Historic Preservation Commission

City of Biddeford Historic Preservation Commission July 15, 2026 at 4:00 PM City Hall Council Chambers & Teams Historic Preservation Commission Meeting | Meeting-Join | Microsoft Teams 1. Declaration of Quorum 2. Approval of Meeting Minutes 2.a Approval of Meeting Minutes from June 10, 2026 3. Unfinished Business 4. New Business 4.a 2026.15 HPC Review of Aiden Lane to expand second floor at 11 Smalls Court. 4.b 2026.14 HPC Review of Coastal Oaks to Remodel the building at 12 Pearl Street for Residential Use. 5. Other Business 6. Adjourn Page 1 of 53 Brad Favreau, Planning & Development Brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford HISTORIC PRESERVATION MEETING MINUTES June 10, 2026 DRAFT 1. Declaration of Quorum/Voting Members Meeting brought to order at 4:40 PM Wesley Painter, Erin Ware, Daniel Boucher 2. Approval of Meeting Minutes Approval of minutes from April 15 & May 13, 2026 MOTIONS: 4:41 Motion- Ware- Motion to approve minutes as presented Second- Boucher Vote-Motion passed unanimously 3. New Business 3.a. 2026.11 HPC Review of a request to demolish the existing structure on 41 Main Street (Tax Map 41, Lot 138) in the MSRD-1 Zone. • Will Hopkins from Archetype Architects represented the applicants • The plan is to demolish the building to add 54 parking spaces for buildings 19 & 20 of the Pepperell Mill • Boucher is very familiar building is no longer what it originally was, building is ugly. Building is a self-storage building. Boucher talked about the bowling alley and pins in the building. • Larry asked about renderings with differences in the packet. Hopkins talked about the false façade. • Planning wants a false façade which applicants are against. Favreau reminded the Board we are talking about demolition • Ware asked about the quality of the existing structure. • Nathan Bateman answered that the structure is in poor condition therefore they would like to demolish it. • Boucher is there steel in there yes. • Ware, can you turn it into a parking garage, cannot fit cars in • Favreau how many units in 19 & 20, 63 units with 7 spots behind the campus, 9 internally then 54 across the street. Wouldn’t it need 126 parking spots? Supposed to use the Pearl Street Parking Garage, parking study showed parking is needed closer to the structure. Page 2 of 53  • There will be 1-bedroom units where only 1 car will be needed Biddeford is more of a walking community. • Balance of the parking will be in the garage • Boucher thinks this building is an eye sore. This is a win win situation. • Ware reminded the Board that we look at the historic value of the structure. We can’t make decisions on whether we like a building or not. • Favreau, have you looked at the lots on Water Street? Our tenants may use them if they don’t want to walk from the garage. • Larry will always be hesitant to approve demolition especially on Main Street. She doesn’t like the thought of the demo materials going into the land fill. She does not want to approve of something the Planning Board will deny. • Favreau suggested it be tabled until the Board can see the Market Feasibility Study and Condition of the structure. • Favreau asked the application about Phase II • Bateman talked about the financing being contingent on the parking. • Phase II would be condominiums with structured parking • The Bateman’s just completed the Summer Street Block • Larry clarified the parking; the main vehicular entrance would be on Emery Street. The pedestrian entrance is yet to be determined. • Larry, not a fan of a false façade would rather see a new building. • Ware agrees that tearing down a Main Street building is not wonderful but to create more housing in 19 & 20 MOTIONS: 5:15 PM Motion-Larry-Motion to approve a Certificate of Appropriateness for the demolition of the building located at 41 Main Street, Tax Map 41, Lot 138 as presented, based on materials and assertions submitted and conditioned on the following: a. A review of the Historic Preservationist Report b. All permits must be obtaining before beginning work. Second-Ware Vote-Motion passed unanimously 4. Old Business • Board needs to respond to the state about 29 Ferry, we did receive a letter about demolishing this structure • Favreau will send out possible dates • Larry cannot do the 23rd • Everyone is available on the 24th and 22nd both at 5:00 5. Adjourn 5:20 PM Motion-Larry-Motion to adjourn Second-Ware Vote Motion passed unanimously Page 3 of 53 NAME & TITLE (or DEPARTMENT) EMAIL ADDRESS (optional) 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford _______________________________ ____________________________ Chair: Historic Preservation Commission Date These minutes are a summary and are not intended to be verbatim. Archived meetings are viewable at the City’s website: www.biddefordmaine.org Page 4 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford HISTORIC PRESERVATION COMMISSION REPORT TO: The Biddeford Historic Preservation Commission FROM: Brad Favreau, Economic Development Coordinator MEETING DATE: Wednesday July 8,2026; 4:30 PM RE: Item 3.a: 2026.15 HPC Review for Aidan Lane to expand the second floor of the house at 11 Smalls Court, Tax Map 38 Lot 229, in the MSRD-2 Zone. INTRODUCTION The applicant proposes to expand the second floor at the rear of the house at 11 Smalls Court to increase interior living space. Page 5 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford PROJECT DATA/INFORMATION SUBJECT DATA/INFORMATION 1. Applicant: Aidan Lane 11 Smalls Court Biddeford ME 04005 2. Owner of Property: Same as Above 3. Agent: N/A 4. Engineer/Architect: N/A 5. Project Location: 11 Smalls Court 6. Project Tax Map #/Lot #: Tax Map 38, Lot 229 7. Existing Zoning: MSRD-2 8. Overlay Zoning: Biddeford Historic Overlay District 9. Contributing? No 10. National Register of Historic Places? No 11. Approximate Date of Construction Circa 1900 12. Existing Use: Residential 13. Proposed Use: Residential 14. Uses in the Vicinity: Residential 15. Parcel Size: 0.03 acres 16. Front Setback Required: 15 ft. 17. Side Setbacks Required: None 18. Rear Setback Requires: None 19. Height Requirements: Max 3 stories or 35 feet 20. LDR Attachment A: Fess Paid: Yes 21. Historic Preservation Commission Meeting Date July 15, 2026. Posted July 8, Review History: 2026; Mail Notices to all abutters within 100’. 13 notices sent July 8, 2026. Page 6 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford EXISTING CONDITIONS City Hall 11 Smalls Ct. This house was built circa 1900. It is a 2-1/2 story, front-gable, 976 square foot house with a rear ell. Currently it has vinyl siding and vinyl replacement windows. According to the Kleinfelder Survey of 2022: Resource lacks integrity of materials and workmanship due to use of vinyl replacement windows and vinyl replacement sides. Page 7 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford The house looking east: The house has not changed noticeably in appearance in decades. Below, the house as it appeared in 1998. Page 8 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford The front of the house, looking northeast: New addition is proposed as a second-floor addition at the rear of the house Page 9 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford PROJECT PROPOSAL The applicant proposes to build a second story above the rear ell to increase interior living space. West Elevation (left side) showing proposed extended second floor: New Existing addition structure North Elevation (Rear – not seen from street) New addition Existing structure Page 10 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford East Elevation (right side – not seen from street) New addition Existing structure Materials Siding: Georgia Pacific “Compass,” 4” Double traditional Roofing: GAF Timberline HDZ architectural shingles Windows: American Craftsman, Andersen and Iris double hung vinyl and Iris lift out slider replacement windows PUBLIC COMMENT On July 8, 2026, 14 abutter notices were sent. As of July 13, 2026, no public comment has been received. STAFF REVIEW The proposed addition is proposed at the rear of the house and therefore has somewhat limited visibility. This addition preserves the essential form of the house and is compatible with the existing structure, but it will not be differentiated in any way from existing house. Page 11 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Vinyl is proposed for the siding and windows of the new addition, but this material is already used liberally in the existing house. Certainly, no harm can come from a few extra square yards of vinyl here. STAFF RECOMMENDATION Staff recommends the approval of a Certificate of Appropriateness for this project. SAMPLE MOTIONS 1. Motion to approve a Certificate of Appropriateness for Aidan Lane to construct a second floor addition at 11 Smalls Court, Tax Map 38, Lot 229, as presented, based on materials and assertions submitted and conditioned on the following: a. All permits must be obtaining before beginning work. b. ________________________________________________________________________ c. ________________________________________________________________________ 2. Motion to deny a Certificate of Appropriateness for Aidan Lane to construct a second floor addition at 11 Smalls Court, Tax Map 38, Lot 229, as presented, based on the following: a. ________________________________________________________________________ b. ________________________________________________________________________ 3. Motion to postpone a decision for a Certificate of Appropriateness for Aidan Lane to construct a second floor addition at 11 Smalls Court, Tax Map 38, Lot 229, based on the following additional information or materials required for further review: a. ________________________________________________________________________ b. ________________________________________________________________________ Page 12 of 53 11 Smalls Court Proposed Addition - Building Narrative The above property is a single residence home currently occupied by my family of 5 soon to be 6. Mom, Dad, and 3 (almost 4!) kids. The house at 11 Smalls Court boasts an open concept kitchen/dining room and a modest living room and % bathroom on the first floor, with 2 small bedrooms and a small full bath on the second floor. This 970sq foot house is full of charm and simplicity, but also it is full of my growing family! As a blue collar worker here in Biddeford, | take great pride in owning a small piece of this town’s history. The original 11 Smalls Court house was probably owned by a mill worker who walked to work every day—which is almost exactly what | do, albeit the metal shop | work at is 3 miles away via my e-bike. The changes that | am proposing for this application are modest and rather simple. The current construction has a long rectangular footprint on the first floor. The second floor only covers half of the first floor’s footprint. (see picture #1) | would like to extend the second floor living space to match the size of the first floor’s total living space. This addition to the second floor would not extend or increase the foundation size. To achieve this, | would like to remove the roof of the back half of the house, build 3 walls and a new roof to match the height of the current second floor living space, and build an addition that contains a master bedroom and bathroom. Aside from the removal of portions of roof, this addition would require the relocation of an upstairs bedroom window to an opposite wall to maintain safe living space, the removal of the current exterior wall on the back side of the second floor to add interior flooring and doors to access the new master suite. The interior renovations to accommodate this addition will include altering the upstairs bathroom into a laundry room, and adding a pocket door to an upstairs bedroom to the new master bathroom. Because the house is so small, and this addition would be adding roughly 25% more exterior walls to the current construction, | would remove and replace the current vinyl siding with new but identical in style vinyl siding. Page 13 of 53  The addition of a master bedroom would entail the addition of 4 new windows (labeled DH38x60, DH32x48, G48x24, and DH28x36 on the included blueprints). Any exterior trim/fascia on the addition would match the original structure. There is no historical architecture or handmade fixtures on the exterior of the house, and the proposed addition would be built to match the preexisting structure. In short, | propose to increase the size of the second floor of the house at 11 Smalls Court, adding an addition over top of the roof space that the first floor offers. This addition would increase the number of bedrooms and give me and my family valuable living space and storage, while remaining true to the spirit and usage of the original structure. The city of Biddeford was built on the labors of blue collar men like myself, and | aim to keep that spirit alive as long as | live here. Page 14 of 53 Page 15 of 53 Aidan and Sarah Lane 11 Smalls Ct. Biddeford, ME 04005 Cut Sheet for Siding: ●​ Double 4″ vinyl siding, net area 1668 sq. ft ●​ Estimated Siding needed: 1900 sq. ft, 19 squares ●​ Georgia-Pacific Compass double 4″ vinyl siding ●​ Color: Bayou Blue Cut Sheet for Shingles: ●​ Timberline HDZ Shakewood Algae resistant Laminated High Definition Asphalt Shingles ●​ 9 bundles/units for estimated 300 sq. feet Cut Sheet for Fascia: ●​ Ice and Water Shield (First 3’) ●​ 8″ Aluminum Dripedge (17' along 2 new roof ridges) ●​ 1x8 Pine Fascia (wrapped) ●​ Vented Soffit Cut Sheet for Windows (5): ●​ Iris 32" x 48" White uPUC Vinyl DH Window ●​ American Craftsman 27.75″ x 37.25″ Pro Series White Vinyl DH Window ●​ Iris Single Lift Out Slider Window 48″x 24″ White Vinyl Window ●​ Anderson 27.5″ x 35.5″ 200 Series White Vinyl DH Window ●​ American Craftsman 35.75″ x 53.25″ 70 Pro Series White Vinyl DH Window Page 16 of 53  CITY OF BIDDEFORD PLANNING DEPARTMENT HISTORIC PRESERVATION COMMISSION APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Applicant’s/Owner’s Information: Applicant’s Name: Aidan Lane Applicant’s Address: 11 Smalls Court Biddeford, ME 04005 Applicant’s Phone(s): 312-576-5940 Applicant’s E-mail: atlaneO1@gmail.com Applicant’s Legal Interest in the Property: wW| Owner Purchase and Sale Tenant - Lease/Rental Agreement Owner’s Name: Aidan Lane Owner’s Address: 11 Smalls Court Biddeford, ME 04005 Owner’s Phone(s): 312-576-5940 Owner’s E-mail: atlane01@gmail.com Representative(s) - Agent, Engineer, Architect, and/or Contractor Information: Agent’s Name: ARCHITECT John A. Perron Agent’s Address: Biddeford, ME Agent’s Phone(s): (207) 229-4587 Agent’s E-mail: draftingplus@maine.rr.com Attach separate pages where multiple representatives are involved. firca ({ ol www.biddefordmaine.org Page 1 of 4 Page 17 of 53  CITY OF BIDDEFORD PLANNING DEPARTMENT Project Information: Project Address: 11 Smalls Court Biddeford, ME 04005 Project Zone: MS RD2 Property Map & Lot Number(s): 38-229 Existing Use of Property: Y Residential Commercial Mixed Use Industrial Institutional COMMISSION Full Review Project Activities $275.00 Fee (check all that apply): Alterations and Repair Removal and/or replacement of architectural detailing (for example porch spindles and columns, railings, windows and window moldings, and cornices) W| Installation or replacement of siding Porch replacement or construction of new porches Installation or replacement of either roofing or gutters when they are a significant and integral feature of the structure Alteration of accessory structures such as garages Other: Additions and New Construction New Construction rm Building additions, including rooftop additions, dormers or decks Construction of accessory structures Installation of exterior access stairs or fire escapes [7 Installation of antennas and satellite receiving dishes Installation of solar collectors Rooftop mechanicals (e.g., HVAC) Other: www.biddefordmaine.org Page 2 of 4 Page 18 of 53  CITY OF BIDDEFORD PLANNING DEPARTMENT Moving and Demolition Moving of structures or objects on the same site or to another site Any demolition or relocation of a landmark contributing and/or contributing structure within a district Other: SUBCOMMITTEE Review Project Activities $50.00 Fee (check all that apply): Alterations and Repair Masonry work, including repointing, sandblasting, chemical! cleaning, painting where the masonry has never been painted, or conversely, removal of paint where the masonry historically has been painted Other: Signage and Exterior Utilities Installation or alteration of any exterior sign, awning, or related lighting Exterior lighting where proposed in conjunction with commercial and institutional signage or awnings Exterior utilities, including mechanical, plumbing, and electrical, where placed on or near clearly visible facades Other: Note: In cases where the project is minor in nature, the Planning Department may determine that even if the activity qualifies for full Commission review it would be more appropriate to have it delegated to Subcommittee review. Note: Your project may also require a building permit. Please call the Code Enforcement Office (284-9236) to make this determination. www. biddefordmaine.org Page 3 of 4 Page 19 of 53  CITY OF BIDDEFORD PLANNING DEPARTMENT Submittal Information Checklist: W| Required Application Fee: If full Commission review is required - $275.00 if Subcommitee review is required — $50.00 W| Completed Application Form Description of Proposed Activity SUIS Photographs of the building involved as well as adjacent buildings Samples of materials proposed for use in the activity Y Drawings (i.e., exterior elevations) and/or plans to illustrate the proposed activity for which the certificate is being applied for, including lettering styles (if applicable) Signature of applicant: hibasfowe Date: 6/21/26 Signature of = property owner (Required): VL Date: 6/21/26 The City of Biddeford’s Planning Department will never ask for fees to be paid by wire transfer. All invoices from the City of Biddeford will come from email addresses ending in “@biddefordmaine.org”. www.biddefordmaine.org Page 4 of 4 Page 20 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford HISTORIC PRESERVATION COMMISSION REPORT TO: The Biddeford Historic Preservation Commission FROM: Brad Favreau, Economic Development Coordinator MEETING DATE: Wednesday July 15,2026; 4:00 PM RE: Item 3.b: 2026.14 HPC Review for Coastal Oaks, LLC to remodel the building at 12 Pearl Street, Tax Map 40 Lot 72, in the MSRD-1 Zone. INTRODUCTION The applicant proposes rehabilitate and remodel the building for residential purposes. This project has obtained preliminary approval only from the Planning Board. Page 21 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford PROJECT DATA/INFORMATION SUBJECT DATA/INFORMATION 1. Applicant: Coastal Oaks LLC 198 Saco Avenue Old Orchard Beach 2. Owner of Property: Same as Above 3. Agent: Bateman Partners 4. Engineer/Architect: Chuck Campbell Architect 5. Project Location: 12 Pearl Street 6. Project Tax Map #/Lot #: Tax Map 40, Lot 72 7. Existing Zoning: MSRD-1 8. Overlay Zoning: Biddeford Saco Mills Historic District 9. Contributing? Yes 10. National Register of Historic Places? Yes 11. Approximate Date of Construction Circa 1880 12. Existing Use: Vacant 13. Proposed Use: Residential 14. Uses in the Vicinity: Mixed 15. Parcel Size: 0.30 acres 16. Front Setback Required: None 17. Side Setbacks Required: None 18. Rear Setback Requires: None 19. Height Requirements: Min 2 Stories or 26 feet 20. LDR Attachment A: Fees Paid: Yes 21. Historic Preservation Commission Meeting Date July 15, 2026. Posted July 8, Review History: 2026; Mail Notices to all abutters within 100’. 12 notices sent July 8, 2026. Page 22 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford EXISTING CONDITIONS 12 Pearl Street City Hall. The subject building is located on the corner of Pearl Street and Stone Street in the MSRD-1 zone. Its original purpose was likely storage and warehousing. According to the Kleinfelder Survey of 2022: Contributes to listed-Biddeford Saco Mill HD under Architecture and Engineering. Pepperell Store House #2. It is a contributing building within the Biddeford-Saco Mills Historic District. It is an integral part of the Mill District and possesses integrity of location, design, materials, workmanship, feeling, setting and association. Page 23 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford The National Register Nomination from 2008 describes the building: Pepperell Store House #2, c. 1880 - C 12 Pearl Street - Biddeford Pepperell Store House #2 is nearly identical to the neighboring Store House #1. It is a three-story red brick structure with a wedge-shaped plan (18 bays along Pearl Street, 13 bays along the south elevation, and 9 bays deep) and a low pitched roof. Like the neighboring manufacturing buildings, they have deep overhanging eaves supported on wide brackets. Exterior walls are divided into narrow bays by brick pilasters that rise to form arches beneath the cornice line. Its small arched windows are sparse, occurring in alternating bays only. Windows have slightly projecting brick heads, the only suggestion of architectural ornament on the building. Small arched windows of this type were used on most of the storage buildings in the district. South Elevation from Stone Street, looking North North elevation from Pearl Street looking South Page 24 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Details of Existing Conditions East Elevation Existing Conditions to Remain Existing Corbels (Typical) Existing Portal Windows Measures 24" x 32" Approx. Existing Anchor Plate (Typical) Page 25 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Existing Overhead Door, South Elevation Existing Entry Doors, West elevation Page 26 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Area of Damaged Brick/Masonry Area of Damaged Brick/Masonry Area of Damaged Brick/Masonry PROJECT PROPOSAL The applicant proposes to remodel the building for residential use, with 20 new housing units in the three-story building. According to the applicant: …Our intention is to retain the building's original aesthetic wherever possible, carefully preserving its masonry, proportions, and distinctive architectural elements so that its industrial heritage continues to be expressed in the revitalized space. As part of our rehabilitation, the major aesthetic change will be modifying window sizes to meet current safety and egress requirements. These adjustments are being approached with sensitivity to the building's history: we plan to preserve the existing arched window openings in select areas, while introducing larger glass panels that echo the rhythm and detailing of the original fenestration. Similarly, storefront-style windows and doors will be incorporated at the ground level to enhance accessibility and visual connection to the street, balancing a historically respectful appearance with the demands of modern use. Our overall goal is to highlight the building's past while providing a fresh, functional, and visually appealing presence for its future. Page 27 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Existing East Elevation. Note existing door at top of ramp to remain. East Elevation: Existing Conditions to remain, with brick and mortar repair as needed. Page 28 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford South elevation. New windows will replace portals. Storefront entry with Canopy will be installed in place of existing overhead door. South Elevation: New storefront entry will replace existing overhead door; Existing portal windows will be enlarged to fit conventional Jeld-Wen aluminum-clad egress windows; Canopy will be arched aluminum truss with standing seam metal roof; Support brackets and struts will bolted into masonry with epoxy. See detail drawings below. Page 29 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Canopy Detail. South Elevation. The canopy will resemble this image, according to the applicant’s architect Page 30 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Existing West Elevation West Elevation. Note new storefront entry at center bay and new windows installed in bays currently solid (no portals) at left side of building. Page 31 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Existing North Elevation North Elevation. Note new single-leaf door at far left. New windows will be installed at existing solid bay second from the right, and bays with existing portals. Page 32 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Additional Resources Interpreting the Standards 14 New Openings in Secondary Elevations or Introducing New Windows in Blank Walls From SOI Standards for the Treatment of Historic Properties: Page 33 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford Page 34 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford PUBLIC COMMENT On July 8, 2026, 12 abutter notices were sent. As of June 8, 2026, no public comment has been received. STAFF REVIEW The overall visual character of this building will be altered significantly by this remodeling, with the removal of existing portal windows (a character-defining feature) and installation of new full-size windows and storefronts doors. However, to accommodate modern residential usage, these changes are necessary to comply with building code requirements and to provide convenience to new users of the building. The sensitivity with which these changes are made will determine the degree to which these changes successfully maintain this building’s historic significance. Page 35 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford While the applicant is eager to gain necessary approvals for this project, the design is somewhat under- developed. Specifically, the following questions remain: • The masonry is presumably load-bearing. Can new window openings be done safely and sensitively? • How will existing damaged brick and mortar be repaired? • Will work be needed at the roof? If so, what work will be needed? • What will new lettering for “The Pearl” be? • Will there be a grille pattern to the windows? Are they casement or double hung? • Will new lighting be installed? If so, what? • Will any work be needed to existing corbels? STAFF RECOMMENDATION There are several vacant buildings in and around this block of Pearl Street/Elm Street/Lincoln Street. Activation of at least one of these, 12 Pearl Street, will be a net benefit for the City. However, Staff recommends postponing approval of this project until construction drawings are completed and final design is submitted to the Planning Department. SAMPLE MOTIONS 1. Motion to approve a Certificate of Appropriateness for Coastal Oaks, LLC to rehabilitate the building at 12 Pearl Street, Tax Map 40, Lot 72, as presented, based on materials and assertions submitted and conditioned on the following: a. All permits must be obtaining before beginning work. b. ________________________________________________________________________ c. ________________________________________________________________________ 2. Motion to deny a Certificate of Appropriateness for Coastal Oaks, LLC to rehabilitate the building at 12 Pearl Street, Tax Map 40, Lot 72, as presented, based on the following: a. ________________________________________________________________________ b. ________________________________________________________________________ Page 36 of 53 Planning & Development Department brad.favreau@biddefordmaine.org 205 Main Street / PO Box 586 • Biddeford, ME (207) 571-0700 • www.biddefordmaine.org 04005 City of Biddeford Government @CityofBiddeford 3. Motion to postpone a decision for a Certificate of Appropriateness for Coastal Oaks, LLC to rehabilitate the building at 12 Pearl Street, Tax Map 40, Lot 72, based on the following additional information or materials required for further review: a. ________________________________________________________________________ b. ________________________________________________________________________ Page 37 of 53 Biddeford Historical Preservation Commission 205 Main St Biddeford, ME 04005 RE: 1.2 Pearl St Mill Conversion Dear Mr. Favreau and Members of t}te Historical Preservation Commission, We, at Coastal Oakg are preparing a submission for the conversion and restoration of the three-story building at 12 Pearl SL This existing brick building was previously used for storage, and it is our goal to convert to residential housing. We are committed to preserving the architectural integrity of the historic mill building as we undertake its conversion. This three-story brick structure has been part of many recognizable industrial features in tle community, and our design approach places a strong emphasis on maintaining its historic character. Our intention is to retain the building's original aesthetic wherever possible, carefully preserving its masonry, proportions, and distinctive architectural elements so that its industrial heritage continues to be expressed in the revitalized space. As part of our rehabilitation, the major aestiefic change will be modiffing window sizes to meet current safety and egress requirements. These adiustments are being approached witl sensitivity to the building's history: we plan to preserve the existing arched window openings in select areas, while introducing larger glass panels that echo the rhythm and detailing of the original fenestration. Similarly, storefront-style wi ndows and doors will be incorporated at t}le ground level to enhance accessibility and visual connection to the street, balancing a historically respectful appearance with t}le demands of modern use. Finally, we will integrate updated building systemg efficient Iightin6 and tasteful signage designed in harmony with both the historic structure and the surrounding neighborhood. Our overall goal is to highlightthe building's past while providing a fresh, functional, and visually appealing presence for its future. In doing so, we believe this proiectwill serve both the community and the preservation oblectives by honoring the mill's history while ensuring it remains a vibrant, usable asset for years to come. Sincerely, 3 Ethan Scott Coastal Oaks, LLC Page 38 of 53  CITY OF BIDDEFORD PLANNING DEPARTMENT HISTORIC PRESERVATION COMMISSION APPUCATION FOR A CERTIFICATE OF APPROPRIATENESS Aoolicant's/Ownerr's lnformation: Applicant's Name: CoastalOaks, LLC Applicant's Address: 198 Saco Avenue, Old Orchard Beach ME 04064 Applicant's Phone(s): 207-710-7570 Applicant's E-mail: ethanscottdevelopment@gmail. com Applicant's Legal lnterest in the Property: r' Owner Purchase and Sale Tenant - Lease/Rental Agreement owne/s Name: Same Owne/s Address: Owner's Phone(s): Owner's E-mail: Representative(sl - Arent. Endneer. Architect, and/or Contractor lnformation: Agent's Name: Drew Olehowski- Haley Ward Agent's Address: 120 Main Street Suite 132, Saco ME04072 207-283-9151 fuent's Phone(s): Agent's E-mail: dolehowski@haleyward.com Atoch seporote poges where multiple rcpresentotives ore involved. www.bldde{ordmalne.orS Page 1 of 4 Page 39 of 53 hil CITY OF BIDDEFORD PLANNING DEPARTMENT err.t Submittal lnformation Checklist: r' Required Application Fee: lf full Commission review is required - 5275.00 lf Subcommitee review is required - S50.00 a Completed Application Form Z Description of Proposed Activity a Photographs of the building involved as well as adjacent buildings r' Samples of materials proposed for use in the activity r' Drawings (i.e., exterior elevations) and/or plans to illustrate the proposed activity for which the certificate is being applied for, including lettering styles (if applicable) Sisnature of appllcant: Darc. 411t25 Slrnature of propertv owner lRmuiredl: b oalr..411125 www.blddefordmalne.org Page 4 of 4 Page 40 of 53  CITY OF BIDDEFORD PIANNING DEPARTMENT Prolect lnformation: Project Address: 12 Pearl Street Project Zone: MSRDl Property Map & Lot Number(s): 40t72 Existins Use of Prooertv: Residential Commercial Mixed Use r' lndustrial lnstitutional COMMISSION Full Review Project Activitles 5275.00 Fee (check all that apply): Alterations and Repair V Removal and/or replacement of architectural detailing (for example porch spindles and columns, railings, windows and window moldings, and cornices) tr lnstallation or replacement of siding T Porch replacement or construction of new porches tr lnstallation or replacement of either roofing or gutters when they are a significant and integral feature of the structure tr Alteration of accessory structures such as garages tr Other: Additions and New Construction New Construction t/ Building additions, including rooftop additions, dormers or decks Construction of accessory structures r' lnstallation of exterior access stairs or fire escapes lnstallation of antennas and satellite receiving dishes lnstallation of solar collectors Rooftop mechanicals (e.9., HVAC) Other: www.blddefordmaine.org Page 2 of4 Page 41 of 53  CITY OF BIDDEFORD PTANNING DEPARTMENT Moving and Demolition I-l uoving of structures or objects on the same site or to another site Any demolition or relocation of a landmark contributing and/or contributing structure within a district tr Other: SUBCOMMITTEE Revlew Proiect Activitles $50.00 Fee (check all that apply): Aheratlons and Repalr r' Masonry work, including repointing, sandblasting, chemical cleaning, painting where the masonry has never been painted, or conversely, removal of paint where the masonry historically has been painted Other: Signage and Exterior Utilities t/ lnstallation or alteration of any exterior sign, awning, or related lighting r' Exterior lighting where proposed in conjunction with commercial and institutlonal signage or awnings tr Exterior utilitles, including mechanical, plumbing, and electrical, where placed on or near clearly visible facades tr Other: Note: ln cases where the project is minor in nature, the Planning Department may determine that even if the activity qualifies for full Commission review it would be more appropriate to have it delegated to Subcommittee review. Note: Your project may also require a building permit. please call the code Enforcement office (28+9236) to make this determination. www.biddefordmaine.org Page 3 of 4 Page 42 of 53 Page 43 of 53 Page 44 of 53 Page 45 of 53 Page 46 of 53 Page 47 of 53 RESIDEN TIA L & COMMERCIAL W IN DOW S Page 48 of 53 PRO DUCTS A N D SERV I CES THAT HELP YOU DO YOU R BES T WORK JELD-WEN’s broad portfolio of commercial and residential windows can meet your exact requirements for great design, operational versatility, and beautiful detail — all backed with proven performance ratings. 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S E E M O R E AT © 2023 JELD-WEN, Inc. All rights reserved. | JELD-WEN, the JELD-WEN Logo, the JW Logo, AURALAST, EPIC, EPICVUE, and SITELINE are registered trademarks of JELD-WEN, Inc. BUILDERS VINYL, DF HYBRID, PREMIUM VINYL, W-2500, and VPI are trademarks of JELD-WEN, Inc. JELD-WEN is proud to be part of the JELD-WEN global family of product brands and companies. 11-97763 04/24 JELD-WEN.COM Page 53 of 53