUGH, ME
THE TREE FARM BASALT CO
66 STATE STREET PORTLAND, ME
BLOCK 11 MASTER PLAN BRECKENRIDGE, CO
BROKEN COMPASS BREWERY BRECKENRIDGE, CO
RIVERBEND COMMERCIAL CENTER TIMNATH, CO
CUMBERLAND MULTI-GEN CUMBERLAND, ME

PUBLIC
COMMERCIAL STREET TRANS. STUDY PORTLAND, ME
LIBBYTOWN PLAYSCAPE PORTLAND, ME
PORTLAND DOWNTOWN SQUARE PORTLAND, ME
BASALT POST SIGNAGE BASALT, CO
TOWN WAYFINDING SIGNAGE BASALT, CO
BAYSIDE ADAPTS MASTER PLAN PORTLAND, ME
ARBANEY PARK MASTER PLAN BASALT, CO
BASALT OUR TOWN BASALT, CO
TIMNATH COMMUNITY PARK TIMNATH, CO
PACTS SMART CORRIDOR STUDY PORTLAND, ME
LIBBYTOWN VISIONING PORTLAND, ME
BERTHOUD PARKS & OPEN SPACE PLAN BERTHOUD, CO




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REFERENCES

CAITLIN CAMERON
CITY OF PORTLAND, URBAN DESIGNER
207-874-8901
CCAMERON@PORTLANDMAINE.GOV

“In my capacity as Urban Designer for the City of Portland, I interacted with Aceto Landscape Architects (ALA) on the
100 Fore Street project where they demonstrated thoughtful and c eati e design strategies for a challenging urban site.
Speaking from my experience working with a diversity of landscape and urban design professionals in Southern Maine,
I found ALA to have an innovati e approach that demonstrates a value for and understanding of the role of public space
and urban landscape for the livability and resiliency of cities and owns.” - Caitlin Cameron

BRUCE HYMAN
CITY OF PORTLAND. TRANSPORTATION PROGRAM MANAGER
207-874-8717
BHYMAN@PORTLANDMAINE.GOV

“Aceto Landscape Architecture’s compelling graphics as part of the Portland-South Portland Smart Corridor Plan e ort
in 2017 enabled the public to readily visualize the benefits and t ade-o s of various transportation al ernati es being
considered and highlighted the opportunities those al ernati es could also have for placemaking, a key goal of the
Plan.” - Bruce Hyman

RICH CIECIUCH
PROJECT WORKSHOP
970-729-0126
RICH@PROJECT-WORKSHOP.COM

“ALA is a key design collaborator in our design build approach, helping to navigate complex approval issues,
particip ting seamlessly in the i erati e design process that succeeds best when site attribu e identi ation and
organization melds with building design oncepts. They are excellent listeners and always come back with creati e and
unexpected solutions. Community and Neighbor impacts of a y development must be carefully contemplated and
negoti ted to a successful outcome, and ALA has all the skills and experience to shape and illustrate how new projects
relate to the existing abric of community and neighborhoods.” - Rich Cieciuch



DAN BACON MARK RUDOLF
DEVELOPMENT DIRECTOR MR.HOLDINGS PRINCIPAL / OWNER VELLUM ARCHITECTS
207.232.5154 970 618 1889
DBACON@MR.HOLDINGS MARK@VELLUMAD.COM

JAY CHACE TROY MOON
PLANNING DIRECTOR, TOWN OF SCARBOROUGH CITY OF PORTLAND SUSTAINABILITY COORDINATOR
207-730-4042 THM@PORTLANDMAINE.GOV
JCHACE@SCARBOROUGHMAINE.ORG 207.756.8362




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 LO
 C
 AL
 ST
 RESIDENTIAL, TYP. RE
 MIXED-USE ET T
 OFFICE/ EE
 COMMERCIAL TR
 RESIDENTIAL LS
 A
 C
 LO
 PARKING




 M STOREFRONT
 AIN
 MIXED-USE RETAIL/OFFICES
 ST
 COMMERCIAL RE
 ET SCARBOROUGH
 COMMUNITY
 RECREATION
 MIXED-USE
 COMMERCIAL FUTU
 MIXED-USE MIXED-USE RESIDENTIAL



 CAFE
 PLAZA
 WOONERF MARKET STREET
 RESIDENTIAL


 SPORT
 COURT




 THE MARKET THE DOWNS
 MIN PARKING MARKET EVENT BOUTIQUE
 OR TERRACE PAVILLION
 CENTER COMMON HOTEL

 TE
 RIA (RE-PURPOSED
 AR
 L GRANDSTANDS)
 MIXED-USE
 GREENBELT
 COMMERCIAL
 SKATE
 PLAZA



 POTENTIAL
 FUTURE NEIGHBORHOOD
 LOCAL STREET
 CAFE
 PLAZA
 RESIDENTIAL/OFFICE, TYP.
 RESIDENTIAL RESIDENTIAL FUTURE TRAIL
 CONNECTION
 SCULPTURE
 PARK




 PARKING




 POTENTIAL
 FUTURE NEIGHBORHOOD
 RESIDENTIAL RESIDENTIAL




THE DOWNS | 510-ACRE MASTER PLAN & TOWN CENTER
SCARBOROUGH ME
ALA has worked collaborati ely with Gorrill Palmer Consulting Enginee s along with a large team of consultants
and stakeholders in developing a master plan for this 500+ acre former harness racing facility. The project was
recently granted a TIF agreement based in large part on the attribu es ALA visualized in their plans for the pro-
posed Town Center which included a 4 acre community park with music venue, playground, and sport courts.

KEY STAFF Nick Aceto, Seth Kimball
SERVICES Master Planning, Urban Design, Landscape Architecture, Visualizatio
STATUS Planned
REFERENCE Jay Chace, Planning Director, Town of Scarborough | Jchace@Scarboroughmaine.org

 71
 FUTURE
 TRAIL
 CONNECTION




 WETLAND




 100’ SETBACK

 COMMUNITY
 GATHERING
 SPACE


 SWM
 AREA

 COMMUNITY
 GATHERING
 SPACE CO


 WETLAND
 SWM
 AREA

 PACKAGE/MAIL PICKUP
 W/BENCH/TRASH/BICY-
 CLE RACK
 ENHANCED TRAIL
 CROSSING
 WETLAND


 POCKET
 PARK



 12-UNIT SINGLE-FAMILY
 APARTMENT, TYP. DWELLING, TYP.
 (3-STORY)



 BICYCLE LANE

 BICYCLE RACK/TRASH/
 BENCH, TYP.
 TRANSIT STOP



 SWM
 FUTURE AREA
 8-UNIT BLDG




GRIST MILL NEIGHBORHOOD
SCARBOROUGH ME
ALA worked with closely with an experienced Southern Maine builder to develop a neighborhood plan which
begins to challenge conventional subdivision de elopment rules with a compact pa ern and highly walkable
streetscape organized around a central woodland preserve which serves as a neighborhood playscape.

KEY STAFF Nick Aceto, Seth Kimball
SERVICES Master Planning, Urban Design, Landscape Architecture, Visualizatio
STATUS Completed Fall 2019
REFERENCE Jay Chace, Planning Director, Town of Scarborough | Jchace@Scarboroughmaine.org


 72
FRONTRUNNER PARK
SCARBOROUGH ME
This third phase of The Downs master plan includes over 200 homes across a broad range of a ordability inclu-
diing compact, lane-loaded single family and pocket homes as well as more than 75 apartment units and ground
floor office space. The plan is ganized around a series of small parks and a highly-walkable street grid.

KEY STAFF Nick Aceto, Seth Kimball
SERVICES Master Planning, Urban Design, Landscape Architecture, Visualizatio
STATUS Permi ed, Expected Construction all 2020
REFERENCE Jay Chace, Planning Director, Town of Scarborough | Jchace@Scarboroughmaine.org


 73
LAAM 525
BASALT CO
Aceto Landscape Architects worked closely with architect, owner and contractor on this urban infill d velop-
ment, providing creati e streetscape and urban plaza design interventions. The p oject included 8 a ordable
residential units, 5,000 SF of ommerical / light industrial space, parking, and integration with the owns transit
system.

KEY STAFF Caitlin Aceto, Nick Aceto
SERVICES Landscape Architecture, Urban Design
STATUS Under Way Summer 2020
REFERENCE Glenn Rappaport| grappa@blackshack.net

 74
FREEPORT LIVE-WORK
FREEPORT ME
Freeport Live-Work is a community master plan envisioned as a series of mixed-density neighborhoods including
more compact, single-family pocket homes as well as mixed-use townhomes and commercial-office buildings

KEY STAFF Nick Aceto, Caitlin Aceto
SERVICES Landscape Architecture, Urban Design, Planning
STATUS Planned
REFERENCE Undisclosed




 75
BASALT ON-CALL PLANNING
BASALT CO
ALA was tasked with the study of two parcels within the Town of Basalt Growth Management Area for feasibility
of alternati e ‘a ainable’ housing development options. ALA xplored options or pocket neighborhoods, com-
pact lot scenarios, and consolidation of i frastructure as a means to o set development cost and in turn reduce
home pricing.

KEY STAFF Lisa Cowan, Caitlin Aceto
SERVICES Landscape Architecture, Visualizatio
STATUS Planning Document Complete 2016
REFERENCE Undisclosed | Undisclosed


 76
BRECKENRIDGE SUSTAINABLE COMMUNITY
BRECKENRIDGE CO
ALA provided master planning, urban design and landscape architecture services for the larger mixed-use
community surrounding the Broken Compass Brewery site in Breckenridge, Colorado.

KEY STAFF Nick Aceto, Caitlin Aceto
SERVICES Landscape Architecture, Visualizatio
STATUS On-Hold
REFERENCE Rich Ciueciuch, Project Workshop




 77
RAISE-OP | BLAKE STREET CHARETTE
LEWISTON ME
ALA worked collaborati ely with this Lewiston CO-OP via a series of chare es and workshops to help develop a
plan for a new CO-OP building which could be replicated across a number of typical infill si es across Lewiston.
Working with residents, ALA and BILD Architecture built consensus around parking, site utili ation, p ogram, and
amenities.

KEY STAFF Nick Aceto, Caitlin Aceto
SERVICES Site Planning, Urban Design, Public Engagement
STATUS Planned, On-Hold
REFERENCE Craig Saddlemire, Evan Carroll

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RAILROAD SQUARE LIVE-WORK
YARMOUTH ME
Situated on a former commercial shipping yard between an existing ailroad corridor and historic Main Street,
Railroad Square is conceived as a compact, walkable, mixed-use residential ommunity which celebrates the sites
hitoric commercial character while testing n w models for lving and working.

KEY STAFF Nick Aceto, Caitlin Aceto
SERVICES Landscape Architecture, Site Planning
STATUS Planned
REFERENCE Kevin Bunker, Alex Jaegerman



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JAX SCHOONER HEAD EAST CO-HOUSING
BAR HARBOR, ME
The Jackson Laboratories is an institution with a long h tory in Bar Harbor and on eof the State of Maine’s
largest employers. ALA was tasked with developing a site inventory and analysis and conceptual master and site
plans for employee and guest housing on a 36.5 acre parcel directly adjacent to the main campus.

KEY STAFF Nick Aceto
SERVICES Site Planning, Urban Design
STATUS Planned, Under Way
REFERENCE John Fitzpatrick



 80
WILLITS BEND | LIVE-WORK COMMUNITY
BASALT CO
ALA has worked closely with Black Shack Office o develop plans and visualization or expansion of this live-work
community in Basalt, CO. The community is comprised of 6 buildings with commercial, light-industrial space on
the ground floor with enant-finish esidences above.

KEY STAFF Nick Aceto
SERVICES Master Planning, Urban Design, Landscape Architecture, Visualizatio
STATUS Completed 2019
REFERENCE Glenn Rappaport


 81
LIBBYTOWN PLAYSCAPE
PORTLAND ME
ALA worked closely with the Libbytown Neighborhood Association o provide conceptual design and visuals for
a new playground planned in Dougherty Field Park in Portland. Due in large part to ALA’s imaginati e design
in conjunction with the neighborhood associ tion s proposal, the project was awarded more than $130,000 in
CDBG funding in 2018 through the competi e selection p ocess with the City of Portland.

KEY STAFF Nick Aceto, Caitlin Aceto
SERVICES Landscape Architecture, Visualizatio
STATUS Under Way Summer 2020
REFERENCE Ethan Hipple, Zack Barowitz

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Blackstone Senior
Living
Location: Falmouth, Maine Cost: $185 / sf
Completion Date: February 2018 Scope: New Construction and rehabilitation
Size: 15,000 square feet new Reference:
Program: 19 units new, 1-bedroom, and 2- bed- Catherine Elliott
room apartments to Passive House performance Avesta Housing
levels; plus significant rehabilitation of 20 existing (207) 553-7780
units CElliott@avestahousing.org




 83
48 Union Wharf |Portland, ME. 04101|tel. 207.772.6022

www.archetype-architects.com

Company Background and History

Archetype Architects has, since 1983, developed an extensive portfolio of building projects in Maine and
New England. We are a commercial architectural firm specializing in business, retail and housing
developments. Our areas of service include master- planning, architectural design, and interior design.
Prior to 1983 David Lloyd and Bill Hopkins maintained separate practices after having begun their careers
in Boston and New York, respectively.

Archetype regularly designs and completes commercial projects in a very diverse field of typologies.
Everything from hospitality and multi-family residential to offices and light industrial projects is well within
our purview.

Personnel:

Principals: David Lloyd
 William Hopkins

Architects: David Mele
 Barry Yudaken
 Virginie Stanley
 Katherine Detmer
 James Broadbent

Architectural Associates: Michael Hutchins
 Mike Coyne
 Devin Cough

Architectural Interns: Maryna Nelson
 Sam Berry

Interior Designer: Sally Anderson

Office Manager: Susan Geffers

Registration Status:

Maine, New Hampshire, Massachusetts, Connecticut, New York, New Jersey, RI and US Virgin Islands

Professional Affiliations:

National Council of Architectural Registration Board
International Building Code
National Fire Protection Association




 84
RELATED PROJECT EXPERIENCE

Archetype has provided Design Services for the following residential projects.

Project & Location Type of Project Client
__________________________________________________________________

Osprey Circle 48 Units Apartments Kevin Bunker - Developers Collaborative
S. Portland, ME 2 large multi-unit buildings (207) 766-1632 - bunker.kevin@gmail.com

Oriole Way 50 Units Apartments Kevin Bunker - Developers Collaborative
Ellsworth, ME 7 Buildings, Flats and Townhouses (207) 766-1632 - bunker.kevin@gmail.com

Webster Point 15 Units Condos Kevin Bunker - Developers Collaborative
Orono, ME 7 Buildings Townhouses (207) 766-1632 - bunker.kevin@gmail.com

Summer Street 15 Units Apartments Kevin Bunker - Developers Collaborative
Gardiner, ME 2 Buildings, Flats and Townhouses (207) 766-1632 - bunker.kevin@gmail.com

Minot Ave. 36 Units Apartments Kevin Bunker - Developers Collaborative
Auburn, ME 3 Buildings, Flats and Townhouses (207) 766-1632 - bunker.kevin@gmail.com

Maple Street 29 Units Apartments Kevin Bunker - Developers Collaborative
Augusta, ME 3 Buildings, Flats and Townhouses (207) 766-1632 - bunker.kevin@gmail.com

Deering Place 75 Units Apartments Avesta Housing
Portland, ME (207) 553-7780

Motherhouse 88 Units Elderly Apartments Kevin Bunker - Developers Collaborative
Portland, ME (207) 766-1632 - bunker.kevin@gmail.com

Fox School 12 Units Elderly Apartments Avesta Housing
S. Paris, ME (207) 553-7780

Larrabee Commons 38 Units Elderly Apartments Christopher LaRoche – Westbrook Housing
Westbrook, ME (207) 854-6805-claroche@westbrookhousing.org

Millbrook Estates 38 Units Elderly Apartments Christopher LaRoche – Westbrook Housing
Westbrook, ME (207) 854-6805-claroche@westbrookhousing.org

St. Ignatius 66 Units Apartments Kevin Bunker - Developers Collaborative
Sanford, ME (207) 766-1632 - bunker.kevin@gmail.com

Eliot Housing 38 Units Elderly Apartments David Bateman - Bateman Partners, LLC
Eliot, ME HUD (207) 772-2992-David@batemanpartnersllc.com

Carleton Street 37 Units Apartments Avesta Housing
Portland, ME (207) 553-7780

Huse School 58 Units Apartments Nathan Szanton - The Szanton Company
Bath, ME (207) 8719811- nszanton@szantoncompany.com

Hodgkins School 47 Units Apartments Amanda Bartlett - Augusta Housing
Augusta, Me amanda.bartlett@augustahousing.org

134 Washington Ave. 18 Units Veterans Housing Avesta Housing
Portland, ME (207) 553-7780




 85
RELATED PROJECT EXPERIENCE

Archetype has provided Design Services for the following residential projects.

Project & Location Type of Project Client
__________________________________________________________________

Village Green 38 Units Apartments David Bateman - Bateman Partners, LLC
Cumberland, ME (207) 772-2992-David@batemanpartnersllc.com

Sanford Mill 36 Units Apartments Northland Enterprises, LLC
Sanford, ME Rex Bell

Danforth on High 30 Units Apartments Random Orbit, Inc.
Portland, ME Peter Bass

Hyacinth Place 37 Units Apartments Avesta Housing
Westbrook, ME (207) 553-7780

Sullivan School Apartments 34 Units Apartments David Bateman - Bateman Partners, LLC
South Berwick, ME (207) 772-2992-David@batemanpartnersllc.com

Emery School Apartments 24 Units Apartments Avesta Housing
Biddeford, ME (207) 553-7780

The Mill at Saco Falls 66 Units Apartments The Szanton Company
Biddeford, ME (207) 8719811- nszanton@szantoncompany.com

Spring Crossing Elderly Housing 34 Elderly Apartments Christopher LaRoche – Westbrook Housing
Westbrook, ME (207) 854-6805-claroche@westbrookhousing.org

53 Danforth 43 Units Apartments The Szanton Company
Portland, ME (207) 8719811- nszanton@szantoncompany.com

Walker Terrace 40 Units Apartments The Szanton Company
Portland, ME (207) 8719811- nszanton@szantoncompany.com

Casco Terrace 27 Units Apartments The Szanton Company
Portland, ME (207) 8719811- nszanton@szantoncompany.com




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ACORN ENGINEERING, INC.
COMPANY PROFILE

Acorn Engineering, Inc. is a Portland-based civil and environmental engineering firm of
nine full-time employees and four construction inspectors. Acorn’s team has a diverse
portfolio providing Maine with quality engineering and environmental services as well as
state-wide construction administration on behalf of the Maine Department of
Transportation.

A cornerstone of Acorn Engineering is the attention to quality and exceptional level of
service on every project, regardless of size. Our engineers and scientists pride themselves
on their extensive experience, which is backed by a broad knowledge of civil and
environmental engineering practices from smaller residential projects to larger commercial
projects that integrate environmental assessment and site redevelopment.

Acorn Engineering has demonstrated the ability to breakdown and synthesize widely
disseminated regulations into accepted engineering practices and practical site assessment
and development. As a result of Acorn’s efforts, the Cumberland County Soil & Water
Conservation District recently recognized Acorn as the Contractor of the Year. This was the
first award associated with the nationally recognized Long Creek Restoration Project and
the first time the Cumberland County Soil & Water Conservation District ever recognized
an engineering firm as their Contractor of the Year.

Acorn’s expertise covers the areas of: civil/site design, evaluation, development, and
permitting; and construction phase services such as construction administration,
construction documents, project bidding, and site inspection including erosion and
sedimentation control. Acorn’s experience also includes the field of environmental
engineering and compliance such as: Phase I and Phase II environmental site assessments,
soil and groundwater remediation planning and design; Maine’s Voluntary Response Action
Program (VRAP); and stormwater treatment system design and permitting.

Acorn’s engineers have designed, permitted, and overseen construction on numerous single-
family and multifamily residential projects including traditional subdivision designs
featuring on-site sewage/septic disposal and drilled wells. Furthermore, Acorn has
demonstrated extensive experience and capabilities with municipalities, the Maine
Department of Transportation (MDOT), Maine Department of Environmental Protection
(MDEP), soil & water conservation districts, conservation commissions, municipalities, and
the private sector on environmental and site development projects as demonstrated by the
following:

 • Listed on Maine DEP’s Pre-Qualified Vendor List for Environmental Consulting
 Services
 • Listed on Maine DOT’s Pre-Qualified Consultants for eight service areas (listed
 under Section I.D)
 • Cumberland County Soil & Water Conservation District Contractor of the Year
 for work on the Long Creek Restoration Project




65 Hanover St., Portland, ME 04101 207-775-2655 info@acorn-engineering.com
 93
ACORN ENGINEERING, INC.
REPRESENTATIVE PROJECTS

 • Public Works Redevelopment – Meeting House Hill
Over the past two
years, Acorn
Engineering has
worked in close
association with the
City of South
Portland, neighbors,
and private clients
on the re-
development of the
former Public Works
facility. The 6-acre
site is nestled in the
middle of the
Meeting House Hill
residential neighbor-
hood and is currently
a mix of storage buildings, fuel fill stations, miscellaneous stockpiles, and pavement. The
site will be redeveloped into a mix of multifamily townhomes and single-family dwellings
comprising 38 units along with a public park and community gardens.
In addition to the environmental remediation, Voluntary Response Action Program (VRAP),
and other environmental considerations given the previous land use, the project is subject
to a Maine DEP stormwater management law. The redevelopment design results in a
reduction in impervious area of over 50% and reduces land use intensity across the site.
Though not required, several stormwater BMP’s have been implemented into the site as a
best practice, further attenuating and treating stormwater runoff. In addition to the
significant redevelopment plan, Acorn has designed an infrastructure plan to separate the
storm and sewer mains. This will include installing 400 feet of new storm drain along the
existing O’Neil Street right-of-way and 700 feet of new storm drain along the proposed
O’Neil Street right-of-way extension. Overall, this effort will reduce the effects of combined
sewer overflows (CSO) into Casco Bay which occur due to wet-weather events and the
wastewater treatment plant’s inability to provide capacity for both storm and sanitary
sewer flows.
As part of this project, Acorn held a multitude of meetings with the City including the
assistant City manager, the former Mayor, the entire planning division, and the chief
engineer of Public Works. Furthermore, Acorn has collaborated with department heads of
the Fire, Parks, Public Works, and Water Resource departments to ensure a feasible and
ideal project for all parties. As a result, the process was truly a collaborative effort with a
number of stakeholders weighing in on the design.




65 Hanover St., Portland, ME 04101 207-775-2655 info@acorn-engineering.com
 94
ACORN ENGINEERING, INC.
REPRESENTATIVE PROJECTS


 • Munjoy Heights
Acorn provided civil/site engineering
and permitting for the design of
Munjoy Heights – a six townhome, 29-
unit development on the steep slopes of
Munjoy Hill in the City of Portland.
Acorn designed and developed
construction drawings for the sanitary
sewers, storm drains, water mains,
driveways and pedestrian circulation,
retaining wall locations, building
locations, and drainage infrastructure
to be built in compliance with City
standards.
A key component to the project was coordinating with the City on the future combined
sewer separation project and the site’s overall stormwater management. Additionally,
discussions with neighbors and stakeholders were paramount in the project’s success.
The innovative urban infill project compliments the Munjoy Hill neighborhood with a
communal design and plentiful native landscaping that replaced invasive species which
previously dominated the eroding banks prior to the development. The $22 million project
features a courtyard, terraced landscaping, a Portland Trails-maintained path that
connects the redevelopment to the existing trail system, and low impact development
(LID) techniques that meet MDEP Chapter 500 regulations. The stormwater management
includes an underdrained sand filter and chambers that detain and treat stormwater on
site in tandem with strategically placed rain gardens.
The project required extensive coordination and collaboration between the client, City of
Portland, Portland Trails, the structural engineer, the architect, and the contractor to
successfully complete the project with the first “woonerf” in the state and maintaining the
existing public walking path through the property.




65 Hanover St., Portland, ME 04101 207-775-2655 info@acorn-engineering.com
 95
ACORN ENGINEERING, INC.
REPRESENTATIVE PROJECTS

 • 200 Valley St
Working with Avesta Housing,
Acorn Engineering provided civil
engineering and permitting for
Avesta’s 60-unit project in the
St. John Valley neighborhood.
This urban infill project replaces
the existing single-family house
and abutting vacant lots into
new affordable housing
opportunities with two levels of
covered parking, amenities, and
a rebuilt project frontage with
new sidewalks, street trees, and
bicycle hitches.
As part of the project, Acorn
developed a transportation and parking analysis to ensure that the provided parking will
adequately serve the redevelopment. Furthermore, the design team identified and
implemented multiple strategies to encourage residents to efficiently utilize the many
modes of transportation available on the Portland peninsula.


 • Little Dolphin Drive & Jocelyn Place
In collaboration with the South
Portland Housing Authority and
Risbara Holdings, Acorn provided
civil engineering design and
permitting of a multi-use subdivision
at the end of Little Dolphin Drive in
Scarborough. Proposed uses include
a two-story office building and a
three-story 60-unit senior housing
facility with associated parking and
landscaped areas.
In addition to a voluntary
neighborhood meeting, the project
went through a 3-step master plan phase with the Town of Scarborough in which the project
was collaborated on with Planning Staff, the Planning Board, and neighbors.
The project is subject to Maine DEP and US Army Corps permits. To adequately treat
stormwater on the site, Acorn has designed multiple stormwater BMPs meeting Maine DEP
Chapter 500 regulations resulting in a low impact design.


65 Hanover St., Portland, ME 04101 207-775-2655 info@acorn-engineering.com
 96
ACORN ENGINEERING, INC.
REPRESENTATIVE PROJECTS

 • 89 Anderson Street
In collaboration with
Redfern properties
and the East Bayside
neighborhood, Acorn
developed the civil/site
engineering design of
a mixed use 53-unit
redevelopment of an
existing under-
utilized, urban infill
lot in the East Bayside
neighborhood. Acorn’s
scope of services
included in the initial
phase applying for and
obtaining a zone
change and
conducting Phase I and Phase II Environmental Site Assessments to evaluate potential
environmental contamination at the site.
After conducting the environmental remediation efforts, Acorn developed the site layout and
design of sanitary sewers, storm drains, water mains, site driveway, retaining wall
locations, building locations, parking lot design, building drainage structures, utility
connections and landscaping plan (with a landscape architecture subconsultant) to meet the
City of Portland Technical Standards. Acorn also integrated sidewalk and improvements
associated with the project into the City’s Anderson Street ByWay project. Furthermore, the
project team worked with a non-profit organization, the Telling Room, to provide public art
along the Fox Street streetcape in lieu of traditional fencing.
Overall, the project established an important mixed use building on a prominent corner lot
adjacent to Kennedy Park which contains popular recreation space. The building houses a
restaurant and the Gear Hub bicycle school on the first floor with residential apartments
above which encourages an active street presence with housing, goods, and services that
help tie the neighborhood together and keep eyes on the street.




65 Hanover St., Portland, ME 04101 207-775-2655 info@acorn-engineering.com
 97
ACORN ENGINEERING, INC.
REPRESENTATIVE PROJECTS


 • 667 Congress Street – The Hiawatha
The $28 million project
included the civil/site
engineering design for the 8-
story, first floor retail and 139-
unit apartment building on
Congress Street in Portland.
Vehicle parking is served by
two levels with separate access
from Vernon and Avon St. The
project featured building and
site design in an historic
district adjacent to Longfellow
Square.
Services included, but is not
limited to, permitting with the
City of Portland, layout and
design of sanitary sewers,
storm drains, water mains,
pedestrian and vehicle
entrances, building locations, parking lot design, and parking garage grading and drainage.
Acorn provided significant coordination between the Architect, Structural Engineer,
Geotechnical Engineer, Construction Management Company, Owner, and the City.




65 Hanover St., Portland, ME 04101 207-775-2655 info@acorn-engineering.com
 98
Brownfield Assessment & Cleanup

Credere specializes in redevelopment planning, engineering, and environmental sciences
with a goal of providing services that positively impact the community, economy, and
environment using Smart Growth principles. Credere is SBA certified 8(a); DOT certified
DBE in ME, NH and MA; and Self-Certified EDWOSB/WOSB.

The word “credere” means “to believe” in Italian. Credere is also an acronym for community
revitalization, economic development, environmental remediation, and engineering. It was
very important to Theresa and Rip Patten when naming the company that the name
communicates something more than crediting the owners. The name should embody the
company mission: what the company believes, what it aspires to do for its clients, and the
means through which it can be achieved. To us, Credere is the perfect name. We believe
that we can use our engineering education and our knowledge of environmental
remediation to help our clients achieve community revitalization by successful completion of
redevelopment projects. It is our small way to make the world a little better. Credere works
with planning commissions, municipalities, economic development boards, private
developers, and local and federal government agencies to overcome environmental issues
that are hindering the redevelopment process.

Credere’s mission is to provide services that positively impact the community,
economy, and environment that our clients and employees work, live and play.

Credere has extensive experience in completing long-term, sustainable Brownfields
Programs and private redevelopment projects, which use smart growth principles. The
projects include various tasks, such as, environmental assessment, re-use planning and
remediation and redevelopment engineering.




 99
 Marada Adams School – 48 Moody Street,
 Portland, Maine

 The 1.5-acre Marada Adams Community School
 was used as an educational facility from 1958 until
 2006, when the school was closed and the property
 was vacated. Historically, the property contained a
 complex of buildings occupied by the Portland
 Railroad Company and a trolley railroad crossed the
 middle of the site. During the late 1800s, a portion
of the property was also used as the Burgess, Forbes & Company White Lead & Color Works
facility (a can and hand grenade manufacturer). Credere performed a Phase I assessment at
the property in anticipation of a transfer of ownership from the City of Portland to a private
non-profit affordable housing developer, AVESTA Housing. Following the sale of the property,
Credere performed Phase II activities to investigate potential hazardous building materials and
contaminated soil. Based on the Phase II data, the developer was able to anticipate concerns
with worker and future residential exposure, and waste soil disposal. Credere helped the
development team minimize the financial and logistical impact of these issues though the
re-design of the site layout, enrollment in the Maine DEP VRAP program, and attainment of a
$200,000 Brownfields cleanup grant. Between 2012 and 2013, Credere oversaw the
remediation of hazardous building materials, contaminated soils, and the redevelopment of this
site into 16 units of affordable homeownership housing, a public greenway and a playground.
The project transformed an underutilized Brownfields site located in an otherwise vibrant
neighborhood and returned it to the community.

 Thornton Heights Commons – 611 Main Street,
 South Portland, Maine

 The South Portland Housing Authority acquired the
 forma St. John parish church, rectory (i.e. a
 residence for clergy), and a church school in
 Thornton Heights or South Portland, Maine. The
 buildings on the 1.81-acre site were severely
 dilapidated and contained substantial hazardous
building materials including lead, asbestos, and PCBs, and soil was contaminated from lead
paint around all of the Site buildings. Credere performed several phases of environmental
investigation, geotechnical investigation, assisted the housing authority in obtaining a $500,000
EPA Brownfields cleanup grant, and cleanup and redevelopment planning. In 2020, Credere
oversaw the solicitation of bids from cleanup contractors and subsequently implemented the
abatement and remediation of the site, demolition of the Site buildings, and preparation of the
site for redevelopment. The project is currently moving to construction of a 46,000 square foot
four-story mixed-use affordable housing projected that will include parking for seventy vehicles,



 100
a 10,000 s.f. community open space, and three new single-family house lots. The building will
consist of 42 apartments on the three upper floors, a community space, and 7,000 s.f. of
commercial space on the ground floor.

State Street School – 261 Center Street, Brewer, Maine

The State Street School was a 6,630-square foot two-story building that was constructed in
1948. The Site building was operated as an elementary school from 1948 until June 2011 and
was vacant thereafter. Based on assessment work completed at the Site by Credere and
others, asbestos, lead, and universal and/or hazardous waste were considered to be
contaminants of concern. Credere assisted the City in remediation planning and environmental
clean activities, which included abatement and removal of asbestos; universal, special, and
hazardous waste; and lead-based paint building debris in accordance with the Maine DEP
VRAP. To support the redevelopment of the Site, Credere completed a geotechnical
engineering evaluation and provided recommendations for the design and construction of the
48-unit Community Housing of Maine (CHOM) affordable housing development. This was the
first multi-family passive building in ME and in New England, and at the time, was the largest
passive housing building anywhere in the country. As part of this work, Credere conducted a
subsurface exploration program, which included laboratory testing, evaluating subsurface
conditions, and completing geotechnical engineering analyses including settlement and bearing
capacity calculations and limited stability assessment of proposed excavations.




 101
 SITE




SITE LOCATION MAP
MAY 2020 LANDSCAPE ARCHITECTURE + URBAN 102
 DESIGN + GRAPHICS
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 SITE




HISTORIC CONTEXT (pre 295 construction)
MAY 2020 LANDSCAPE ARCHITECTURE + URBAN 103
 DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
 B2
 B2


 R3 R3




 ROS R5
 R5


 IM


 SITE ROS
 R5 B1
 R6

 B2
 RP


 R6
 R5 B2
 R6

 R6
 B5 R6



ZONING MAP
MAY 2020 LANDSCAPE ARCHITECTURE + URBAN 104
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 TRANSIT STOP




 SITE
 TRANSIT STOP




VICINITY TO TRANSIT
MAY 2020 LANDSCAPE ARCHITECTURE + URBAN 105
 DESIGN + GRAPHICS
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AERIAL
MAY 2020 LANDSCAPE ARCHITECTURE + URBAN 106
 DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
 DOUGLASS STREET




 E ET

 SS ST EXISTING HOMES, SINGLE AND MULTI-FAMILY
 R
 GRE

  CON




 R.OW.
 TOTAL AREA
 1.9 +/- ACRES


 DOUGHERTY FIELD PARK




 EXISTING TRAIL




 I-295 INTERCHANGE




DEVELOPABLE AREA
MAY 2020 LANDSCAPE ARCHITECTURE + URBAN 107
 DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
 LAND USE SUMMARY
 BLDG HT UNITS GSF
 A (CO-OP) 3ST. 12 ~11,760
 B (CO-OP) 2 ST. 4 ~4,080
 C (CO-OP) 2 ST. 4 ~4,080
 DOUGLASS STREET D (CO-OP) 2 ST. 4 ~4,080
 E (CO-OP) 2 ST. 4 ~4,080
 F (CO-OP) 3 ST. 12 ~11,760
 EET G (CO-OP) 3 ST. 12 ~11,760
 H (CO-OP) 4 ST. 56 ~63,964
CONG TOTAL 108 ~115,564

 RESS PARKING SUMMARY
 STR
 CONNECTION TO 81 SPACES (.75/UNIT)
 BUS STOP
 LOT COVERAGE
 TOTAL ENVELOPE ~3.08 AC.
 TOTAL BLDG COVERAGE ~40,230 SF
 TOTAL IMPERVIOUS PAVING ~40,163 SF
 TOTAL LOT COVERAGE 80,393 SF (~60%)




 BLDG A BLDG B BLDG B BLDG B BLDG B BLDG F
 3-STORY FUTURE PLAYGROUND LOCATION
 RAIN GARDEN COVERED 3-STORY 2-STORY 2-STORY 2-STORY 2-STORY
 PARKING/ 12 CO-OP 4 CO-OP 4 CO-OP 4 CO-OP 4 CO-OP 12 CO-OP
 BIKE PARKING HOMES HOMES HOMES HOMES HOMES HOMES




 SHARED STREET
 DOUGHERTY FIELD
 PARK
 RAIN GARDEN
 BLDG H BLDG F
 4-STORY 3-STORY
 56 APARTMENTS 12 CO-OP
 HOMES


 APPROX. DEVELOPMENT ENVELOPE

 FUTURE BASKETBALL LOCATION
 EXIT 5
 POTENTIAL FOOD FOREST




 NORTH 0 15 30 60 FEET

DOUGLASS COMMONS CO-OP+ EXISTING LITTLE LEAGUE FIELD
OVERALL SITE PLAN
 108
 01. PRIMARY ENTRY DRIVE
 02. PARKING
 01 03. SHARED STREET
 04. PASEO
 05. GREEN ALLEY
 06. ENTRY TERRACES
 07. BUFFER PLANTING
 08. GARDENS/FOOD FOREST
 09. EXISTING PARK LOOP
 10. MULTI-USE PATH
 APPROX. PROPERTY BOUNDARY 11. RAIN GARDENS
 07 12. FUTURE PLAYGROUND
 13. RELOCATED BASKETBALL
 14. POTENTIAL EV CHARGE STATIONS
 15. BICYCLE STORAGE
 16. TRASH/RECYCLING
 17. COMMUNITY GARDENS
 BLDG A BLDG B BLDG B BLDG B BLDG B BLDG F
11 3-STORY 04 2-STORY 05 2-STORY 2-STORY 2-STORY 3-STORY 06
 02 12 CO-OP 4 CO-OP 4 CO-OP 4 CO-OP 4 CO-OP 12 CO-OP
 14 HOMES HOMES HOMES HOMES HOMES HOMES

 16 12


 09
 17

 16 03
 DOUGHERTY FIELD
 14 PARK
 17



 11 15
 BLDG F
 BLDG H
 3-STORY
 4-STORY
 12 CO-OP
 56 APARTMENTS
 HOMES




 APPROX. DEVELOPMENT ENVELOPE
 13
 10

 08
 FOOD FOREST
 NORTH 0 15 30 60 FEET

DOUGLASS COMMONS CO-OP+
ENLARGED SITE PLAN
 109
110
WOONERF WOONERF




COMMON GREEN PARK PROMENADE

SITE PRECEDENTS
MAY 2020 LANDSCAPE ARCHITECTURE + URBAN 111
 DESIGN + GRAPHICS
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A. Developer

RFP 20068

Brian Eng
6 City Center, Floor 3
Portland, ME 04101
bri.d.eng@gmail.com
Phone: 413-262-2610
Fax: 207-899-4870

Alternative Contact:
Liz Trice
liztrice@gmail.com
Phone: 207-776-0921

-------
Eng Proposal for RFP 20068


B. Lambert Village Proposal (RFP 20068)

Overarching goal: “Beautiful, Sustainable, Attainable, High Performance Co-operative Village”

Lambert Village creates a pedestrian friendly, closely knit “pocket neighborhood” of highly
energy efficient, family-oriented, factory-built, single-family-style homes and neighborhood
amenities at the two sites totaling 13.39 acres at 165 Lambert Street in the North Deering
neighborhood of Portland, Maine. Lambert Village will be structured as a limited-equity housing
co-operative (“Co-op”) developed by a partnership of highly experienced development and co-
op professionals. We see this as a unique opportunity to use innovative legal, financial and
design models to create an environmentally sustainable, family-oriented homeownership
community with permanent affordability. Co-op housing communities are democratically owned
and operated. From a governance and decision-making standpoint, co-ops are inherently the
most participatory and collaborative form of housing. Traditional single family homeownership is
autocratic. Condominium ownership is like a United Nations of autocracies. Co-op home
ownership builds closer, more collaborative communities --- a village. The innovative, clustered
landscape and building design of Lambert Village honors and supports these democratic and
community building principles.

In addition to collaborative governance, the co-op structure permits innovative financing through
the HUD Section 213 program. The favorable loan-to-cost, interest rate and amortization terms
of Section 213 loans are far more supportive of the high-cost of new construction than
conventional residential financing. Furthermore, the model deemphasizes individual credit
scores by placing a blanket mortgage on the entire cooperative rather than individual mortgages
on each home. We expect that Lambert Village will appeal primarily to renters who desire the
control that homeownership affords but might otherwise have difficulty qualifying for a sufficient
individual mortgage. Secondarily, we imagine that Lambert Village will appeal to households
that value the Village’s innovative design and community characteristics. Finally, Lambert
Village will form under the Maine Cooperative Affordable Housing Act (13 M.R.S. §§ 1741, et
seq.) which is specifically designed to create permanently affordable housing consistent with the
City’s goals.

Proposed Use to Achieve the City of Portland’s Goals

Market Demand (20 Points)

100% of Lambert Village’s homes will be permanently affordable for households earning
between 60%-100% of Area Median Income (AMI).

Economic Diversity (10 Points)

Lambert Village provides housing options which promote economic diversity in the
neighborhood by serving a range of incomes. The ability to support economic diversity will be
directly proportional to the City’s ability to support the project through the contribution of land,
tax increment financing, etc.

Age Inclusive (10 Points)

Lambert Village will provide age-inclusive housing. The homes of Lambert Village will be
efficiently sized (~1,250 square feet) yet with enough bedrooms (3) and bathrooms (2) to serve
young couples, families, empty nesters and multigenerational families. Co-op ownership, shared
spaces, and management of the Co-op by the Cooperative Development Institute will cultivate
community cohesion which will both benefit from and serve multigenerational households.


 1
Eng Proposal for RFP 20068


Impact on Surrounding Neighborhood: Project Design (15 points)

Our proposal is consistent with the design characteristics of the surrounding neighborhood. The
13.39 acre site is currently bounded by open space, single family homes and streets. By using a
single family home form factor in an innovative “pocket neighborhood” site design, the structures
will be consistent with existing homes. The site design offers separation from neighbors and the
streets while also improving access to existing trails by creating green space and pathways
connecting transit, trails, and sidewalks that are welcoming to existing neighbors, bikers,
pedestrians, and children. Our site design preserves the existing wetlands and open space for
wildlife. The site also offers the potential to create community center resources for the
neighboring community if the Co-op and the City can agree on an appropriate partnership.

Amenities and unit design (10 points)

Amenities & unit design have been well thought out and are appropriate for residents. The
layout of the neighborhood is intended to foster a sense of community and initiate interaction
amongst home owners, while providing privacy and sense of personal ownership. Front porches
and stoops face the green, cars are consolidated outside the communal green, and a network of
trails connect to Washington Avenue extension transit stop as well as regional trail networks.

The current unit mix for the Co-op is twenty to forty-five 3br, 2ba, 1,250 sf single family homes
depending on the success of rezoning as discussed below.

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

 ● Readiness to proceed (15 points) We have letters of commitment or interest from all
 projected sources of funding except where procurement rules disallow.

 ● Track record of development team (10 points) Every development team member has
 a successful track record with this type of project and at this scale.

 ● Current capacity of development team (10 points) Our development team members
 have exceptional depth of human and financial resources to complete this project.
 See attachments for details.

Proposed Re-zoning

To accommodate the innovative clustering of single-family style homes in the attached plans,
based on discussions with City Staff, we will likely require a contract zone (or a judgment by the
planning board that the co-operative structure would classify the homes as Multifamily under the
Zoning Ordinance). Alternatively, the project should also work as a R-3 or R-5 PRUD (which
would require a form-factor change of some or all homes from single-family style to duplex
style). Either approach should be financially feasible and create the maximum number of
affordable homes while honoring the design characteristics of the surrounding neighborhood
and the innovative site plan.




 2
Eng Proposal for RFP 20068


C. Financial Feasibility

Please note that the financial feasibility numbers are for a 20-home Phase 1. The site
design also contemplates a Phase 2 of 26 homes for a total of 46 homes.

Prospective and Committed Sources of Funding & Letter from Lending Institutions

 ● Centennial Mortgage HUD Section 213 Loan - letter attached
 ● Share sales from prospective residents - equivalent of down payment on condo
 (Approximately $4,300/unit, potentially variable by income level) - letter attached
 ● City of Portland Affordable Housing TIF (75% for 30 years) - letter not allowed
 ● City of Portland Housing Trust Fund ($200,000 est.) - letter not allowed
 ● Maine Housing Community Solutions Grant ($200,000 est) - letter not allowed

Attachments:

Attachment 1: Site Images
Site Photographs and Maps
Proposed Site Plan Rendering

Attachment 2: Letters of Interest and Support
Letters: Cooperative Development Institute, Prospective Residents, Centennial Mortgage

Attachment 3: Team Portfolios. Examples of prior projects that indicate the proven ability
to develop a project of similar type and scale from a fiscal perspective.
Portfolios: Maine Cooperative Development Partners, BrightBuilt Home, Aceto Landscape
Architects, UHAB, Cooperative Development Institute, Acorn Engineering.




 3
Eng Proposal for RFP 20068


C. Financial Feasibility cont. Development and Operating Budgets

Development Budget (20 Units in Phase 1)

Project Costs Project Sources
Land Acquisition $0 HUD 213 Loan $6,935,200
Construction $6,334,711 Co-op Member Equity $86,799
Soft Costs $782,139 Housing Trust + Community Solutions $400,000
Financing Costs $305,149
Total $7,421,999 $7,421,999



Operating Budget (20 Units in Phase 1)

Annual Income
Income from Rents (after vacancy and concessions) $502,000
AHTIF Income $69,000
Total Income $582,000


Annual Expenses
Admin: Advertising, legal, software $20,000
CDI Resident Services, Training $10,000
Utilities: Electricity, Water & Sewer, Internet $30,000
Replacement Reserve $15,000
Taxes & Insurance $100,000
Maintenance: snow, trash, landscape, repairs $20,000
Total Expenses before Debt Service $195,000
Net Income before Debt Service $387,000
Debt Service $375,960
Net surplus $40




 4
Eng Proposal for RFP 20068


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.


 Month

 Jun 2020 RFP Deadline

 Aug 2020 RFP Award. Obtain site control and commence market study, marketing and
 pre-sales. Start HUD Concept Package.

 Oct 2020 Close pre-development funding

 Nov 2020-Feb Start HUD Phase I application, Design & Permitting, HUD Processing. Create
 2021 co-op docs, develop marketing materials, Apply for TIF and seek zone change.

 April 2021 Apply for Housing Trust Fund and Community Solutions Grant

 Sep 2021 Planning Board Review

 Nov 2021-Apr Design Development and Construction Documentation, select Construction
 2022 Manager

 Mar -May 2022 Construction Bidding process

 Jul 2022 HUD 213 Loan Closing, start construction (homes factory manufactured
 concurrently with site work)

 Oct 2022 Doors open


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. Examples of prior projects that indicate the proven ability to develop a project of
similar type and scale from a fiscal perspective.


We have assembled an experienced and qualified team where every core member of this team
has completed projects of this size and scale. Project completion is projected for Fall 2022.



 5
Eng Proposal for RFP 20068




Team Company Role Similar Projects Completed
Member

Brian Eng Maine Cooperative Developer M North in Orlando, 288-units in
 Development Orlando, Florida.
 Partners https://www.mnorthorlando.com/,
 Master developer of city-owned
 land on the former Maine Energy
 Recovery Corp. in Biddeford

Liz Trice Maine Cooperative Developer 645 Congress Street (with
 Development Shinberg/Alfond), Danforth on
 Partners High, 58 Boyd

Matt Peters Maine Cooperative Developer Involved in over a dozen
 Development affordable housing developments
 Partners in Southern Maine and New
 Hampshire including Deering
 Place and Park Street Apartments

Parlin Meyer BrightBuilt Home Architectural Over 60 BrightBuilt factory-built
 (an affiliate of Designer homes completed and over 100
 Kaplan Thompson designed and planned
 Architects)

Mike White Island Carpentry Builder Eco-Village One, Bath ME
 (http://island-carpentry.com/eco-
 village-one/)

Nick Aceto Aceto Landscape Landscape The Downs, Scarborough ME
 Architects Architect (510 Acre Mixed-Use Master
 Planned Community), Phases 1 &
 3; Jackson Laboratory, Bar Harbor
 ME (37 Acre Employee Co-
 Housing Community);
 Cumberland Multi-Gen
 COmmunity
 https://www.mainebiz.biz/article/fu
 ture-proofing-development-
 designers-are-ready-for-climate-
 change

Jonah Fertig- Cooperative Co-op Formation & Mountainside Cooperative,
Burd Development Management Camden, ME (52 units), Charter
 Institute Oaks, Arundel, ME (40 units),
 Sunset Terrace, Rockland, ME
 (76 units) Wardtown Cooperative,
 Freeport, ME (60 units), Halifax



 6
Eng Proposal for RFP 20068


 Mobile Home Estates Association,
 Halifax, MA (430 units),
 Farrington’s/North Avenue Co-op,
 Burlington, VT (117 units)

 Andy UHAB Co-op Formation In Manhattan: 3603-3605
 Reicher Consultant Broadway, 42 unit conversion,
 520, 540-550 West 144th Street,
 90 units, 421-555 West 148th
 Street, 98 units; 110 Madison Ave
 & Jupiter 21, Off-site Inclusionary

 Will Savage Acorn Engineering Civil Engineer Meeting House Hill Park
 Redevelopment, Munjoy Heights,
 Stroudwater Preserve, Sunset
 Place

 David Eaton Peabody Legal Many construction and public-
 Pierson private partnership
 representations including the
 Bates Mill in Lewiston and
 Downeast Broadband Utility


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.

The Cooperative Development Institute (CDI) will be responsible for the creation of the
cooperative ownership and management structure and ensure implementation of the permanent
affordability provisions. Andy Reicher, executive director of UHAB, which manages 25,000 units
of limited equity cooperative housing in New York City, will be a consultant to CDI to set up a
structure to train future residents in managing their buildings, and using lessons learned and
management fees to seed future cooperative ownership projects.

Lambert Village will be a limited equity cooperative, meaning that residents rent from an entity of
which they are an owner. This type of cooperative is democratically owned and operated similar
to a condo structure, but allows for a wider range of income affordability, as the share price is
low and residents do not have to qualify for a mortgage. The construction loan becomes a long-
term loan paid by the association. Resident-owners pay an up-front share price similar to a
down payment, then have a monthly payment similar to rent or a mortgage based on the actual
operating costs of the property. New residents must meet the income requirements, and
monthly carrying costs must not exceed 30% of the income bands based on Area Median
Income (AMI). These rules continue in perpetuity.




 7
Eng Proposal for RFP 20068


There are currently over 20 households of prospective residents that have been meeting for
over a year. The group includes multiple established immigrant families that share a vision of
mixed-income ownership housing with shared community facilities and outdoor space. The
development team will continue to work with these residents to crystalize their vision and recruit
more households.

The homes will be principal residences and will not be used for the conduct of business (except
for a home occupation allowed under the City of Portland zoning ordinance) or as investment
properties. Units may not be rented for short-term periods of one to thirty days.

G. Purchase Price

We propose that the City contribute the land to the Lambert Village cooperative at no cost.
Doing so would serve to balance the cost of new construction against the objective of
maximizing permanent affordability for an economically diverse range of households. That said,
the financial model is very favorable and could support the twenty cooperative households
paying the city for land acquisition, either upfront or over time. We welcome a discussion of
these possible outcomes.




 8
Attachment C
 EXISTING
 LOTS




 EXISTING
 PRESERVED OPEN SPACE LOT
 IL
 O TO SEA TRA
 SEBAG

 WETLANDS
 WASH. AVE EXT.




 ST.
 PHASE 1
 L


 AUBURN
 AI
 TR
 20 UNITS
 EXISTING
 LOT
 WETLANDS

 EXISTING
 LOT
 BRIDGE
 LA
 M
 BE
 ST.
 RT


 PHASE 2
 26 UNITS
 EXISTING
 LOTS




LAMBERT STREET RFP | CONCEPT PLAN LANDSCAPE ARCHITECTURE + URBAN DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
 PRESERVED OPEN SPACE WETLANDS

 VE. EXT.
 WASHINGTON A




 WETLANDS
 PHASE 1

 TRAIL
EXISTING SINGLE
  FAMILY LOT



 EXISTING SINGLE BRIDGE
 FAMILY LOT


 WETLANDS WETLANDS




 LA
 M
 BE
 RT
 ST
 R
 PHASE 2
 EE
 T




  LAMBERT STREET RFP | BIRDS-EYE VIEW LANDSCAPE ARCHITECTURE + URBAN DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
LAMBERT STREET RFP | POCKET NEIGHBORHOOD PRECEDENTS LANDSCAPE ARCHITECTURE + URBAN DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
1 COMMON GREEN (community gardens, playground, communal gathering space)

2 BRIGHTBUILT HOMES
 PRESERVED OPEN SPACE
3 TRAIL CONNECTION TO WASHINGTON AVE EXT. BUS STOP

4 COVERED PARKING

5 WETLANDS
 ENTRY DRIVE

6 TRAIL CONNECTION TO SEBEGO TO SEA WASHINGTON AVE. EX
 T.
7 PRESERVED OPEN SPACE 3
8 BRIDGE TO PHASE 2 2
 7
9 NATIVE WOODLAND
 7
 2
 4 1
 WETLANDS
 2
 EXISTING SINGLE
 FAMILY LOT
 9
 4
 5
 LA
 MB
 TR
 TS
 ER EXISTING SINGLE
 EET
 FAMILY LOT
 7
 8
 6


 WETLANDS
 PHASE 2




LAMBERT STREET RFP | BIRDS-EYE VIEW PHASE 1 LANDSCAPE ARCHITECTURE + URBAN DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
LAMBERT STREET RFP | BIRDS-EYE VIEW PHASE 1 LANDSCAPE ARCHITECTURE + URBAN DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
1 COMMON GREEN (community gardens, playground, communal gathering space) WETLANDS

2 BRIGHTBUILT HOMES
 PHASE 1
 4
3 COVERED PARKING EET
 T STR 7
 BE R
4 ENTRY DRIVE LAM
 WETLANDS
5 TRAIL CONNECTION TO SEBEGO TO SEA 3 5
6 PRESERVED OPEN SPACE WETLANDS

7 BRIDGE TO PHASE 1


 3

 2

 2
 1
 6




 WETLANDS
 WETLANDS

 2
 6




LAMBERT STREET RFP | BIRDS-EYE VIEW PHASE 2 LANDSCAPE ARCHITECTURE + URBAN DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
LAMBERT STREET RFP | BIRDS-EYE VIEW PHASE 2 LANDSCAPE ARCHITECTURE + URBAN DESIGN + GRAPHICS
 ACETO LANDSCAPE ARCHITECTS | WWW.ACETOLA.COM
June 8, 2020

To whom it may concern:

The Cooperative Development Institute (CDI) is happy to support the proposal for the creation of a new
construction limited equity co-op on Lambert St.

CDI is a 501(c)3 nonprofit founded in 1994 by co-op leaders to work with people in the Northeast to
create cooperative businesses and networks that grow a prosperous, equitable economy.

CDI provides expert assistance, organizational development, and support to groups undertaking
cooperative development. In the past decade, CDI has helped create 47 new Resident Owned
Communities (ROCs) in New England, representing 4,479 households. 8 of the ROCs are conversions of
manufactured home parks in Maine. CDI’s role is to help form new cooperatives, train residents, and
ensure that the cooperative has the support it needs to remain permanently affordable.

Our intention is that at Lambert St., CDI will:
 ○ Lead the creation of the new Co-op entity.
 ○ Lead resident training and resident participation in the construction phase.
 ○ Create and administer a long-term management plan that would meet the city's TIF
 requirements to ensure that the property meets the city’s affordability metrics for at least 30
 years.
 ○ Be the long term training & support organization for the Co-op.

We are pleased with the proposal and the development team, and hope to be part of this exciting project!

Sincerely,




Noémi Giszpenc
Executive Director
June, 2020

To whom it may concern:

We are writing in support of the Lambert Village proposal to build housing on the parcel put to
RFP by the City of Portland.

Some of us have been meeting for the last 2 years to explore strategies to build affordable
home ownership housing in Portland that builds community among people of different ages,
incomes, and cultural backgrounds. Several months ago, we came to the conclusion that
Limited Equity Cooperative Housing was the best way to accomplish this. Limited Equity
Cooperatives combines the accessibility of renting with the long-term stability and autonomy of
homeownership.

We are delighted that this development team has come together to bring Limited Equity
Cooperative Housing to Portland and enthusiastically support their projects. We are especially
excited about the effort to create designs that will maximize interaction with outdoor spaces,
gardens and shared spaces that can be used by residents. We also appreciate their effort to
include us and existing neighbors in their early design efforts.

We are excited about the location, and hope that we will have the opportunity to become future
residents!

Sincerely,

 1. Cynthia A. Grier, 1227 Westbrook Street, Apt #2, Portland, ME 04102
 2. Elisabeth C. Heij, 97 Pitt Street, Portland ME 04103
 3. Valerie and Matthew Todd, 68 Black Sparrow Drive, Portland ME 04102
 4. Nicole Ivins and Richard Bennett, 93 Pitt St #1, Portland, Me 04103
 5. Jules Mutoni & Yvette Unezase, 77 Grant St, Apt # 13,
 6. Portland, ME 04101
 7. Wendy Herbert & Peter Ackoff 112 Park St. #2, Portland, Me
 8. Andrea Levinsky 39 Cumberland Rd Apartment 1 South Portland ME
 9. Jacques Kubwimana & Ange christelle Abaribeza 61 Deering St , Apt #E 04101
 10. Arthur Sabiti & Vanice Busingye, 240 Cumberland st, westbrook 04092 ME
 11. Jackson Ntambara & Peace Kobusinge, 2 walker street # 1203 westbrook 04092 ME
June 12, 2020

Brian Eng
Principal
Maine Co-op Development Partners
6 City Ctr, Fl 3
Portland, ME 04101

RE: Lambert Street Cooperative

To whom it may concern:

Centennial Mortgage has been engaged by Maine Co-op Development Partners to secure mortgage insurance
through the FHA 213 program for cooperative housing and fund a construction/permanent mortgage for Lamber
Street Cooperative, a new cooperative housing project in Portland, ME. We have reviewed a financing request,
including initial plans, pro forma operating budget, the construction budget and initial market information for
Lambert Street Cooperative in Portland, ME. In addition, we have reviewed the experience of the overall
development team. Based on this review, we feel that this project is an excellent candidate for financing and
will conform to all the requirements to qualify for construction and permanent financing through the FHA 213
program. We feel that this is the right time and place to create a new affordable cooperative given the
advantages this particular form of housing provide to its members, primarily affordable home ownership and a
greater sense of community.

Having now completed this structuring phase, we have now entered the formal application stage for the FHA
213 mortgage insurance and believe that Lambert Street Cooperative has a high likelihood of success over the
coming year in obtaining a 40 year, low interest loan for the project of approximately $6,935,200. Additional
subordinated financing would serve to further increase that likelihood. We also believe that success at Lambert
Street Cooperative will open an entirely new avenue for affordable housing finance in the state of Maine by
making the FHA 213 program finance accepted in the market.

Centennial Mortgage has substantial expertise and experience completing FHA financing transactions. We are
very active in lending to cooperative housing projects throughout the country. Cooperative housing provides a
unique form of home ownership and we are actively working with several groups to create new home
ownership at affordable prices. Personally, I have been involved in cooperative housing for over 20 years,
through financing and serving on the board of the National Association of Housing Cooperatives.




 Phone: 202-415-1862 Email: hjeffers@centennialmortgage.com
We encourage other funding sources to join us in supporting this innovative project and creating up to 98%
leverage for future projects through this program. Please let me know should you have any questions or require
any additional information.

Sincerely,




Hugh Jeffers
Vice President of Originations




 Phone: 202-415-1862 Email: hjeffers@centennialmortgage.com
 Maine Cooperative
 Development Partners

M A I N E C O O P E R AT I V E D E V E L O P M E N T PA R T N E R S
build neighborhoods where the elements that constitute quality of
life—access to green space, healthy lifestyles, community, privacy,
and affordability—are not at odds with each other. Grounding
principles for this work are creating equitable communities; com-
plementing walkable neighborhoods; building healthy buildings;
and celebrating beauty, art, and the natural environment. We use
Limited Equity Cooperatives as a form of ownership to create op-
tions for people of all ages, backgrounds, and incomes to live in
harmony with nature and their neighbors.

W E E N V I S I O N small towns, urban neighborhoods, and suburban
neighborhood centers that are walkable to daily needs and adjacent
to recreational facilities, trails, and transit corridors; homes that use
energy efﬁcient construction, and shared gardens, patios, and play
spaces for people to get to know and enjoy their neighbors.

W E G I V E B A C K by partnering with organizations that support trails
and green space, transit, local businesses, social equity, and efforts to
mainstream energy efﬁcient building and land use.
PRINCIPALS

 M A T T H E W P E T E R S has been involved in the completion of
 over 20 new construction, major rehab, and acquisition deals.
 Matt worked for eight years at Avesta Housing, one of Northern
 New England’s largest non-proﬁt housing developers and own-
 ers, project managing affordable housing developments, build-
 ing out and overseeing the Asset Management department,
 and ending in an executive role overseeing the entire develop-
ment and acquisitions pipeline as Vice President of Real Estate Services. In 2018 he
began to consult for Housing Authorities, housing non-proﬁts, and Community
Development Finance Institutions in Maine supporting these organizations in
acquisition, ground-up development, and underwriting of affordable housing
properties. Matt also is the Executive Director of Freeport Housing Trust based in
Freeport, Maine. He has strong working relationships with MaineHousing, Rural
Development, lenders, tax credit syndicators, and other professionals in the de-
sign and construction ﬁeld, holds a Masters in Urban Planning from the University
of Washington, and certiﬁcations such as Spectrum’s C3P and Rural Development
STAR trainings and LEED Accredited Professional.

 B R I A N E N G is a real estate investor who has worked on com-
 mercial projects in Florida, Connecticut, New Jersey, and Maine.
 He has worked as a principal on developments of over 200
 units, is a principal on redeveloping the MERC site in Biddeford,
 and has redeveloped several smaller properties in Portland. He
 brings strong expertise in ﬁnancials, fundraising, advocacy, and
 public speaking. He grew up in a co-op in New York City, and
is on the board of UHAB, the entity that manages 20,000 units of cooperative
housing in New York.

 L I Z T R I C E is a policy professional who builds multidisciplinary
 partnerships across real estate, economic development, entre-
 preneurship, and public health. Liz holds a masters degree in
 Public Policy & Management with a certiﬁcate in Community
 Planning & Development from the Muskie School at the
 University of Southern Maine. She has worked on multi-unit
 projects in Portland to obtain zone changes, lead the public
engagement process with neighboring residents and businesses, apply for TIFs
and grants, and direct the design of shared spaces. Her work includes award-win-
ning research on the regulatory barriers to people living alone achieving home
ownership, leading the process to redesign Bramhall Square, and working with
medical and economic development institutions to develop strategic plans. Her
projects to re-envision urban spaces for livability and natural ecosystems won two
of three awards given by the 2019 Portland Society of Architecture’s Complete
City Competition. Liz trained as a cohousing developer and Passive House Design
Consultant and has visited over 20 cohousing developments in the United States.
She is currently the owner of PelotonLabs, a coworking space in Portland.
PROJECTS


 M N O R T H O R L A N D O —As a principal of
 Clay Cove Capital, Brian was the control cap-
 ital partner in the ground-up development
 of M North in Orlando, a $37.1M, 288-unit
 multifamily development in Orlando, Florida.
 www.mnorthorlando.com



 BIDDEFORD MERC REDEVELOPMENT
 Brian worked with Jim Brady of Fathom
 Companies, to serve as master developer
 of city-owned land on the former Maine
 Energy Recovery Corp. incinerator through
 a public-private partnership with the City
 of Biddeford.

 6 C I T Y C E N T E R I N P O R T L A N D —Brian
 redeveloped and retenanted a largely va-
 cant Old Port mixed use building including
 executive ofﬁce suites. www.sixcitycenter.
 com, and bringing in a law ﬁrm condo, law
 ﬁrm tenant, Lio Restaurant, and HE Paintbar
 nail salon.

 1 6 8 5 C O N G R E S S I N P O R T L A N D —Brian
 redeveloped a 50% vacant ofﬁce/medical
 building and retenanted it including Maine
 Plastic Surgery Center and Maxim Healthcare.
 www.maineplasticsurgery.com



 6 4 5 C O N G R E S S S T R E E T —This
 former
 downtown college dormitory was converted
 to 55 one-bedroom and studio apartments
 with retail on the ﬁrst ﬂoor. Liz worked for
 developers Shinberg and Alfond on the ini-
 tial concept, conducted a market analysis,
 developed relationships and communication
with neighbors and businesses, creating a bike storage and parking plan, creat-
ed a community management plan, and assisted with lease-up.
 

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2019 UHAB
ANNUAL REPORT
Building for Us
This year, UHAB made a considerable effort to build an archive. In doing so, the lesson we
learned from decades of growth is very simple: what has always mattered most for affordable
housing is community. It is the strength and support that comes from the community
inside a co-op that is just as essential as the affordable housing itself.

With this in mind, UHAB is proud to offer new and expnded programs to low-
income homeowners with a refined lens on our work. We have more data and
research than ever on the long-term impacts of redlining policies and how
communities of color have been resilient in their efforts to remain in their homes,
whether in the 1970s or today. By building new affordable co-ops, strengthening
tenants’ rights statewide, making share loans through our HomeOwnership Lending
program, and working in cooperation with our Interboro Community Land Trust partners
to create the first Citywide CLT in New York City, we are actively working to dismantle the
detrimental legacies of redlining and community disinvestment.

As we look toward the future, our work is expanding in several ways. We are offering more
services like Co-ops Go Solar and our energy programs that are tackling the most pressing
issue of our lifetime: the climate crisis. Without renewable energy and carbon reduction,
low-income residents more than anyone will be affected. Most importantly, we need to
recognize that it is not just low-income communities, but people of color in particular
who are disproportionately affected by this crisis, just as they have been marginalized
from fair and stable housing. UHAB’s CDFI, HomeOwnership Lending, helps ensure that a
family is not denied the opportunity to purchase because they don’t have the money to be
an all cash buyer. This program makes small loans where other lenders are reluctant
and in this way supporting our HDFC and Mitchell Lama co-op communities °ÉК
ÐÉê°Éï°É¨ to ÜßÐú° affordable housing.

The interest in co-ops and our work is expanding not just in New York City, but in upstate New
York where residents can securely remain in their mobile homes; to New Haven, CT where
the nearly 50-year old Seabury Co-op struggles to keep up with its aging infrastructure;
and to Seattle, WA where a new permanently affordable co-op is being created. UHAB is
excited to be assisting a new City financed co-op development program in Oakland, CA
and we continue to meet with Ðß¨É°Ćê°ÐÉãКÉКofficials in other cities who are seriously
considering the limited-equity model.

We have come a long way and welcome our next chapter of growth.

Sincerely,




Andrew Reicher, Executive Director
Community through Cooperation
 UHAB empowers low- to moderate-income residents to take control
 of their housing and enhance communities by creating strong tenant
 associations and lasting affordable co-ops.

Our Principles




I. Continual Learning & Self Help III. Economic Empowerment & Sustainability
When residents take the lead on everything from UHAB provides access to affordable, high-quality
creating, managing, and preserving their own resources covering areas of energy, ﬁnance,
co-ops to advocating for affordable housing democratic participation and education. These
policy reform, this not only improves buildings tools help residents maintain lower costs of
and neighborhoods, but it transforms lives as living while helping to demystify ﬁnancial
well. Ongoing education and training is the key to technicalities. With support and guidance, all
preserving affordable housing cooperatives and residents should be able to read and manage
strong tenant associations. their ﬁnances, in order to make informed
 decisions about their operating costs.
II. Democratic Residential Control &
Shared Equity
Transparent leadership and the participation
of a majority of residents—each contributing
unique skills and perspectives—make democratic
governing and organizing possible. This collective
control of housing helps prioritize a shared
equity that keeps affordabiilty manageable for
future incoming residents.
Housing Justice is Racial Justice
This map overlays the location of modern-day HDFC co-ops with redlined neighborhoods
from the 1930s. Redlining was a discriminatory housing practice that devalued
neighborhoods where people of color lived and made it difﬁcult for people of color
to secure safe, affordable housing. In this map, the deepest shade of grey represents
the least economically desirable neighborhoods. In the 1970s and 1980s, landlord
abandonment and arson led to City foreclosure on thousands of occupied buildings in
these same neighborhoods, creating the conditions for the self-help housing movement
and the creation of thousands of HDFCs.
Through organizing and self-help initiatives, community-controlled housing arose as a
way for low-income peoplКÉ people of color to take control of their housing
solutions when the government and private sector would not. Today, neighborhoods
like Harlem, the South Bronx, and Central Brooklyn ãê°ÂÂКstruggle with the legacy of
redliningϡ high air pollution, increased heat waves, higher poverty rates, and
gentrification ÂÂКthreaten to displace longtime residents from neighborhoods that
were once û°ÂāКabandoned.

Through it all, community control remains a tool to provide New Yorkers with decent,
affordable housing. HDFCКÐЁÐÜs are anchors in their neighborhoods, providing a safe
haven to raise families and age in place. Tenant unions build power among renters
and win victories like stronger rent laws.




`­ßÐï¨­КÐïßКûÐß¿ϗКUHAB helps people of color control, manage, and improve their
homes. We know from experience that most of the low- to moderate- income residents in
the buildings we serve are Black or Latinx. Our goal is to have as many people from the
communities we serve reflected in our organization’s leadership and programs.

Currently, ßÐïÉ 60% of our Board and ÜßÐ¨ßÈКãtaff are people of colorϗКÉКÈÐß than
half of our organiztion is bilingual in English and Spanish, fulfilling an essential need for
our Spanish-speaking HDFC board members and residents. We provide our technical
assistance, homeownership advisement, energy advisement, bookkeeping services,
quarterly newsletter, and entire training curriculum in both English and Spanish.
 UHAB BY THE NUMBERS: 2019

 125 fair elections
 125 fairmonitored
 in practice of democratic
 elections
 community control
 supervised to



 3,500,000
 115 budgets planned
 tenants protected
 to preserve
 under
 HDFCs’ stronger
 ﬁnancial rent laws
 stability and last-
 ing
 We9helped
 HDFCs
 adopted
 HDFCs solar,
 secure
 bringing the total
$9,197,000
 number to in 55
 28
loans to make cap-
 ital improvements
 affordable
 affordable
 homeowner-
 homeowner-
 ship loans
 ship loans
 totaling
 115 budgets planned to totaling
  115  budgets
 preserve planned
 HDFCs’ to
 ﬁnancial $242,011
 $242,011
preserve HDFCs’
 stability ﬁnancial sta-
 & affordability
 bility and lasting


 203 $9,197,000
 9 new HDFCs
 203 for
 trainings secured  in loans
 enrolled  in to
  trainings for
 affordable help HDFCs
 Co-ops  Gomake
 Solar,
 affordable
 co-op capital
 bringing  the total
 co-op
 residents improvements
 residents number to 28
 Our Co-op
 Preservation
 team helped To date, UHAB is the
 foremost developer of
 15 co-ops limited-equity housing
 secure necessary
 co-ops in NYC. we have
 loans to avoid City
  foreclosure last year. over
 developed

This represents over 1,300 units of
 affordable housing
350 families with the support of a
that were able to
 variety of City and State
retain their equity
 programs.
and control of their
homes through
technical assistance
and guidance
from
UHAB staff.
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ŚĂƌŵŽŶŝǌĞĂŶĚƌĞĐŽŶĐŝůĞƚŚĞƌŽůĞƐĂŶĚǀĂůƵĞƐǇƐƚĞŵƐŽĨǀĂƌŝĞĚĚĞƐŝŐŶĚŝƐĐŝƉůŝŶĞƐ͘tĞŝŶƚĞŐƌĂƚĞĞǆƉĞƌƟƐĞĂŶĚ
ŝŶƚƵŝƟŽŶƚŽĐƌĂŌƉŽǁĞƌĨƵůƉůĂĐĞƐ͕ďƵŝůƚƵƉŽŶĂĐŽŵŵŝƚŵĞŶƚƚŽƌĞƐŝůŝĞŶĐǇĂŶĚƐƵƐƚĂŝŶĂďŝůŝƚǇ͘KƵƌƐƚƵĚŝŽ͛ƐƉĂƐƐŝŽŶ
ĨŽƌĐƌĂŌĂŶĚƚĞĐŚŶŝĐĂůƐĂǀǀǇĂīŽƌĚƐƵƐƚŚĞŽƉƉŽƌƚƵŶŝƚǇƚŽĐŽůůĂďŽƌĂƚĞĂĐƌŽƐƐĂďƌŽĂĚŐĞŽŐƌĂƉŚŝĐƌĂŶŐĞĂŶĚ
ŵǇƌŝĂĚƉƌŽũĞĐƚƐĐĂůĞƐĨƌŽŵŝŶƟŵĂƚĞƉƌŝǀĂƚĞƐƉĂĐĞƐƚŽůĂƌŐĞͲƚƌĂĐƚŵĂƐƚĞƌƉůĂŶƐ͘

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 ĐƌĞĂƟǀĞƉƌŽĐĞƐƐ͘EŝĐŬďĞůŝĞǀĞƐŝŶůĂŶĚƐĐĂƉĞĂƐĂĨƌĂŵĞǁŽƌŬĨŽƌŽƌŐĂŶŝǌŝŶŐƚŚĞƉĂƩĞƌŶƐ
 ĂŶĚďĞŚĂǀŝŽƌƐƚŚƌŽƵŐŚǁŚŝĐŚǁĞůŝǀĞ͘&ƌŽŵƚŚĞƉƌŝǀĂƚĞŐĂƌĚĞŶƚŽƚŚĞƌĞŐŝŽŶ͕EŝĐŬ
 ŚĂƐƚŚĞĂďŝůŝƚǇƚŽƌĞĐŽŐŶŝǌĞĂŶĚƚƌĂŶƐůĂƚĞƉĂƩĞƌŶƐŝŶƚŽǀŝƐƵĂůŶĂƌƌĂƟǀĞƐǁŚŝĐŚƚĞůůƚŚĞ
 ƵŶŝƋƵĞƐƚŽƌǇŽĨĂƉůĂĐĞƚŚƌŽƵŐŚďƵŝůƚĨŽƌŵ͘EŝĐŬŐƌĞǁƵƉŝŶWŽƌƚůĂŶĚ͕DĂŝŶĞǁŚĞƌĞŚĞ
 ĚĞǀĞůŽƉĞĚĂŶĚĞĞƉĂƉƉƌĞĐŝĂƟŽŶĨŽƌƚŚĞƌŝĐŚĂŶĚǀĂƌŝĞĚEĞǁŶŐůĂŶĚůĂŶĚƐĐĂƉĞ͕ĨƌŽŵ
 ƌŽĐŬǇƐŚŽƌĞůŝŶĞƐŽĨƚŚĞƚůĂŶƟĐƚŽƚŚĞĨŽƌĞƐƚĞĚƉĞĂŬƐŽĨƚŚĞƉƉĂůĂĐŚŝĂŶƐ͘ƐďŽƚŚĂ
 ĐŽŶƐƵŵŵĂƚĞƵƌďĂŶŝƐƚĂŶĚĂĚǀĞŶƚƵƌĞͲƐĞĞŬŝŶŐŽƵƚĚŽŽƌƐŵĂŶ͕EŝĐŬŝƐŝŶƚƌŝŐƵĞĚďǇƚŚĞ
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 ǁŚŽ͛ƐƉĂƐƐŝŽŶĨŽƌĂƌƚĂŶĚĚĞƐŝŐŶďĞŐĂŶŝŶƚŚĞŚŝĐĂŐŽůĂŶĚĂƌĞĂǁŚĞƌĞƐŚĞǁĂƐĞǆƉŽƐĞĚƚŽƚŚĞ
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273467906 009932723
 Maine
 21 Randall Street Request for Proposal
 Greater Portland Greater Portland
 Ducas Construction Community Land Community Land
Developer Trust Trust
Option Option 1 Option 2
 3-story 12 units 7 2½-story row 3-story bldg with
 houses 13 one-level
Project homes
Type Rental CLT model CLT model
Zone change Yes (R6) Yes (R6) Yes (R6)
One-bedroom TBD 0 5
Two-bedroom TBD 0 0
Three-bedroom TBD 7 8
50% AMI No No No
60% AMI TBD No No
80% AMI TBD TBD TBD
100% AMI TBD TBD TBD
120% AMI TBD TBD TBD
Subsidy request
 LIHTC Yes No No
 Community Solutions Grant No $100,000 $100,000
 Brownfield Yes Yes Yes
 Housing Trust Amount TBD $88,000 $400,000*
 Other No $564,000 No
Construction Start Jun-21 Mar-21 Mar-21
Completion May-22 4Q 2021 4Q 2021
Development Budget $3.2 Million $2.3 Million $3.4 Million

* to be returned in 12-14 months
 43 & 91 Douglass Street Request for Proposal
Developer Jack Solely, Hebert Development, Avesta The Szanton Company
 4-story 56 unit rental bldg, 3 3-story 12 unit
 3-story 40 unit rental bldg, 3-story 30 unit
 co-ops, 4 2-story 4 unit co-ops, 16
 condo bldg, 10 single-family homes
Project townhouse Co-ops (52 Co-ops)
Type Rental/Homeownership Rental/ Co-op
Zone change Yes (R-5A) Yes (R-6)
One-bedroom TBD Rental = 28 , Co-op = 18
Two-bedroom TBD Rental = 17, Co-op = 12
Three-bedroom TBD Rental = 10, Co-op = 6, Townhouses = 16
50% AMI 0 Rental = 16, Co-op = 0
60% AMI 100% rental units Rental = 24, Co-op = 14
80% AMI 0 Rental = 0, Co-op = 17
100% AMI 0 Rental = 0, Co-op = 21
120% AMI 24 condo units 0
Market Rate 6 condo units/ 10 SF homes Rental = 16, Co-op = 0
Subsidy request
  LIHTC Rental = yes, Ownership = no Rental = yes, Co-op = no
  AHTIF Rental = yes, Ownership = no Rental = yes, Co-op = yes
  Community Solutions Grant No Rental= no, Co-op = $400,000
  Brownfield ? up to $750,000
  Housing Trust No Rental = no, Co-op = $400,000
Construction Start Rental= 3Q 2022, Condo & SFH = 2Q 2021 Rental = 2Q 2022, Co-op = 2Q 2022
Completion Rental= 1Q 2024, Condo & SFH = 2Q 2022 Rental = 1Q 2023, Co-op = 2Q 2023
Development Budget Rental= $11. mill, Condo & SFH = $6.9 mill Rental = 14.1 mill, Co-op = $15.7 mill
 165 Lambert Street
Developer Brian Eng
 Phase 1 = 20 single-family homes,
Project Phase 2 = 26 single-family homes
Type Co-op
Zone change Yes
One-bedroom 0
Two-bedroom 0
Three-bedroom 100%
50% AMI 0
60% AMI TBD
80% AMI TBD
100% AMI TBD
120% AMI 0
Market Rate 0
Subsidy request
 LIHTC No
 AHTIF Phase 1 = Yes, Phase 2 = TBD
 Community Solutions Grant Phase 1 = $200,000, Phase 2 = TBD
 Brownfield No
 Housing Trust Phase 1 = $200,000, Phase 2 = TBD
Construction Start Phase 1 = 2Q 2022, Phase 2 = TBD
Completion Phase 1 = 3Q 2022, Phase 2 = TBD
Development Budget Phase 1 = $7.4 million, Phase 2 = TBD
 Draft 2020 Housing Committee Work Plan
 as of June 29, 2020
July 8, 2020
 1. Discussion and Housing Committee direction related to Tom Watson’s request to amend the Portland City Council
 approved 44/52 Hanover Street (former DPW Fleet Services Building) Purchase and Sale Agreement to change the
 development program from commercial maker space to a mixed-use residential and commercial property.
 2. Discussion and Housing Committee input to the Economic Development Committee regarding review of RFP
 responses for redevelopment of city owned property at 21 Randall Street, 43 & 91 Douglass Street and 165 Lambert
 Street.
 3. 2020 Work Plan Discussion – including rescheduling of the September meeting date (conflict with City Council
 Meeting)
August 12, 2020
 1. (Action Item) Review and Recommendation to the City Council on Disposition of Tax Acquired and City-Owned
 Property (431 Commercial Street, 622 Auburn Street, 9 Gray Road, Falmouth)
 2. Communication Item Update on development projects within Portland and member consortium communities
 3. 2020 Work Plan Discussion
September 9, 2020 (need to reschedule due to conflict with City Council Meeting)
 1. Presentation, Overview and Integrated Report from Permitting and Inspections and Fire Department re: Short-term
 and Long-term Rental Housing Safety & Inspection Program - Implementation and Financial Report (Public
 Comment)
 2. Presentation, Overview and Report from the Rental Housing Advisory Committee (Public Comment)
 3. Communication Item: FY20 HUD Consolidated Annual Performance Report
 4. 2020 Work Plan Discussion
October 14.2020
 1. Lodging House Discussion
 2. Presentation of 2020 Interim Housing Report
 3. 2020 Work Plan Discussion
November 11, 2020 (Veterans Day – will need to reschedule meeting date)
 1. Review of 2020 Annual Housing Committee Report
 2. 2020 and 2021 Work Plan Discussion (new and/or updated recommendations to forward to the 2021 Housing
 Committee)
December 9, 2020 – no December meeting?

 WORK PLAN TOPICS
Coordinate and be kept aware of ReCode Committee process, meetings, etc.
Street Standards
City-Owned Property
 9 Gray Road (August)
 622 Auburn Street (August)
 200 Lambert Street
 33 Portland Street
 431 Commercial Street (August)
Inclusionary Zoning – minor process/clarifying language updates
Housing Policy Forum – to be referred to 2021 committee

 COMPLETED WORK
January 9, 2020 (Thursday)
 1. 2020 Work Plan Discussion
 2. Communication Item(s): Follow-up Response to Comments regarding the 2019 Housing Report, and Bayside Village
 Follow-up
February 12, 2020
 1. Rental Housing Advisory Committee Policy Recommendation
 2. (Action Item) Housing Program Budget - Review and Recommendation to the City Council
 1
 3. (Action Item) Renewal of Membership in the Cumberland County HOME Consortium
 4. (Action Item) Review and Recommendation to the City Council of the 2020 Housing Trust Fund Annual Plan
 5. (Action Item) Affordable Housing Development Application - Review and Approval to Issue by the Committee
 6. (Action Item) Affordable Housing TIF Application – Review and Approval to issue by the Committee
 7. Presentation of City-Owned Property for Review
 8. 2020 Work Plan Discussion – Housing Committee Goals for 2020
March 4, 2020 – Joint Meeting Economic Development
 1. Presentation on Limited Equity Co-Operative Housing Model
 2. Presentation on changes to HUD/CDBG Eligible Areas Map
 3. (Action Item) Review, public hearing and possible recommendation to Council re: AHTIF request, 104 Grant Street
 4. (Action Item) Review and Authorization to Release RFP re: disposition of City-Owned Property at 21 Randall Street,
 165 Lambert and 43/91 Douglass Street; (Possible Executive Session to discuss disposition of City-Owned Property)
 5. Executive Session to provide direction to staff regarding possible disposition of city-owned real estate at 431
 Commercial Street and city-owned property in Falmouth
April 8, 2020 Cancelled
April 22, 2020
 1. Presentation of Federal, State, and local update regarding COVID-19 and housing related issues.
 2. Communication Item update on issuance of RFP for 43 & 91 Douglass Street, 165 Lambert Street, and 21 Randall
 Street
 3. 2020 Work Plan Discussion
May 13, 2020
 1. Executive Session: Possible disposition of City-owned real estate at 431 Commercial Street; and Possible disposition
 of City-owned property in Falmouth.
 2. (Action Item) Review and Recommendation regarding Rental Housing Advisory Committee Policy Recommendation
 3. (Action Item) Review and Recommendation to the City Council of CDBG-CV and ESG-CV Supplemental Funding
 Recommendations
 4. Review of Funding Requests Received from the Affordable Housing Development Applications – Avesta 200 Valley
 Street, PHA Washington Gardens and 337 Cumberland Avenue
 5. (Possible Action Item) Review, public hearing and possible recommendation to Economic Development Committee
 and/or City Council re: AHTIF requests CHOM 83 Middle Street, Avesta 200 Valley Street, 337 Cumberland Avenue,
 PHA Washington Gardens – 577 Washington Avenue
 6. (Action Item) Review and Recommendation to City Council re: Disposition of City-Owned Property at 157 Brackett
 Street and 176 Clark Street
 7. 2020 Work Plan Discussion
June 10, 2020
 1. (Action Item) Review and Recommendation to the City Council of Funding Requests Received from the Affordable
 Housing Development Applications – Avesta 200 Valley Street, PHA Washington Gardens and 337 Cumberland
 Avenue
 2. Discussion and Housing Committee direction related to an Affordable Housing Tax Increment Financing request for
 a housing development proposal located at 45 Brown Street
 3. Communication Item FY21 HUD Annual Allocation Plan
 4. 2020 Work Plan Discussion including Housing Forum discussion




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