Housing Committee
Regular MeetingPortland, ME · March 4, 2020
Agenda
City of Portland
JOINT MEETING OF THE
HOUSING COMMITTEE
AND THE
ECONOMIC DEVELOPMENT COMMITTEE: March 4, 2020 at 5:30 p.m.
Room 24
Basement Conference Room
Portland City Hall
1. Presentation on Limited Equity Cooperative Housing Model for Committee information.
a. Limited Equity Cooperative Housing Model
Presentation on changes to HUD/CDBG census tract eligibility for Committee
2.
information.
a. HCD Eligible Area Memo
Review, public hearing, and possible vote on a recommendation to the City Council for
3. the 104 Grant Street Affordable Housing Tax Increment Financing Credit Enhancement
Agreement request.
a. 104 Grant Street AHTIF Request
NOTE: Pursuant to 1 M.R.S. 405(6)(F), 5 M.R.S. 13119A and 30A M.R.S. 5242(13) the
Committee may go into executive session
to review proprietary information and provide direction to staff regarding negotiations.
Review, public hearing, and provide direction to staff to market the following Cityowned
4.
properties for sale or lease for housing development:
a. Memo: Disposition of Cityowned property
b. 21 Randall Street
c. 165 Lambert Street
d. 43 & 91 Douglass Street
NOTE: Pursuant to 1 M.R.S.A. 405(6)(C), the Committee may go into executive session
to provide direction to staff regarding disposition of the above real estate properties.
Executive Session: Pursuant to 1 M.R.S.A. 405(6)(C)(E), the Committee will go into
5.
executive session to provide direction to staff regarding:
a. Possible disposition of Cityowned real estate at 431 Commercial Street; and,
b. Possible disposition of Cityowned property in Falmouth
Packet
City of Portland
JOINT MEETING OF THE
HOUSING COMMITTEE
AND THE
ECONOMIC DEVELOPMENT COMMITTEE: March 4, 2020 at 5:30 p.m.
Room 24
Basement Conference Room
Portland City Hall
1. Presentation on Limited Equity Cooperative Housing Model for Committee information.
a. Limited Equity Cooperative Housing Model
Presentation on changes to HUD/CDBG census tract eligibility for Committee
2.
information.
a. HCD Eligible Area Memo
Review, public hearing, and possible vote on a recommendation to the City Council for
3. the 104 Grant Street Affordable Housing Tax Increment Financing Credit Enhancement
Agreement request.
a. 104 Grant Street AHTIF Request
NOTE: Pursuant to 1 M.R.S. 405(6)(F), 5 M.R.S. 13119A and 30A M.R.S. 5242(13) the
Committee may go into executive session
to review proprietary information and provide direction to staff regarding negotiations.
Review, public hearing, and provide direction to staff to market the following Cityowned
4.
properties for sale or lease for housing development:
a. Memo: Disposition of Cityowned property
b. 21 Randall Street
c. 165 Lambert Street
d. 43 & 91 Douglass Street
NOTE: Pursuant to 1 M.R.S.A. 405(6)(C), the Committee may go into executive session
to provide direction to staff regarding disposition of the above real estate properties.
Executive Session: Pursuant to 1 M.R.S.A. 405(6)(C)(E), the Committee will go into
5.
executive session to provide direction to staff regarding:
a. Possible disposition of Cityowned real estate at 431 Commercial Street; and,
b. Possible disposition of Cityowned property in Falmouth
Housing Cooperatives for Portland
Creating Diverse, Accessible, Inclusive Home Ownership
Presentation to Economic Development & Housing Committees March 4, 2020
What is a housing cooperative?
What is a housing cooperative?
Legal entity
that owns the
real estate, in
this case
‘165-167-169
Avenue C
Housing
Development
Fund
Corporation’
What is a
housing cooperative?
Cooperative corporation owns the
real estate as opposed to individuals
or a landlord.
Residents own shares in the
corporation. These shareholders hold
proprietary leases with the co-op
that enables them to occupy their
specific unit.
Democratic control – shareholders
regularly elect a board, each
shareholder gets one vote.
What is a limited-equity
housing co-op?
The resale price of shares is limited,
keeping the housing affordable for the
next generation.
In addition to keeping the purchase
price lower than market, limited-equity
housing co-ops typically have income
guidelines to ensure the co-op is serving
its intended population.
473 United HDFC
473 United HDFC
Property tax abatement is a primary
operating subsidy, sometimes able to get
reduced rates for water + sewer. Individual
Section 8 rental vouchers are made available
to families that can’t afford the maintenance.
Co-op Benefits
•Economic
•Social
•Personal
•Community
Co-ops Go Solar
Raise-Op Housing Cooperative
15 Homes, 50 Residents, 3 Buildings
Raise-Op Housing Cooperative
Annual Member Meeting 2019
Raise-Op Housing Cooperative
Governance Structure
Members
Elect board of directors
Follow policy set by the board
Board of Directors
Majority Members
1 Representative per building
Community Volunteers
House Staff
Committees Organizes members
Implements policy
Develop operating budget Other Professional support
Maintenance decisions
Building rules Committees
Recommendations to board
Raise-Op Housing Cooperative
Community Organizing
Raise-Op Housing Cooperative
Community Development
Founded by Cooperative Leaders in Western Massachusetts in 1994. We
have staff across the Northeast and work in New England & New York.
Four Program Areas:
● New England Resident Owned Communities
● Business Ownership Solutions
● Cooperative Food Systems
● Cooperative Business Services
Housing Co-ops for Portland
Integration with Economic Development
Housing Co-op Developments can include:
● Artist Studios or Makers Spaces
● Retail Storefronts
● Grocery Stores
● Office Spaces
● Community Gathering Spaces
● Commercial Kitchens
● Entertainment and Sports Facilities
Increase community and economic engagement through
neighborhood scale development
Housing Co-ops for Portland
Ownership Workforce Housing
Fill Gaps between affordable rental and
market-rate housing
Potentials to integrate with a Community
Land Trust or Publicly Owned Land with a
long term lease
Conversion of existing apartment buildings
to Co-op Ownership
New Construction for Cooperative Housing
Amalgamated Co-op, The Bronx, NY
Co-op City, The Bronx, NY
Cooperative Village, Lower East Side, NY
Rexmill Square, Jonesboro, GA
Hanover Grove Co-op, Fraser, MI
Rose Street Artists Cooperative, Burlington, VT
Echo Ridge Homes Co-op, Albuquerque, NM
Charter Oaks Resident Owned Community, Arundel, ME
Dos Pinos Co-op, Davis, CA
Apex Belltown Co-op, Seattle, WA
South Bend Mutual, South Bend, IN
Wardtown Resident Owned Community, Freeport, ME
Sheraden Park Co-op, Pittsburgh, PA
Economic Benefits
• Co-ops are affordable to
households who might
otherwise be priced out
of the market.
• Re-sale restrictions
preserve affordability for
future generations.
• Lower monthly costs than
comparative rentals.
• Higher quality than
comparative rentals.
Economic Benefits
• Enhanced “bankability,” collectively and individually.
• Shareholders may qualify for tax deductions for
mortgage interest and property taxes.
• Equity can be inherited.
• Foreclosure rates are much lower than for single-family
homeowners in comparable income groups.
Social Benefits
• Participation in civic
and community affairs
• Pride in, and sense of
belonging to, a
community
• Lower rates of
vandalism and
reported crime
• More likely to vote
Personal Benefits
• High levels of satisfaction with
housing
• Sense of achievement and
competence
• Increased income, and disposable
income
• Increased net worth
• Increase sense of independence
• Opportunities for participation and
leadership
• Gain skills that lead to jobs, job
improvement, or education
Community Benefits
• Co-ops are bulwark
against gentrification
• Co-ops promote longer
tenure in multi-family
buildings
• Co-ops are an incubator
of neighborhood leaders
• Co-op residents tend to be
more active in community
affairs
Contact Information
Andy Reicher, UHAB: reicher@uhab.org, www.uhab.coop
Craig Saddlemire, Raise Op Housing Co-op: raiseop207@gmail.com,
www.raiseop.com
Jonah Fertig-Burd, Cooperative Development Institute jfertig-burd@cdi.coop,
www.cdi.coop
Brian Eng, Portland Property Owner and UHAB Board Member
CITY OF PORTLAND
Planning & Urban Development Department
Housing and Community Development Division
MEMORANDUM
To: Councilor Jill Duson, Chair of the Housing Committee
Members of the Housing Committee
Councilor Justin Costa, Chair of the Economic Development Committee
Members of the Economic Development Committee
From: Mary Davis, Housing and Community Development Division Director
Amanda Methot, HCD Compliance Officer
Date: February 26, 2020
RE: HCD Eligible Areas Map
As a grant recipient under the HUD’s CDBG Entitlement program, the city must ensure that
any use of funds for a CDBG-assisted activity is eligible by meeting one or more of the
national objectives required under the criteria in 24 CFR §570.208. HUD released updated
summary data in early 2019 (based on the American Community Survey 2011-2015 5-year
estimates). The data was incorporated into the City’s 2020-2021 CDBG Application which was
released in the fall of 2019.
When a CDBG project is fulfilling the national objective on an area-wide basis, the population
of that area must be at least 51% low-moderate income (LMI). Low-moderate income is
defined as a household whose income is at or below 80% of the area median income. HUD
updates and distributes this data every 5 years and it is used by Housing and Community
Development Division staff to determine the service areas that would be eligible for CDBG
activity funding. The data was last updated by HUD in 2014, utilizing the American
Community Survey 2006-2010 5-year estimates.
Newly Eligible Block Groups
There are 10 blocks that have become eligible between 2014 and 2019. Census tracts 17, 18,
and 20.1 had the largest difference in LMI percentage between 2014 and 2019. The change is
indicated in the table that follows.
389 Congress Street Room 312 • Portland, Maine 04101
207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
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Tract/Block Group 2014 LMI % 2019 LMI %
15/2 41.10% 55.31%
17/2 39.68% 54.48%
17/3 29.92% 58.77%
18/3 28.81% 60.85%
19/2 32.03% 53.33%
19/4 47.41% 58.39%
20.1/2 26.47% 53.47%
23/2 48.33% 53.03%
23/3 48.17% 60.67%
24/3 (islands) 4% 70.59%
Previously Eligible Block Groups
There are two block groups that were eligible in 2014 that have become ineligible in 2019 due
to their LMI percentage dropping below the 51% threshold. These two changes occurred in the
East End/ Munjoy Hill Neighborhood and the Oakdale Neighborhood. The East End has seen
significant development since 2014, with an influx of luxury condos in the ineligible block
group. The change is indicated in the table below:
Tract/Block Group 2014 LMI % 2019 LMI %
1/3 77.62% 49.41%
15/3 63.59% 49.49%
389 Congress Street Room 312 • Portland, Maine 04101
207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
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3
CITY OF PORTLAND
Planning & Urban Development Department
Housing and Community Development Division
TO: Councilor Duson, Chair
Members of the Housing Committee
Councilor Costa, Chair
Members of the Economic Development Committee
FROM: Mary Davis, Division Director, Housing & Community Development
DATE: February 28, 2020
SUBJECT: Watson Renewal Grant LLC – 104 Grant Street
Affordable Housing Tax Increment Financing Request
As you may recall, under the terms of a Purchase and Sale Agreement between the City of
Portland and Tom Watson & Co., LLC, related to the city sale of 82 Hanover Street, the
buyer’s post-closing obligations required construction of at least 23 units at property
located at 104 Grant Street. Watson Renewal Grant LLC (WRG) is a partnership formed to
meet that obligation. WRG is proposing to construct 23 condominium units on the 104
Grant Street site and is requesting financial assistance from the City in the form of an
Affordable Housing Tax Increment Financing District and Credit Enhancement Agreement
to assist with the cost of construction of the project. If approved, the AHTIF will be
provided through a Credit Enhancement Agreement at 75% of the increased taxable value,
currently estimated at a 30-year annual average of $93,000.
The development district will include 23 units of workforce housing. The project will
include 1 two-bedroom and 22 one-bedroom condominiums. Fifty-two percent (52%) or a
total of twelve of the twenty-three units, will be available for sale as workforce housing
affordable to households at 120% of the area median income. The units will have
affordability restrictions through the Affordable Housing TIF program, MaineHousing’s
Subdivision Grant Program and the City’s Inclusionary Zoning Ordinance. The units will
range in size from 498 to 760 square feet. The sale price of the units will range from
$200,000 to $355,000. Twelve units will be priced below $250,000 with eight of those
units priced at $200,000.
When completed, the project’s new assessed value is estimated at $4.47 million, which will
yield $4.05 million in increased annual assessed property value. The property currently has
a $419,000 net taxable value.
389 Congress Street Room 312 • Portland, Maine 04101
207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
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Total development costs are estimated at $6.5 million. At full build out, the development
district is projected to pay an annual average of $124,000 in new taxes of which $93,000
will be returned to the developer and $31,000 will be non-captured general fund revenue.
In addition, the City will continue to receive general fund revenues of $13,472 (30 year
annual average) on the original assessed value of the property.
Captured Revenue to
Developer (assumes 2% Captured Revenue Returned Non -Captured
increase/year to mill rate) to City (assumes 2% General Fund
(Tax Dollars returned to increase/year to mill rate) Revenue (Tax
the Developer's District (Tax Dollars returned to the Dollars in General City OAV General
Account) City's District Account) Fund) Fund Revenues
30 Year TIF Total $2,790,013 $0 $930,004 $404,148
30 Year Average $93,000 $0 $31,000 $13,472
Tax Sheltering Benefits
As a result of the tax sheltering benefits of this TIF District, the City will see an overall
savings estimated at an annual amount of $25,542, or $766,274 over the life of the district.
1. Sheltered Valuation 2. Avoided Loss of 3. Avoided Loss of
4. Avoided Increase in 5. Total Avoided
(same as Captured State Aid for State Municipal
County Tax Impacts (2+3+4)
Valuation Education Revenue Sharing
30 Year TIF Total $85,235,220 $655,337 $63,875 $47,062 $766,274
30 Year Average $2,841,174 $21,845 $2,129 $1,569 $25,542
Staff Analysis and Recommendation
The Housing and Community Development Division works with an independent consultant
who performs third party underwriting reviews of all requests for City funding (local and
federal resources), including Affordable Housing Tax Increment Financing requests. A
third party financial analysis is not available at this time but will be available prior to
council approval. Tax increment financing requests are reviewed by the Economic
Development Committee with the Housing Committee weighing in on affordable housing
TIF requests. This request is brought forward now, prior to the completion of the third
party financial analysis, in order to make the best use of the opportunity created by this
joint meeting.
Public Benefits In reviewing this TIF request, staff notes the public benefit associated
with the TIF District includes 23 units of workforce homeownership units, with 12 units
affordable to households at or below 120% of the area median income. Additionally, the
TIF will create tax sheltering benefits estimated at an average $25,542 annually.
389 Congress Street Room 312 • Portland, Maine 04101
207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
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Staff recommendation Staff is requesting the Housing Committee and the Economic
Development Committee approve and recommend to the City Council support of this
Affordable Housing TIF proposal which meets the City’s policy goal of increasing access
to safe, affordable and accessible housing for working families. The recommendation will
be conditioned upon receipt of a satisfactory third-party financial analysis to be included in
the council agenda packet.
ATTACHMENTS
Project Description
TIF Model Spreadsheet
TIF District Map
Project Pro Forma
389 Congress Street Room 312 • Portland, Maine 04101
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Project Description
104 Grant Street
Watson
Renewal
Grant LLC
EXECUTIVE SUMMARY
Watson Renewal Grant LLC (“WRG”), a partnership consisting of Tom Watson and Renewal Housing
Associates LLC (collectively, the “Sponsors”), proposes to redevelop 104 Grant Street (the “Property”) into
23-units of homeownership workforce housing (the “Project”). The project will consist of 1 two-bedroom
and 22 one-bedroom condominiums ranging in size from 500 SF to 750 SF. Eight (8) of the 23 units will be
regulated under the City of Portland’s Inclusionary Zoning ordinance and the State of Maine’s Affordable
Housing Tax Increment Financing Statute 30-A MRSA Sec 5247. An additional four (4) units will be
regulated under the Maine State Housing Authority’s Subdivision Grant Program. The remaining units will
be sold without deed restrictions. The prices for the ‘conventional’ units are projected to be below the
average sales price for condominium units sold on the Portland peninsula.
The Sponsors’ goals for the Project are two-fold; one, to provide high quality homeownership
opportunities to first-time homebuyers and middle-income Portland residents. Second, to strengthen
the Parkside neighborhood by increasing the number of owner-occupied housing units.
The Project’s total development costs are projected to be $6,495,000. The Sponsors will finance the
acquisition and development of the Project with a combination of conventional construction financing
and public subsidy. Specifically, WRG will raise $5,175,000 in private funds through a traditional
construction loan, private capital and a deferment of Sponsor sale proceeds and fees.
WRG will also generate $1,320,000 in funding through the Maine’s Affordable Housing Tax Increment
Financing program and Maine Housing’s Subdivision Grant Program. Specifically, under this application,
the Sponsors are seeking to establish an AHTIF District in order to utilize 75% of the incremental tax
revenue generated by the new condominium units to repay principal and interest on a $1,050,000 loan
(the “AHTIF Loan”), the proceeds of which will be used to construct the building. A detailed schedule of
the Project’s sources and uses is provided below. Attached as Exhibit A is an AHTIF Schedule.
SOURCES
Construction Loan 4,250,000
AHTIF Loan 1,050,000
Additional Sub Debt 270,000
Seller Note 215,000
Deferred Developer Fee Note 215,000
Sponsor Equity 495,000
Total 6,495,000
USES
Acquisition 405,000
Hard Costs 4,850,000
Soft Costs 907,000
Financing Costs 333,000
Total 6,495,000
1 December 2019
4
104 Grant Street
Watson
Renewal
Grant LLC
PUBLIC BENEFITS
The Project will achieve a number of public benefits;
• Redevelop a non-conforming commercial building located in a residential neighborhood
The Property currently consists of a vacant, single-story building that is non-conforming for both
use and space (setbacks) for properties in the R6 Zone. The proposed building will meet current
building codes, zoning and site plan requirements for new construction multifamily properties.
• Address an area of significant need within the Portland housing market; homeownership
opportunities that are affordable to small, middle income households. Consider the following
regarding the Portland market;
o More than 56% of all households are Non-Family and more than 40% consist of a single individual
o Middle-income (100% to 120% AMI) 1 and 2-person households earn between $65,000 and $90,000
o Middle-income households can generally afford homes priced between $200,000 and $300,000
o The average sales price of a condo on the Portland peninsula is $440,000 (median = $358,000)
The Project will create 23 units of housing with estimated prices ranging from $190,000 to
$355,000, with a projected average sales price below $265,000.
• Preserve long-term affordability through deed restrictions
The Project will create i) 8 units that are regulated under Portland’s IZ ordinance and deed
restricted to remain affordable to households at 110% AMI for a period of 30 years and ii) 4
additional units regulated under Maine Housing’s Subdivision Grant Program and deed restricted
to remain affordable to households at 120% AMI for a period of 10 years.
• Strengthen the Parkside Neighborhood
The Parkside Neighborhood has traditionally had one of the highest concentrations of non owner-
occupied properties in Portland. In addition, relative to other intown neighborhoods, Parkside has
experienced a limited amount of investment to create new housing units – particularly serving
the homeownership market.
The Project will in result in a direct investment in Parkside of more than $4.8M and create 23 new
homeownership opportunities in the neighborhood.
• Generate a high level of property tax revenue for the City of Portland’s General Fund relative to
other redevelopment scenarios
Currently, 104 Grant generates less than $10,000 in annual property taxes. If the Property is
redeveloped as market rate rental housing, it will produce approximately $45,000 in taxes per
year. Under the Sponsors’ homeownership model, the Project will generate enough tax revenue
to finance a $1,050,000 AHTIF loan to pay for construction costs – and, still contribute $35,000 in
annual tax revenue to Portland’s General Fund.
Therefore, the net cost to Portland taxpayers to support a workforce homeownership development
versus a market rate rental project is approximately $10,000 per year.
2 December 2019
5
104 Grant Street
Watson
Renewal
Grant LLC
SPONSOR INFORMATION
Tom Watson is the current owner of 104 Grant Street. In 1993, Tom started Port Property Management,
a residential rental apartment management company based in Portland. Today, the company operates 65
rental properties, representing more than 1,300 apartments in the greater Portland market – with a high
concentration of units located on Portland peninsula. The company prides itself on helping to stabilize
and revitalize Portland’s downtown residential neighborhoods through professional, hands-on
management and continuous investment in its real estate portfolio.
In addition to acquiring and upgrading existing rental properties, Tom has been involved in two major
downtown housing development projects in Portland; i) The Hiawatha, 139 units of rental housing
developed at Longfellow Square and ii) 117 Lofts, an historic restoration and conversion of the former
Schlotterbeck & Foss office building into 56 units of rental housing serving the Bayside neighborhood.
Renewal Housing Associates LLC (“Renewal”) is a multifamily housing development company based in
Portland, Maine. Renewal’s primary focus is renovating legacy affordable housing properties that require
capital improvements and long-term use restrictions. The company also develops for-sale, infill housing
projects targeting middle income and first-time homebuyers. Renewal’s principals are specialist in
obtaining federal, state and local resources to create and preserve affordable and workforce housing.
Since 2001, Renewal has invested more than $275M to preserve and create more than 2,800 units of
affordable housing in seven states and the District of Columbia.
In Portland, Renewal’s principals have completed two innovative urban infill projects—West Port Lofts
and Onejoy—similar in scope and mission to the project proposed for 104 Grant Street. In each of these
previous developments, blighted and non-conforming West End properties were acquired and
redeveloped to create for-sale workforce housing serving middle-income households and first-time
homebuyers. At Onejoy, Renewal successfully developed and sold the first for-sale Workforce Housing
unit regulated under Portland’s Inclusionary Zoning Ordinance.
Renewal is majority-owned by Leon N. Weiner & Associates Inc. (“LNWA”), a Delaware-based, fully
integrated multifamily housing and real estate development company. Founded in 1949, LNWA and its
affiliates have developed over 15,000 apartments and homes. Today, the company operates more than
6,900 housing units located in ten states and the District of Columbia. The company has extensive
experience developing affordable, market rate and mixed-income housing serving both the for-sale and
rental markets.
LNWA is mission-driven housing company. Each housing development, in which the company is involved
has an affordability component. The company founder and namesake, Leon N. Weiner, was a tireless
advocate for and national leader in the development of housing to serve people of all income levels.
During Leon’s prodigious career, he was named Housing Person of the Year by the National Housing
Conference and the Fair Housing Person of the Year by the United State Department of Housing and Urban
Development. Leon served on President Lyndon Johnson’s Kaiser Commission on Urban Housing, which
led to the cornerstone Housing Act of 1968. He was a Director for the Federal Home Loan Bank and
President of the National Association of Home Builders. In 1979, Leon was inducted in the National
Association of Home Builders’ Housing Hall of Fame, where he was recognized as “…the conscience of the
housing industry in America….”
3 December 2019
6
104 Grant Street
Watson
Renewal
Grant LLC
Our Approach: Renewal’s principals recognize every project has a unique set of characteristics and
stakeholders. Ultimately, our job is to identify the stakeholders and their goals—and then marry these
goals with the condition and circumstance surrounding a specific site or development. We view each
project as a partnership—between owners, developers, municipal officials, neighborhood groups,
investors, contractors and, ultimately, our residents. Our approach distinguishes us from other developers
and owners; we value the opportunity to work on a diverse team with disparate goals, and we are
comfortable serving in different capacities, ranging from traditional developer-owner to joint-venture
partner. Most importantly, as part of a company that has been developing real estate since 1949, our
primary focus is to find opportunities to work with people and organizations that are committed to the
things that we believe define successful real estate development projects; a spirt of collaboration, a
desire for shared success and a view toward long-term relationships.
ORGANIZATIONAL STRUCTURE
The Property is currently owned by 104 Grant Street LLC, which consists of two members, Tom Watson
and Jack Watson. The Sponsors have formed Watson Renewal Grant LLC to acquire, finance and redevelop
the Property. The members of WRG are Houghton Lane LLC and Renewal Housing LLC. Tom Watson and
Jack Watson are the sole members of Houghton Lane. The members of Renewal Housing are Leon N.
Weiner & Associates, David Lakari & Associates and West Port Development LLC. Houghton Lane is the
Managing Member of WRG and Tom Watson serves as its Manager. Below is an organizational chart.
Watson Renewal Grant LLC
Houghton Lane LLC Renewal Housing Associates LLC
Managing Member Member
Leon N. Weiner & Associates Inc.
Tom Watson
David Lakari & Associates LLC
Jack Watson
Sole Member, David Lakari
West Port Development LLC
Sole Member: Todd M. Alexander
4 December 2019
7
104 Grant Street
Watson
Renewal
Grant LLC
THE PORTLAND PENINSULA CONDOMINIUM MARKET:
The case to support the development of affordable homeownership opportunities on the Portland
peninsula:
What can the average Portland household afford?
1-Person Household 2-Person Household
100% AMI 120% AMI 100% AMI 120% AMI
Annual Income $65,100 $78,120 $74,400 $89,280
Monthly Income for Housing Costs (30%) $1,628 $1,953 $1,860 $2,232
Target Sales Price $210,000 $260,000 $240,000 $295,000
Down Payment 1 $14,700 $18,200 $16,800 $20,650
Mortgage Amount $195,300 $241,800 $223,200 $274,350
Monthly Mortgage Payment 2 $999 $1,237 $1,142 $1,404
Private Mortgage Insurance 3 $81 $101 $93 $114
Property Taxes $306 $379 $350 $430
Property Insurance $70 $80 $75 $85
Utilities 4 $161 $161 $205 $205
Total Monthly Housing Costs 5 $1,617 $1,957 $1,864 $2,237
1. Average down payment of first-time homebuyer is 7%. 2. Assumes 4.5% Interest Rate on mortgage loan
3. assumes .5% of loan amount annually 4. source Maine Housing Utility Allowance
5. Does not include homeowners association fees (condo) or maintenance costs (single-family)
How many units under $300,000 are sold each year…and how many are available right now?
Last 12 Months Currently Available (Nov '19)
Units Sold Average Price Total Units Months Supply
< $200,000 11 2 2.18
$200,000 to $300,000 84 8 1.14
> $300,000 177 109 7.39
All Condominiums 272 $440,000 125 5.34
What percent of their income does a typical middle-income Portland household need to spend on
housing costs to purchase a unit at the current average sales price?
1-Person Household 2-Person Household
100% AMI 120% AMI 100% AMI 120% AMI
Annual Income $65,100 $78,120 $74,400 $89,280
Monthly Income for Housing Costs (30%) $1,628 $1,953 $1,860 $2,232
Sales Price $440,000 $440,000 $440,000 $440,000
Total Monthly Housing Costs $3,182 $3,192 $3,231 $3,241
Percent of Income Spent on Housing Costs 58% 48% 51% 43%
5 December 2019
8
104 Grant Street
Watson
Renewal
Grant LLC
The following information is organized and formatted to correspond with the Maine State Housing
Authority’s Application for Affordable Housing Tax Increment Financing, Appendix A Checklist for Approval
of District and Development Program.
LOCATION
The proposed location for the Affordable Housing Tax Increment Financing District is 104 Grant Street,
Portland Maine 04102 (the “AHTIF District” or “District”).
CBL: 48-C-8, City of Portland Tax Map E8NE.
DISTRICT DESCRIPTION:
a. Physical Description: The District, 104 Grant Street, is located within the Parkside Neighborhood
on the Portland peninsula. The District contains a single tax parcel, which consists of 14,261 SF,
or .33 acres. The property currently contains a vacant single-story building that previously housed
administrative offices and a maintenance facility for a real estate management company.
b. Municipal Map Showing District Boundaries: A municipal map identifying the boundaries of the
District is attached as Exhibit B.
c. Tax Map Showing District Boundaries: A tax map identifying the District boundaries is attached
as Exhibit C.
DOCUMENT AT LEASE 25% OF THE DISTRICT ACREAGE IS SUITABLE FOR RESIDENTIAL USE, BLIGHTED,
OR IN NEED OF REHABILITATION/REDEVELOPMENT:
a. Percent Acreage Suitable for Residential Use: The District is 14,261 SF, or .33 acres. 100% of the
District is suitable for residential use.
b. Percent of Acreage that is Blighted: None of the acreage in the District is currently blighted.
c. Percent of Acreage in need of Rehabilitation/Redevelopment: 100% of the District is in need of
redevelopment.
d. Physical Description to Support Above: The District is highly suitable for multifamily residential
redevelopment. As described below, the District is located in a R-6 Residential Zone, which is
intended for high density multifamily uses. The District is completely surrounded by residential
uses that are primarily high-density, multifamily properties in similar scale and form as the
Sponsor’s proposed development. The District is also in close proximity to employment centers
(downtown Portland), health care centers (Maine Med and Mercy Hospital), services (downtown,
Congress Street corridor and Bayside), civic institutions (City Hall, Post Office), public parks
(Deering Oaks, Portland Trails System) and public transportation nodes.
In further support for the need of redevelopment, the existing building located in the District is
vacant. It is a legal, non-conforming non-residential use within a residential zone.
6 December 2019
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104 Grant Street
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e. Zoning Designation for District: The District is located in the R-6 Residential Zone. As stated in the
Portland Land Use Ordinance, the purpose of the R-6 Zone is: “…(a) to set aside areas on the
peninsula for housing characterized primarily by multifamily dwellings at a high density providing
a wide range of housing for differing types of households; and to conserve the existing housing
stock and residential character of neighborhoods by controlling the scale and external impacts of
professional offices and other nonresidential uses, (b) in cases of qualifying small, vacant,
underutilized lots located in the urban residential and business zone, to encourage new housing
development consistent with the compact lot development pattern typically found on the
peninsula….”
The R-6 Zone also allows certain density bonuses and other incentives for developments that
provide affordable and workforce housing units.
f. Allowed Uses in the Zone: The R-6 Residential Zone primarily is intended for high-density, single-
family and multifamily residential uses. Other permitted uses in the R-6 Zone include;
1. Lodging house;
2. Cemeteries;
3. Parks, and other active and passive noncommercial recreation spaces;
4. Accessory uses customarily incidental and subordinate to the location, function, and
operation of principal uses,
5. Home occupations,
6. Municipal uses,
7. Special needs independent living units,
8. Hostels
DISTRICT ACERAGE DIVIDED BY MUNICIPAL ACREAGE IS NOT MORE THAN 2%
• Total District Acreage: .33
• Total Municipal Acreage: 12,386
• District Acreage as a Percent of Total Acreage: .0027%
TOTAL ACREASE OF ALL EXISTING AND PROPOSED DEVELOPMENT DISTRICTS IN MUNICIPALITY DIVIDED
BY TOTAL MUNICIPAL ACREAGE IS NOT MORE THAN 5%. (City of Portland to Complete)
ORIGINAL ASSESS VALUE (OAV) OF DISTRICT (City of Portland to Complete)
OAV OF ALL EXISTING AND PROPOSED AFFORDABLE HOUSING DEVELPOMENT DISTRICTS IN THE
MUNICIPALITY DIVIDED BY AGGREGATE TAXABLE PROPERTY VALUE AS OF APRIL 1 ST BEFORE
MAINEHOUSING APPROVAL IS NOT MORE THAN 5%. (City of Portland to Complete)
DEVELPOMENT PROGRAM STATE AND END DATES (City of Portland to Complete)
7 December 2019
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104 Grant Street
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THE DEVELOPMENT PROGRAM MEETS AN IDENTIFIED HOUSING NEED IN MUNICIPALITY:
a. Description of Need: Despite healthy residential development activity in recent years, Portland’s
housing market has remained relatively unaffordable. The problem remains particularly acute
among homeownership opportunities on the Portland peninsula. As of December, 2019, the
average sales price for a condominium (traditionally one of the most affordable forms of
homeownership within a market) on the Portland peninsula was $440,000. The median sales price
was $358,000.
Condominium prices in Portland’s urban residential neighborhoods far exceed what an average
household in Cumberland County can afford. Using the City of Portland’s Inclusionary Zoning
Maximum Sales Price formula, one to three person households (Portland’s average household
size is 2.08) at the 80% to 120% AMI levels, can generally afford homes in the $150,000 to
$350,000 range.
Portland’s lack of affordable homeownership opportunities significantly impedes the City’s goals
for future growth. According to the Portland’s 2017 Comprehensive Plan, the City’s 10-year
population growth target is approximately 72,000 people (by 2027), up from 66,681 people today.
To achieve this goal, the City needs to create approximately 2,557 new housing units. Given the
disparity between average condominium prices on the Portland peninsula and median income
levels, traditional first-time homebuyers and moderate-income households are priced out of
Portland and must seek other markets in which to purchase a home.
Portland has identified Parkside as a neighborhood that benefits from moderate to high
residential density—and, therefore, could accommodate some of the demand for new housing
units. From the City’s 2017 Comprehensive Plan, A Livable City;
“…Portland has a number of neighborhoods that offer traditional urban densities —
Munjoy Hill, the West End, Parkside, Deering Center, for example — and these
neighborhoods are largely successful. Residents can access stores, schools, dining, and
entertainment within walking distance of their homes. By foot or bike, they can easily
reach transit, trails, and recreational opportunities. These characteristics are largely
possible because of their density. Well-designed density is integral to healthy, walkable
city neighborhoods….”
b. Description of How Development Program Meets Need: The Project will address the for-sale
affordable housing need in Portland by creating eight (8) homeownership units that will be deed
restricted to remain affordable for households at or below 120% AMI for a period of 30 years. In
addition, the Project will create 11 units that are not deed restricted, but will be moderately priced
as compared to the average condominium sales price on the Portland peninsula.
c. Information on Housing Units Created:
1. New Rental Units Created: None
2. Existing Rental Units Rehabilitated: None
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3. New Single-Family Homes, Including Condominiums, Constructed: 23
4. Existing Single-Family Homes, Including Condominiums, Rehabilitated: None
DISTRICT MUST BE PRIMARILY A RESIDENTIAL DEVELOPMENT
a. Description of Residential and Non-Residential Uses in District and Acreage of Each: 100% of the
District will be redeveloped for residential uses. The Sponsors propose to construct a 4-story
building, consisting of 23 units of housing (condominiums) and associated common areas serving
the building (stairwells, hallways, elevator, HVAC/mechanical room, etc…). The District will also
include a private parking lot dedicated for the future unit owners of the Project.
b. Description of Accessory Uses Relating to Residential Uses: The only accessory uses within the
District will be the condominium association common areas, such as the parking lot, bike storage,
main entrance/lobby, HVAC/mechanical rooms and trash/recycling facilities.
AT LEASE 33% OF THE HOUSING UNITS IN THE DISTRICT MUST BE AFFORDABLE HOUSING
a. Number of new affordable rental units in District: 0
b. Number of new affordable single-family, owner-occupied, including condominiums, in District:
8 units – or 33% of the housing units in the development – will be deed restricted under the City
of Portland’s Inclusionary Zoning Ordinance. An additional 4 units will be deed restricted under
Maine Housing’s Subdivision Grant Program.
c. Total number of new housing units in District: 23
d. Affordable housing units as a percent of total units: 34.78% (just AHTIF); 52.17% including MH
Subdivision Grant units.
MECHANISM TO ENSURE ON-GOING AFFORDABILITY (City of Portland to Complete)
OPERATION OF HOUSING AND FACILITIES IN DISTRICT
a. Description of housing and facilities in the District will be operated after completion: The
housing units developed at 104 Grant Street will be administered by a condominium association.
The association will be governed by a board consisting of unit owners. The rules and regulations
for the association will be set forth in the association declaration and bylaws.
The association declaration and bylaws are first established and created by the project Sponsors,
who will serve as the declarant for the association. The declarant will oversee administration of
the association through the development period, until condominium units are sold and
administration is transferred to the association board. Under Maine statute, the administration
and governance of the association transfers from the declarant to a board consisting of unit
owners upon sale of 75% of the condominium units.
9 December 2019
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104 Grant Street
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Grant LLC
b. Entity responsible for operations: The unit owners, through an elected board, are responsible for
administering the operations of the condominium association. Typically, associations will hire a
third-party management company for administrative and maintenance support.
The declarant will hire Gebhardt Property Management to oversee the day-to-day maintenance
and operations of the building and association. GPM is based in Portland’s West End
neighborhood, in close proximity to the Project. The company has extensive experience managing
condominium association properties located on the Portland peninsula. The Sponsors have
worked with GPM on two similar condominium developments in the West End.
c. Source of operating funds: The operations of the association will be funded by monthly
condominium association dues paid by the unit owners. Dues will be set annually once the
association adopts an operating budget for the year. The first annual budget and related monthly
dues will be set by the declarant. The monthly dues are estimated to be $250 per unit per month.
A final budget and monthly dues will be set prior to commencement of construction, when the
final building program design has received Site Plan and Subdivision approval.
SPECIFIC PLANNED USES OF TAX INCREMENT REVENUES FROM THE DISTRICT:
a. Description of each improvement, facility, program, or other activity included in the
development program that may or will be funded in whole or in part with tax increment
revenues: The tax increment revenues will be used to repay principal and interest on a loan (the
“AHTIF Loan”). The proceeds of the AHTIF Loan will be used to pay the direct construction costs
associated with building the 23-unit condominium.
b. Improvements within the District: The residential building constructed within the District is
projected to cost $4,850,000. The size of the AHTIF Loan is projected to be $1,050,000. One
hundred percent of the proceeds of the AHTIF Loan will be used during the construction period
to pay costs that are part of the Sponsor’s construction contract.
c. Improvement outside the district: No improvements will be made outside of the District.
d. Amount of tax increment revenues inside and outside: The AHTIF Loan will be repaid using the
Project’s share of tax increment revenue generated from the new condominium units constructed
within the District.
e. Amount and source of other funding the development program: See schedule on following page.
10 December 2019
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104 Grant Street
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SOURCES
% of Total
Construction Loan 4,250,000 65.43%
AHTIF Loan 1,050,000 16.17%
Additional Sub Debt 270,000 4.16%
Seller Note 215,000 3.31%
Deferred Developer Fee Note 215,000 3.31%
Sponsor Equity 495,000 7.62%
Total 6,495,000 100.00%
USES
% of Total
Acquisition 405,000 6.24%
Hard Costs 4,850,000 74.67%
Soft Costs 907,000 13.96%
Financing Costs 333,000 5.13%
Total 6,495,000 100.00%
f. Timing of each planned improvement: The Project will begin the site plan and subdivision
application process in Q4 2019. Pending final regulatory approvals, the Project will close on its
construction financing in Q2, 2020, with construction completion anticipated for Q3, 2021.
MUNICIPALITY MAY USE TAX INCREMENT REVENUES FROM A DISTRICT TO ESTABLISH A PERMANENT
HOUSING DEVELOPMENT REVOLVING LOAN FUND OR INVESTMENT FUND: (Not Applicable)
A FINANCIAL PLAN FOR EACH YEAR THE DEVELOPMENT PROGRAM WILL BE IN EFFECT. (City of Portland
to Complete)
RELOCATION PLAN FOR PERSONS TEMPORARILY OR PERMANENTLY DISPLACED BY DEVELOPMENT
ACTIVITIES
The District currently consists of a vacant administrative office and maintenance facility. As such, there is
no resident relocation required as part of the project.
DESCRIPTION OF ENVIRONMENTAL CONTROLS TO BE APPLIED
The Sponsors have engaged MAI Environmental, a South Portland-based environmental engineering firm
for environmental consulting services during the development period. MAI Environmental has completed
Phase II testing for the Property. The findings and associated soil management plans have been
incorporated in the development program and budget.
11 December 2019
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104 Grant Street
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Grant LLC
DEVELOPMENT PROGRAM CONSISTENT WITH COMPREHENSIVE PLANNING (City of Portland to
Complete)
DISTRICT NOT IN CONFLICT WITH MUNICIPAL CHARTER (City of Portland to Complete)
FOR MUNICIPAL DEBT FINANCING ONLY: (Not Applicable)
END, MAINE STATE HOUSING AUTHORITY AHTIF APPLICATION CHECKLIST
12 December 2019
15
TIF Model
Spreadshet
RENEWAL HOUSING ASSOCIATES LLC
January 21st, 2020
Mary P. Davis,
Division Director, Housing & Community Development Division
Planning & Urban Development Department, City of Portland
389 Congress Street Room 312
Portland ME 04101
RE: AHTIF APPLICATION, 104 GRANT STREET (“The Goodwin”)
Dear Mary:
Thank you for the meeting to discuss the AHTIF application for 104 Grant Street. As discussed, I am
providing this letter to update and clarify certain aspects of the project.
• Unit Mix: The project now consists of 23 one-bedroom units ranging in size from 488 SF to 768
SF. The majority of units are between 610 and 620 SF.
• Affordable Housing - Number of Units and Affordability Restrictions: Under the financing plan
proposed in our application, the affordability requirements at the project are as follows;
• City of Portland “Workforce Units”:
o Two (2) Workforce Units with a 30-year deed restriction (Required 10% Units)
o Six (6) Workforce Units with a 10-year deed restriction (Additional Workforce Units
to meet state statute for AHTIF homeownership requirements)
Units will be regulated subject to the City of Portland’s Workforce Housing Agreement
Declaration of Covenants, Conditions & Restrictions
• Maine Housing “Affordable Homeownership Units”:
o Four (4) Affordable Units with a 9-year deed restriction
Units will be regulated subject to Maine Housing’s Declaration of Covenants & Restrictions
Enclosed with this letter is a chart to fully detail the affordability restrictions on the project. Also, for your
reference, I have enclosed information on Maine Housing’s Subdivision Grant Program, as well as the state
AHTIF Statute to document the 10-year deed restriction for homeownership projects.
Respectfully,
Todd M. Alexander
2 Union Street, 5th Floor | Portland, Maine 04101 | 207 347-3018
16
City of Portland - Affordable Housing (AH) TIF Model
104 Grant Street; 048 C008001
OAV: $419,000 ao 3/31/2019
2% Mil Rate Escalation
75% Capture to AH TIF Project; 25% to City General Fund
City of Portland- TIF Projection Table for 104 Grant Street AH TIF
Captured Captured
Revenue to Revenue to City Non- City OAV
Increased Total Projected Business Municipal Captured General
Tax Year- Assessed Value % of Value Captured Projected New Taxes Project Project General Fund Fund
TIF Year April 1 Real Prop. Captured Valuation Mill Rate Captured Account Account Revenues Revenues
1 2020 $0 75.00% $0 23.78 $0 $0 $0 $0 $9,962
2 2021 $0 75.00% $0 24.25 $0 $0 $0 $0 $10,161
3 2022 $4,058,820 75.00% $3,044,115 24.74 $75,302 $75,302 $0 $25,101 $10,365
4 2023 $4,058,820 75.00% $3,044,115 25.23 $76,808 $76,808 $0 $25,603 $10,572
5 2024 $4,058,820 75.00% $3,044,115 25.74 $78,344 $78,344 $0 $26,115 $10,783
6 2025 $4,058,820 75.00% $3,044,115 26.25 $79,911 $79,911 $0 $26,637 $10,999
7 2026 $4,058,820 75.00% $3,044,115 26.78 $81,509 $81,509 $0 $27,170 $11,219
8 2027 $4,058,820 75.00% $3,044,115 27.31 $83,139 $83,139 $0 $27,713 $11,443
9 2028 $4,058,820 75.00% $3,044,115 27.86 $84,802 $84,802 $0 $28,267 $11,672
10 2029 $4,058,820 75.00% $3,044,115 28.41 $86,498 $86,498 $0 $28,833 $11,906
11 2030 $4,058,820 75.00% $3,044,115 28.98 $88,228 $88,228 $0 $29,409 $12,144
12 2031 $4,058,820 75.00% $3,044,115 29.56 $89,992 $89,992 $0 $29,997 $12,387
13 2032 $4,058,820 75.00% $3,044,115 30.15 $91,792 $91,792 $0 $30,597 $12,635
14 2033 $4,058,820 75.00% $3,044,115 30.76 $93,628 $93,628 $0 $31,209 $12,887
15 2034 $4,058,820 75.00% $3,044,115 31.37 $95,501 $95,501 $0 $31,834 $13,145
16 2035 $4,058,820 75.00% $3,044,115 32.00 $97,411 $97,411 $0 $32,470 $13,408
17 2036 $4,058,820 75.00% $3,044,115 32.64 $99,359 $99,359 $0 $33,120 $13,676
18 2037 $4,058,820 75.00% $3,044,115 33.29 $101,346 $101,346 $0 $33,782 $13,950
19 2038 $4,058,820 75.00% $3,044,115 33.96 $103,373 $103,373 $0 $34,458 $14,229
20 2039 $4,058,820 75.00% $3,044,115 34.64 $105,440 $105,440 $0 $35,147 $14,513
21 2040 $4,058,820 75.00% $3,044,115 35.33 $107,549 $107,549 $0 $35,850 $14,803
22 2041 $4,058,820 75.00% $3,044,115 36.04 $109,700 $109,700 $0 $36,567 $15,099
23 2042 $4,058,820 75.00% $3,044,115 36.76 $111,894 $111,894 $0 $37,298 $15,401
24 2043 $4,058,820 75.00% $3,044,115 37.49 $114,132 $114,132 $0 $38,044 $15,709
25 2044 $4,058,820 75.00% $3,044,115 38.24 $116,415 $116,415 $0 $38,805 $16,024
26 2045 $4,058,820 75.00% $3,044,115 39.01 $118,743 $118,743 $0 $39,581 $16,344
27 2046 $4,058,820 75.00% $3,044,115 39.79 $121,118 $121,118 $0 $40,373 $16,671
28 2047 $4,058,820 75.00% $3,044,115 40.58 $123,540 $123,540 $0 $41,180 $17,004
29 2048 $4,058,820 75.00% $3,044,115 41.39 $126,011 $126,011 $0 $42,004 $17,344
30 2049 $4,058,820 75.00% $3,044,115 42.22 $128,531 $128,531 $0 $42,844 $17,691
30 Year TIF Total $113,646,960 $85,235,220 $2,790,013 $2,790,013 $0 $930,004 $404,148
30 Year Average $2,841,174 $93,000 $93,000 $31,000 $13,472
104 Grant St TIF Model at 75% for 30 Years Updt as Rqst by MD 2-27-2020.xls
17
Tax Shifts-Avoided Formula Impacts from Sheltering of Valuation: City of Portland - TIF Model
for 104 Grant Street Affordable Housing TIF
75% Sheltered - 30 years - 75% to Developer Project Account - 25% to City General Fund
Avoided Formula Impacts from Sheltering of Valuation
Avoided Loss of Avoided Loss of
Tax Year- Total Added Sheltered State Aid to for State Municipal Avoided Increase Total Avoided
TIF Year April 1 Valuation Valuation Education Revenue Sharing in County Tax Impacts
1 2020 $0 $0 $0 $0 $0 $0
2 2021 $0 $0 $0 $0 $0 $0
3 2022 $4,058,820 $3,044,115 $0 $2,281 $1,681 $3,962
4 2023 $4,058,820 $3,044,115 $8,402 $2,281 $1,681 $12,364
5 2024 $4,058,820 $3,044,115 $16,804 $2,281 $1,681 $20,766
6 2025 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
7 2026 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
8 2027 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
9 2028 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
10 2029 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
11 2030 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
12 2031 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
13 2032 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
14 2033 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
15 2034 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
16 2035 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
17 2036 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
18 2037 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
19 2038 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
20 2039 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
21 2040 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
22 2041 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
23 2042 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
24 2043 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
25 2044 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
26 2045 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
27 2046 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
28 2047 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
29 2048 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
30 2049 $4,058,820 $3,044,115 $25,205 $2,281 $1,681 $29,167
30 Year TIF Total $113,646,960 $85,235,220 $655,337 $63,875 $47,062 $766,274
30 Year TIF Avg. $3,788,232 $2,841,174 $21,845 $2,129 $1,569 $25,542
104 Grant St TIF Model at 75% for 30 Years Updt as Rqst by MD 2-27-2020.xls
18
13 12 11 10 9 8 7 6 5 4 3 2 1
X
X X
X
DRAWING NAME: PROJECT NAME:
CLIENT:
UP UP
X X
X
N
ENGINEERING, INC.
X
X
X
R
X
X
X X
O
X
UP
X
C
X X
A
Vehicle Tracking Vehicle Details
Vehicle Name: Architectural
16.75 16.75
Type: Passenger car
Overall Length 16.750ft
Overall Width 6.300ft
Overall Body Height 5.003ft
Min Body Ground Clearance
Curb to Curb Turning Radius
0.939ft
20.000ft
3.83 9.42
3.83 9.42 C-10
19
DECEMBER 6, 2019
RESIDENCES
104 GRANT STREET
PORTLAND, MAINE
EASTERN WHITE CEDAR FENCE
ELECTRICAL METERS
UP ELEVATOR
UP
MACHINE
COMMON FIRST FLOOR
FLOOR PLATE
886 SF 4,852 SF
ELECTRICAL
LOBBY ROOM
100 MAIL / PACKAGES
520 SF
PRIVATE
YARD
SPRINKLER/
MECHANICAL
ROOM
1 BED STUDIO 2 BED
102 103 104
615 SF 497 SF 831 SF
1 BED 1 BED
ADA
101 105
LIFT
756 SF 756 SF
UP
PORCH PORCH
ENTRY
FIRE DEPARTMENT SPRINKLER CONNECTION
0 4' 8' 16' 32' GRANT STREET
OR PROJECT
TH
NORTH N L Y
UE
N I N TO n
TR
S S PR ructio
G R E onst
C
PRO Not for
FIRST FLOOR PLAN
1 1/4" = 1'-0"
RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
20
DECEMBER 6, 2019
RESIDENCES
104 GRANT STREET
PORTLAND, MAINE
UP UP
STORAGE
AND MECHANICAL
DN DN
SECOND FLOOR
COMMON FLOOR PLATE
4,929 SF
941 SF
1 BED 1 BED 1 BED 1 BED
202 203 204 205
615 SF 623 SF 623 SF 615 SF
1 BED 1 BED
201 206
756 SF 756 SF
PORCH
PORCH
GRANT STREET
0 4' 8' 16' 32'
OR PROJECT
TH
EN NORTH
TR
U
N L Y
I N TO n
S S PR ructio
G R E onst
C
PRO Not for
SECOND, THIRD, FOURTH FLOOR PLANS
1 1/4" = 1'-0"
RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
21
DECEMBER 6, 2019
RESIDENCES
104 GRANT STREET
PORTLAND, MAINE
FIBER-CEMENT PANEL FIBER-CEMENT PANEL ON
BETWEEN WINDOWS ELEVATOR OVER-RIDE
FIBER-CEMENT LAP
SIDING - 6" EXPOSURE
NICHIHA SIDING
NICHIHA SIDING
ROOF EDGE BEAM
((REF.) ELEV.) 143'-6"
SLIDING DOOR WITH
11'-3"
TRANSOM WINDOW
GALVANIZED RAILING
FOURTH FLOOR
((REF.) ELEV.) 132'-3"
DECK WRAPPED IN
FIBER-CEMENT TRIM
10'-9"
1"
THIRD FLOOR
44'-1116
((REF.) ELEV.) 121'-6"
WINDOW WITH
FIBER-CEMENT
10'-9" TRIM, TYPICAL
POST WRAPPED IN
FIBER-CEMENT TRIM
SECOND FLOOR
((REF.) ELEV.) 110'-9"
104 GRANT STREET
EASTERN WHITE
CEDAR FENCE
10'-9"
FIRST FLOOR
((REF.) ELEV.) 100'-0"
1"
2'-12
FRONT DOOR
((REF.) ELEV.) 97'-10-1/2"
SPRINKLER FRONT ENTRY
BRICK BASE CONNECTION
CMU RETAINING WALL LOCATION
AVERAGE GRADE
NORTH ELEVATION
1 1/4" = 1'-0"
N L Y
I N TO n
S S PR ructio
G R E onst
C
PRO Not for
RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
22
DECEMBER 6, 2019
RESIDENCES
104 GRANT STREET
PORTLAND, MAINE
FIBER-CEMENT PANEL ON
ELEVATOR OVER-RIDE
ROOF EDGE BEAM
((REF.) ELEV.) 143'-6"
FIBER-CEMENT TRIM
11'-3"
FOURTH FLOOR
((REF.) ELEV.) 132'-3"
WINDOW WITH WINDOW WITH
FIBER-CEMENT FIBER-CEMENT
TRIM, TYPICAL TRIM, TYPICAL
10'-9"
1"
THIRD FLOOR
44'-1116
((REF.) ELEV.) 121'-6"
FIBER-CEMENT LAP
SIDING - 6" EXPOSURE
FIBER-CEMENT LAP
SIDING - 6" EXPOSURE
10'-9"
SECOND FLOOR
((REF.) ELEV.) 110'-9"
EASTERN WHITE
CEDAR FENCE
10'-9"
FIRST FLOOR
((REF.) ELEV.) 100'-0"
1"
2'-12
FRONT DOOR
((REF.) ELEV.) 97'-10-1/2"
ENTRY DOOR CANOPY OVER DOOR ENTRY TO STAIR WELL
ELECTRICAL METERS
CMU RETAINING WALL
AVERAGE GRADE
SOUTH ELEVATION
1 1/4" = 1'-0"
N L Y
I N TO n
S S PR ructio
G R E onst
C
PRO Not for
RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
23
DECEMBER 6, 2019
RESIDENCES
104 GRANT STREET
PORTLAND, MAINE
FIBER-CEMENT PANEL ON FIBER-CEMENT PANEL ON
ELEVATOR OVER-RIDE ELEVATOR OVER-RIDE
NICHIHA SIDING
NICHIHA SIDING
ROOF EDGE BEAM ROOF EDGE BEAM
((REF.) ELEV.) 143'-6" ((REF.) ELEV.) 143'-6"
FIBER-CEMENT TRIM FIBER-CEMENT TRIM
11'-3" 11'-3"
GALVANIZED GALVANIZED
RAILING RAILING
FOURTH FLOOR FOURTH FLOOR
((REF.) ELEV.) 132'-3" ((REF.) ELEV.) 132'-3"
DECK WRAPPED IN DECK WRAPPED IN
FIBER-CEMENT TRIM FIBER-CEMENT TRIM
10'-9" 10'-9"
WINDOW WITH
FIBER-CEMENT WINDOW WITH
TRIM, TYPICAL FIBER-CEMENT
TRIM, TYPICAL
1" 1"
THIRD FLOOR THIRD FLOOR
44'-1116 44'-1116
((REF.) ELEV.) 121'-6" ((REF.) ELEV.) 121'-6"
FIBER-CEMENT LAP FIBER-CEMENT LAP FIBER-CEMENT LAP FIBER-CEMENT LAP
SIDING - 6" EXPOSURE SIDING - 6" EXPOSURE SIDING - 6" EXPOSURE SIDING - 6" EXPOSURE
10'-9" 10'-9"
SECOND FLOOR SECOND FLOOR
((REF.) ELEV.) 110'-9" ((REF.) ELEV.) 110'-9"
TRANSOM WINDOW TRANSOM WINDOW
WITH FIBER-CEMENT WINDOW WITH WINDOW WITH WITH FIBER-CEMENT
TRIM, TYPICAL FIBER-CEMENT FIBER-CEMENT TRIM, TYPICAL
TRIM, TYPICAL TRIM, TYPICAL
10'-9" 10'-9"
EASTERN WHITE CEDAR FENCE
CMU RETAINING WALL
FIRST FLOOR FIRST FLOOR
((REF.) ELEV.) 100'-0" ((REF.) ELEV.) 100'-0"
1" 1"
2'-12 2'-12
FRONT DOOR FRONT DOOR
((REF.) ELEV.) 97'-10-1/2" ((REF.) ELEV.) 97'-10-1/2" BRICK BASE
DOOR TO PATIO
PATIO BRICK BASE RETAINING WALL
AVERAGE GRADE AVERAGE GRADE
EAST ELEVATION WEST ELEVATION
2 1/4" = 1'-0"
1 1/4" = 1'-0"
N L Y
I N TO n
S S PR ructio
G R E onst
C
PRO Not for
RENEWAL HOUSING ASSOCIATES, LLC RYAN SENATORE ARCHITECTURE
24
DRAWING NAME: PROJECT NAME:
CLIENT:
ACORN
ENGINEERING, INC
TIF District Map EX-B 25
EXHIBIT C: CITY OF PORTLAND TAX PARCEL MAP, AHTIF DISTRICT BOUNDARIES
F8SW F8SE F9SW
20.5 4512
100 50 1760
6700 69
67 048 B002 100
95
65 4987 048 50
048 B015
036 E006
049 A001 100 B018 32 24
048 A007 120 048 B016 048 B017 2974
28
6
048 A012 45.1 036 E022
VE
95
50 6700 65 9500
036 E001
RK A
048 A011 69 34. 3
1
PA
7
122 048 B011 275 036 E004
100
1 84 16 0
50 048 A010 45. 2
66 - 8 3 10 6 - 5 9
048 B014 4750 036 E003
95
5400 50
036 E002
-1
9
1 048 A008 048 B013 63. 1
7
97. 5
10 7 -
33
5000 048 A028
12 7
50
128 100 95
50 048 B012 4750 75 13
048 A004 130 26 1980
94
34
44.1
33
PARK VIEW CONDO 50 276 STATE STREET CONDO
45
100 4750 25.25 6
5000 66
12
138 GRANT-MELLEN 77 1149 048 D011
22 4
3463
6 273
33
- 27
42.9 50
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¹
16 2 - 2 7
4250
108 33 CONDO 60
26 2 - 27 7
43
036 E016
95 7
100
048 A026 4750
2 048 A005
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50 4155
2 52 048 4775
26 3
048 A029
44 - 9
108 50
142 100 048 A025 4750 5700 79.45
146 9 D025
41 - 8
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9
50
5000 85 50
4750 048 D012
54 7
62
71.2
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5000 50
50
95
62 90 4750
95
272 5375 036 E015
048 A030
06 048 D010 48.2
60
88 - 1 7
95
97
100
PARK MEDICAL
0 3100 25 036 E012 27
100. 048 A024 103 0
95
CONDO
89 - 1
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25 4750 62 3552 036 E014
3090
2375 048 D009 55. 5
4
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50
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50
48.9
95
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5
3040 111
048 A022 107 36 048 D004
2375 048 D008 65. 7 4750
3040
4
54
43.3 048 A019 048 A021 263 5320
98. 5
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4
40.2 2802 32
PROJECT LOCATION 46
5130 D006
60
036 E013
RING
048 A020 048
87
115 95. 5
053 B010 048 A016 2565 113 43.5 4370
50 74 D005
DEE
95 95 7
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95 40
50
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87 95
50 4513 2640
84 80 50
048 A018 95 27
048 D003 4
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50
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N ST
95
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3
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MA
5225
95
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SHER
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133 9500 34 048 D018 048 D019
101.
2 5 3.71 WENTWORTH 50
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62.29
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143 150 42.6 54
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6
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157 048 C006 6 2750
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PARKSIDE STUDIOS CONDO 5300
3
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1.13
95
5 63. 5
141.2 28
048 C004 7 257
4845
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50
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TE
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3000 048 C025 2806
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101 036 F016
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40
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75 048 C020 048 C021 111 12500 62 38.5 40 F017
053 C011
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4750
99.2 048 F026 ST
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46 048 C009 8
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1672 40. 1
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9
19 252 036 F015
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2
4200 50
10 115 9500 50 55
96
4
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29 119 41.2 4347
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4025
48 3667 39 048 C013 28 80 048 F005 50 048 F024
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158 053 C012 2750
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82 60. 5
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100 477
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048 E012 048 F001 58.5
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95
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4750 100 481
053 C043 40
40
048 C016 35.1
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053 C013 4275 50 1755 62 4938
048 C015 50 3245 37.65 50
N ST
139 048 F022 489
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50
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MELL
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50
32.25 048 F018 501 20
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053 C027 57.6 048 F015
2301
ST 511 047 B028 4
47 5 - - 24
30
048 E005 048 E006
100
3735 35.5
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2540 048 F028 24
D AV
22 4 - 24 5
048 E025
10
50.1 26
053 C025 132 130
E8NW
N
33 9 98. 8
O7NE
048 F014 515 37.65 99.
3
ERLA
22 3
2257 3005 100 5000 2667
100 2872
6
48 - 6
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048 E004 33. 8
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7350 30 3600 46 54
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2318 138 048 E029 1746 048 E026 2775 50 3700
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048 E028
30
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5 3007
142 72.93
048 E003 27.58
40 70
90
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63.7
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048 E024 486
63
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146 32.25
63.7 101
3980 048 E023
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26 70
488 047 B007
527 240
40
3 3800
24. 1 047 B008
30
80
100 4480
053 C029 3780 3007
053 C031 38
048 E021 048 E022 531 047 B003
160.5
8
492 047 B006 047 B026
10 048 E027 3680 54 494 047 B009
9.1 238-240 STATE STREET CONDO
55
8 32.7 5000 047 B005
93. 048 E014 047 B004
3835
42 50 46.5 048 E020 535 46 98.8 33.42 99. 7
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35 18742 26.1 3056
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0
053 C034 GARDNER HOUSE CONDO 110 21088 50
13
047 B024
048 E015 048 E017 3488 53.2 047 B002 9 29.92
7000 84.33 62
29.92
555
110
7470
35 3794
10
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52 2 - 7 1
053 C035 44. 5 563 8315 46.5 047 A027 3.46 22.5 DEERING
5 047 B013
52 3 -
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1100
28.5 4628
40
STREET 047 B020 50. 6
81.
18
3500 42
- 28 048 E016
5
5500 1001 CONDO
053 C036
40
55
10 27
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35 53.2 24.88
0
11 - 10 4750
3500 9.1 24.88
81.56 16.25
1
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053 C037
2 0
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3500 2385 151 047 B022
43. 1
528 047 B001 130 047 B017 114 B021 B023
39
75 047 A008 047 11. 97 047 B014 39 35
053 C038 11 5045
A011 047 A012 047 B012
132 114
101. 3 37 33
17.66 3888
48.11
538 536 047 B011 138
534 95.84
30 3500 35 .99 047 B010 43 2393 46.84
47
124
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2366 2649
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35 95.84 59 53
807 053 C039 047 A006
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38. 40 5608 110
2914 542 51
29 4103 047 A009 047 B029 49 27
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2 3060 101.6 85.5
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.
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054 A001 053 C040 546 5389 047 B015
5
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30 - 4
27.5
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117.2 27.5
054 A003 2460 803 552 24.88 .76
- 4 7 73 4945 4564 5054 61
61.69 2592 2
047 A007 49 29 9201 37.5
2700 117.2
2
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3619
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46
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.
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2518 23 3 - 8 20
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7
117.2
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83.18
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60. 1 30 747
87 .2 .2
814 5
66.16
22394
34 - 7 6
T
1
DEERING S
94
48 4
2178 20
61.
2 27.85 30
33 - 7 5
29 .7 41 4
. 67 5 13 .1 11. 9
61. 2 8675
24
31. 9 100
047 C039
8
2.7 2255
18
054 A004 047 A004
9 .7
67 37. 41 48.11
810 2-
3
3 2 .8 42
047 C017 9740
054 1- 8 31. 9
1956 4 35
9 3 35 91.5 39 34
A005 7311 61. 1 29 4194 4166
812 8
9
2909 2932 3500
054 054 41
.8 100.5
B003 A006 35
3250 2900 047 C013
73 - 8 2 047 A013 047 A014 32.93
2 047 A033 31.17 4947 3000
218 97.82
- 804 -8 142.66 30.48 38
- 2 24 BR
44 3136 42
1 3
45 116. 47
ST 7
3395
30.5 44 99.85
75
3018 047 C012 047 C016
3
AM
04 7 C014
2904 054 A007 3681 12
047 A015 047 C002 3050
3054 047 C008 48 047 C015 99.85
2 047 A017 50 40
0
3050 46
66
3815
047 C007
HA
45
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054 B005 3260 047 C003 047 C011 100
43 4455 8215 60 97.1 047 C010
LL
11 LL 047 A029 139. 4
70
64 96.83 58 97.1 047 C009
96. 83
0. 5
78 779 047 A025 24
97
68
PL 7 8-
89
2838
AM .1 0
39
10 047 C001
70
047 C006
8 9 - 80 2
66
5016 66
HA
7 100
70
44 .4
9 94. 95
12
80 72
0
775 047 A016 100
054 B007
28
1 41
.8 100. 03 74
100 42
.7 121
054 B006 BR 37959 5 5016 12 0 100
88
85
22 77.47 43.42
2- 30
.6
.9
66
6
54 51
1 - 20 41.85 52.5
13
41
8
.8 35 15.6
19 32.33
7517 5400 31.17
794 047 A032 134
35
2 047 C004 11.4 19.2 5.05 80.3
767
118
20061 30.5
35
45 .7
50
790 RD 120 41.85 047 C023
054 F001 17088 047 A024
CO
66 BRAMHALL CONDO 047 C035
66 047 A018
21
94.97
NG
68 146 38 16
047 C022
65 - 7 0
.9
134 9 AN 116 .9 6 5617 047 C040
RE
16.7
-7 . 81
14 MELLEN STREET CONDO
15 047 C018
1 047 A019 2 - 24 94.97
50
SS
054 F002 765 14
MIL 33 A 03 0 1 - 27 6918 12390
ST
DEERIN
.6
50.02
L
4 55.3
047 C019
5
VAUGHAN ST
129
17019 . 24710 78. 4
14. 8 37.8 7482
107. 98
10.5
98 04
1
76 4574
7
32.11
MA 0- 26. 3 5746 65.11
7 28. 1 8 3
C 054 F004 6 1 - 78 6
90 55 4 60 15
5 5. 08
1 57 8 - .3
66 78 757 43.06 047 A023 67.9 88.83
11 - 6 66 .6 7 7 047 A020
128
047 C034
1 inch = 50 feet
3
GS LN
4368 3000 53
047 C024 047 C033
2 - 20
13629 3. 70
054 F014 054 F008 047 A021 10 11
047 C021 1 - 19
50
61. 747 7991
50
9 8640
77.03 3
269 054 F011 62 55.42
Index Number - E8NE
73.06
Tax Map Index; http://www.portlandassessors.com/taxmaps.htm
86. 3
E8SW E8SE E9SW
9 60
April 1 2012 fy 2013
7720
2
7. 4
41.
10 50
6
4500 12
26
Exhibit A2: Projected Sales Schedule | The Goodwin
Unit BR SF Price IZ Unit MH Unit
-$30,000
401 1 756 $325,000
402 1 617 $240,000 1
403 1 616 $265,000
404 1 616 $265,000
405 1 617 $240,000 1
406 1 760 $325,000
301 1 756 $310,000
302 1 617 $200,000 1 1
303 1 616 $240,000 1
304 1 616 $240,000 1
305 1 617 $200,000 1 1
306 1 760 $310,000
201 1 756 $305,000
202 1 617 $200,000 1 1
203 1 616 $200,000 1 1
204 1 616 $200,000 1 1
205 1 617 $200,000 1 1
206 1 760 $305,000
101 1 756 $355,000
102 1 617 $200,000 1 1
103 1 498 $200,000 1 1
105 2 750 $345,000
106 1 756 $320,000
TOTALS 24 15,323 $5,990,000
AVG 638 $260,435 8 12
PARKING 12 $12,000 $144,000
GROSS POTENTIAL SALES $6,134,000
27
Exhibit A1: Development Pro Forma | 104 Grant Street Project Pro Forma
ACQUISITION
Land|Bldg 400,000
Misc Closing Costs 5,000
SUBTOTAL 405,000
HARD COSTS
Construction (GMP) 4,600,000
Environmental (Remediation) 30,000
Appliances 70,000
Contingency 150,000
SUBTOTAL 4,850,000
SOFT COSTS
A&E | Design+Structural+Admin 165,000
Interior Design 10,000
GeoTech 20,000
Civil+Survey 38,000
Owner's Construction Rep 25,000
Environmental (Reports+Fees) 45,000
Special Testing|Insp. 5,000
FF&E + Signage 10,000
Parking 40,000
Developer Legal 50,000
Site Plan Approval 10,000
Building Permit + Fees 82,000
Utility Connection Fees 60,000
Adv+Marketing+Staging 25,000
Insurance 30,000
Property Taxes 15,000
Stormwater Fees 2,000
R.E. Transfer Tax 15,000
Other Closing Costs 5,000
Misc Soft Costs 10,000
Developer Overhead 215,000
Property Management 10,000
Post Constr. Carrying Costs 20,000
SUBTOTAL 907,000
FINANCING COSTS
Origination Fees 16,000
SubDebt|Subsidy Fees 5,000
Lender 3rd Party Fees 13,000
Lender Legal 15,000
Title & Recording 7,000
Interest Expense 200,000
AHTIF Reserve 77,000
SUBTOTAL 333,000
TOTAL 6,495,000
28
CITY OF PORTLAND
Planning & Urban Development Department
Housing and Community Development Division
TO: Councilor Duson, Chair
Members of the Housing Committee
Councilor Costa, Chair
Members of the Economic Development Committee
FROM: Mary Davis, Division Director
Victoria Volent, Housing Program Manager
Housing and Community Development Division
DATE: February 28, 2020
SUBJECT: DRAFT Request for Proposal of 21 Randall Street, 165 Lambert Street,
and 43 & 91 Douglass Streets
During the November 13, 2019 meeting of the Housing Committee, the Committee voted to
recommend to the City Council the disposition of City-owned property located 21 Randall
Street, 165 Lambert Street, and 43 & 91 Douglass Streets. At the December 16, 2019
meeting of the City Council, the Council authorized staff to move forward with the
disposition of these properties and requested that staff investigate options to maximize
housing development potential and recommend preferred disposition approaches, working
with the Economic Development and Housing Committees (Resolve 10-19/20).
Staff is recommending the Request for Proposal (RFP) process to ensure that public
resources are utilized for maximum public benefit while accomplishing specific objectives
requested by the Council, and providing fair access to all applicants.
RFP Goals
There are common goals identified for the three properties.
• Developments shall provide mixed income units affordable to households earning 60%
to 120% of the area median income (AMI). Currently, 60% AMI for a family of four is
$55,800 and 120% AMI for a family of four is $111,600.
• Affordable is defined as the percentage of income a household is charged in rent and
other housing expenses including utilities, or must pay in monthly mortgage payments
(including real estate taxes, mortgage insurance, condominium/HOA fees, insurance
and utilities), does not exceed 30% of a household’s gross income, or other amount
established in city regulations that does not vary significantly from this amount.
389 Congress Street Room 312 • Portland, Maine 04101
207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
1
• Affordability restrictions must be in place for a minimum of 30 years for
homeownership units, and the longest period allowed by law for rental units.
• Developments should include excellent building and site design utilizing design
principles that promote efficient use of land to create a development that is compatible
with the existing pattern, streetscape, scale, massing, and materials of the surrounding
neighborhood. The designs will meet the City’s Green Building Code.
• Higher density zoning that furthers exceptional projects and other city goals as outlined
in the RFP(s) may be considered.
• Short-term rental of the units will not be permitted.
• The sale or long-term lease of the properties at 21 Randall and 165 Lambert Streets at
below fair market value may be considered to support housing development that meets
the City’s stated goals. The City expects to receive fair market value for the property
located at 43 & 91 Douglass Street.
• Alternative ownership models that encourage a mixed income community with long term
affordability for the maximum number of units, such as limited equity units, co-housing,
cooperative, or a community land trust, may be considered in order to ensure the units
affordability over time.
After proposals are opened, city staff will make a recommendation to the City Council’s
Economic Development Committee (EDC) and the Housing Committee (HC). The EDC
and HC will make a recommendation to the City Council. The contract for the disposition
of the property will be executed only after review and final approval by the City Council.
Staff Recommendation
Staff is requesting the Economic Development Committee and the Housing Committee
approve the terms and authorize staff to issue the Request for Proposals for the city-owned
properties at 21 Randall Street, 165 Lambert Street and 43 & 91 Douglass Street.
Attachments
Draft Request for Proposal (RFP) - 21 Randall Street
Draft Request for Proposal (RFP) - 165 Lambert Street
Draft Request for Proposal (RFP) - 43 and 91 Douglass Street
389 Congress Street Room 312 • Portland, Maine 04101
207- 874- 8711 mpd@portlandmaine.gov • www.portlandmaine.gov
2
CITY of PORTLAND, MAINE
Request for Proposals for Disposition and Development of City-Owned Property
Located at 21 Randall Street
I. NOTICE AND SPECIFICATIONS
The City of Portland, Maine seeks proposals from qualified developers for the creation of residential
housing at 21 Randall Street. The site is designated on the City of Portland Tax Assessor’s Map as lot
CBL 166 B014-015-016.
Sealed proposals for the project, including an original, seven (7) copies, and one (1) digital
copy, as specified herein, will be received by the Purchasing Office, Room 103, City Hall, 389
Congress Street, Portland, Maine 04101, until (time) p.m., (day), (month, date), 2020, at which
time they will be publicly opened.
Proposals shall be submitted, and returned in sealed envelopes plainly marked on the outside
“Disposition and Development of Property Located at 21 Randall Street”.
Proposals that are late, unsigned or submitted via fax will not be accepted. Proposals from
individuals not registered with the Purchasing Office may be rejected; receipt of this document
directly from the City of Portland indicates registration. Should a person receive this Request from
a source other than the City, please contact 207-874-8654 to ensure that you are listed as a
recipient for this proposal.
All questions must be submitted in writing to the Purchasing Office. These may be mailed, hand
delivered, faxed to (207) 874-8652 or e-mailed to mff@portlandmaine.gov and be received no later
than five (5) business days prior to the opening date. Questions received after this time will not be
addressed. Any interpretation, correction, or change of this document will be made only by written
addenda. Changes in any other manner will not be binding on the City and proposers should not
rely on. Proposers should not have contact with any City staff with regard to this proposal unless to
obtain general public information as specified in the document.
The disposal of this real estate shall be on the basis of a negotiated proposal, with the City of
Portland reserving the right to refuse any and all proposals. All proposers are advised that the
property will be sold “as-is” and “where is”, in its existing condition, with no warranties either
expressed or implied. The City disclaims any and all responsibility for injury to proposers, their
agents or others while examining the property or at any other time. The City will not be responsible
for any broker’s commission.
Any and all improvements made to said property must be done in accordance with existing City
Codes and Ordinances.
II GENERAL INFORMATION
Summary of Request:
The City of Portland is committed to providing housing opportunities and has set a goal to evaluate
1
the use of City-owned property to construct housing. As one-step in accomplishing this goal, the
City of Portland will accept proposals for the development of housing on the lot located at 21
Randall Street, which currently is a vacant.
This request for proposals results from the December 16, 2019 approval by the Portland City
Council (Resolve 10-19/20) of the recommendations of the Housing Committee to market the City-
owned vacant property located at 21 Randall Street.
The City of Portland uses the RFP process to ensure that public resources are utilized for maximum
public benefit while accomplishing specific objectives and providing fair access to all applicants.
Site Information:
a. Location: 21 Randall Street, as identified in the City of Portland Assessor’s records as lot
CBL 166 B014-015-016. (See Attachment 2).
b. Existing Conditions: 21 Randall Street is located on three parcels totaling .3204 acres with
frontage on Randall and Illsley Street in the East Deering Neighborhood. The surrounding
context is predominantly residential with the majority of homes in the area being one and
two-family structures. Washington Avenue, the neighborhood’s principal arterial roadway, is
located one block north of the complex and features a mixture of multi-family structures and
commercial land uses.
c. Current use: Vacant lot.
d. General Dimensions: Together these lot are approximately .3204 acres or 13,956 square
feet.
e. Current Zoning: R-5. The R-5 zone allows for residential and duplex development. For a
single-family home or duplex, the land area per dwelling unit is 3,000 square feet. At 13,956
square feet, this parcel, if split into two lots, would technically allow for four (4) single-
family homes or two (2) two-family dwelling units For complete zoning requirements,
please refer to Chapter 14, Land Use, of the City Code.
f. Rezoning: Higher density zoning that furthers exceptional projects and other city goals as
outlined in Section III may be considered.
g. Condition of the property at the time of disposition: Portland Water District has a major
sewer easement through Lot 166 B016, which would preclude development on that side of
the property. However, pavement placed over the easement may be allowed with a minor
modification and execution of an Easement Modification Agreement with Portland Water
District. (See Attachment 3)
h. Environmental Conditions: The City of Portland does not have any specifics with regard to
environmental conditions and makes no representations or guarantees with respect to the
environmental condition of the site.
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i. Proposers are urged to investigate water sources and utility connection requirements with
the Department of Public Works.
III CITY GOALS
The City’s primary goals for the use of the property are:
1. Developments shall provide mixed income units. All units must be affordable to households
earning 60% to 120% of the area median income (AMI). Currently, 60% AMI for a family of
four is $55,800 and 120% AMI for a family of four is $111,600.
Affordable means that the percentage of income a household is charged in rent and other
housing expenses including utilities, or must pay in monthly mortgage payments (including real
estate taxes, mortgage insurance, condominium/HOA fees, insurance and utilities), does not
exceed 30% of a household’s gross income, or other amount established in city regulations that
does not vary significantly from this amount.
Restrictions on the affordability of units must be in place for a minimum of 30 years for
homeownership units, and the longest period allowed by law for rental units.
2. Development of mixed income homeownership or rental housing of excellent building and site
design. Design principles should promote efficient use of land to create a development that is
compatible with the existing pattern, streetscape, scale, massing, and materials of the
surrounding neighborhood. The development’s building shall be designed to meet the City’s
Green Building Code.
3. Rezoning may be considered to support increase housing development opportunities or
maximize the number of allowable housing units on the property.
The general terms for this real estate transaction include:
• Zoning. Rezoning of this property may be considered to increase housing development
opportunities or to maximize the number of allowable housing units on the property.
• Units must be used as the principal residence of the owner/tenant and owner/tenant shall not
use the unit for the conduct of business (except for a home occupation allowed under the City
of Portland zoning ordinance) or as an investment property. Units shall not be rented for
short term periods of one to thirty days.
• The sale or long term lease of the property below fair market value may be considered to
support housing development that meets the City’s stated goals.
• Alternative Ownership Models. Alternative ownership models that will encourage a mixed
income community with long term affordability for the maximum number of units, such as
limited equity units, co-housing, cooperative, or a community land trust, may be considered
in order to ensure the units affordability over time.
• Proposals must outline how they will maintain affordability.
3
• Other City Incentives. Other city financial incentives may be considered to support increase
housing development opportunities or maximize the number of allowable housing units on
the property.
IV PROPOSED SCORING
An internal staff Committee will review proposals received, and will apply the following selection
criteria in reviewing and scoring the applications.
Proposed use to achieve the City of Portland's goals
40 points
1. Market Demand - 25 points
a. 25 points - All units meet the City’s income targeting priority noted in Section III.1
b. 20 points - At least 75% of the units meet the City’s income targeting priority noted
in Section III.1
c. 15 points - At least 50% of the units meet the City’s income targeting priority noted
in Section III.1
d. 0 points - Project does not does not meet the City’s income targeting priority noted in
Section III.1
2. Economic diversity – 15 points
a. 15 points creates housing options which promote economic diversity in the
neighborhood in which the development is located
b. 0 points does not promote economic diversity
Impact on surrounding neighborhood, including design. 25 points
1. Project Design -- 15 points
a. 15 points -- the proposal is consistent with design characteristics
b. 10 points – the proposal is an adequate fit with the neighborhood design,
c. 0 points – the design is a significant outlier
2. Amenities and unit design -- 10 points
a. 10 points – amenities & unit design are well thought out and appropriate for residents
b. 5 points -- amenities & unit design are adequate
c. 0 points – amenities and unit design raise significant concerns that resident needs will
not be adequately addressed
Applicant's ability to complete project, including financial feasibility, development team
experience, capacity, and timeframe for completion. 35 points
1. Readiness to proceed – 15 points
a. 15 points – all projected sources of funding include letters of commitment or interest
are projected at terms and conditions consistent with the City’s prior experience with
the funder
b. 10 points – most projected sources of funding include letters of commitment, letters
of interest, or, if no letter is included, are projected at terms and conditions consistent
with the City’s prior experience with this funder
4
c. 0 points – one or more sources are projected on terms that are not consistent with the
City’s prior experience with the funder and are not documented by letter(s) from
funder(s).
2. Track record of development team – 10 points
a. 10 points – every development team member has a successful track record with this
type of project and at this scale
b. 8 points – all but one development team members have a successful track record with
this type of project and at this scale; one development team member has relevant
experience but at a smaller scale or not of this project type
c. 5 points – two development team members, while having relevant experience, are
new to this type of project or this scale of development
d. 0 points – the development team does not meet the criteria above
3. Current Capacity of development team – 10 points
a. 10 points – development team members have exceptional depth of human and
financial resources to complete this project
b. 8 points - development team members have the human and financial resources to
complete this project
c. 5 points – development team has a staffing gap in a significant role and a plan to
address that gap, OR there are some concerns about the financial resources of the
team to move the development forward
d. 0 points - the development team does not meet the criteria described above
SUMBMISSION INFORMATION
Interested parties are asked to submit a concept development (including preliminary drawings) and a
brief description of the project, no longer than two pages, to include the number and type of units,
occupants (owners/renters) to be served, special features, the impact on the neighborhood and other
ways the proposal meets the primary goals of the City. A general project budget with projected
funding sources, development timeline, and development team qualifications and financial
capabilities is also required. This RFP does not require detailed architectural drawings or
development pro formas.
Photographs and maps of the site and area are required.
a) Developer: Name, address, telephone, fax number of the proposed owner/developer and the
name(s) of an alternative contact person(s).
b) Proposal: Each proposal submitted must specifically outline the proposed use of the property
and any proposed rezoning requests.
c) Financial Feasibility: Provide a business plan, which shall include prospective and committed
sources of funding, development and operating budgets; a letter from a lending institution
indicating the applicant’s ability to finance the projected costs; and provide examples of prior
projects that indicate the proven ability to develop a project of similar type and scale from a fiscal
perspective.
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d) Timetable: Provide an overview of how the proposal will be implemented. Include approximate
schedule for completion of each element, closing, construction start-up, substantial completion,
final completion, and occupancy. Include applications for public or private financing.
e) Developer Capacity: Identify the qualifications and experience of the development team for the
project including a list of previously completed projects similar to the proposed project. This
team may include key staff of the developer, architect, general contractor and future property
management. Also, discuss the ability to complete the project including the qualifications of the
development team, management plan, experience, capacity, project readiness to proceed, and
timeframe for completion.
f) Occupancy and Management Plan: Present a plan detailing the ownership structure
(condominium, cooperative, etc.), resale restrictions and resale process to ensure mixed income
and long-term affordability.
g) Purchase Price: Proposed purchase price for the property.
h) Copies: Seven (7) copies, with the original so marked, and one (1) digital copy of each proposal
shall be submitted.
V DISPOSITION INFORMATION
After proposals are opened, city staff will make a recommendation to the City Council’s
Economic Development Committee (EDC) and the Housing Committee (HC). The EDC and
HC will make a recommendation to the City Council.
VI OTHER INFORMATION
Confidentiality: Proposals received by the City shall become a matter of public record, subject to
public inspection, except to the extent, which an applicant designates in writing, proprietary data to
be confidential and submits that data under separate cover, such information may be held from
public inspection, as provided in Maine law: 5 MRSA Sections 13119-A and 13119-B.
VII LEGAL REQUIREMENTS
The contract for the disposition of the property will be executed only after review and final
approval by the City Council.
VIII RESERVATION of RIGHTS
The City of Portland reserves the right, at its sole discretion, to award as well as reject any and all
proposals for the city-owned property, based on the quality and merits of the proposals received,
or when it is determined to be in the public interest to do so. Furthermore, the City may extend
deadlines and timeframes, as needed.
The City reserves the right to substantiate any proposer’s qualifications, capability to perform,
availability, past performance records, and to verify that the proposer is current in its financial
6
obligations to the City.
The City of Portland, Maine, reserves the right to waive any informalities in proposals, to accept
any proposal or portion thereof, and, to reject any and all proposals, as well as negotiate with the
successful proposer(s) should it be in the best in the best interest of the City to do so for a final
purchase and sale agreement and ultimate sale or lease of the property.
Pursuant to City procurement policy and ordinance, the City is unable to contract with businesses or
individuals who are delinquent in their financial obligations to the City. These obligations may include
but are not limited to real estate and personal property taxes and sewer user fees.
Proposers who are delinquent in their financial obligations to the City must do one of the following:
bring the obligation current, negotiate a payment plan with the City’s Treasury office, or agree to an
offset, which shall be established by the contract which shall be issued to the successful proposer
March 5, 2020 Matthew F. Fitzgerald
Purchasing Manager
Attachments:
A. Proposal
B. Portland Assessor’s Record
C. GIS Sketch
7
PROPOSAL
NOTE: THIS PAGE IS TO BE COMPLETED AND RETURNED
The UNDERSIGNED hereby declares that he/she or they are the only person(s), firm or corporation
interested in this proposal as principal, which it is made without any connection with any other person(s),
firm or corporation submitting a proposal for the same.
The UNDERSIGNED hereby declares that they have read and understand all conditions as outlined in the
Request for Proposals, and that the proposal is made in accordance with same.
The UNDERSIGNED hereby declares that any person(s) employed by the City of Portland, Maine, who
has direct or indirect personal or financial interest in this proposal or in any portion of the profits which
may be derived therefrom has been identified and the interest disclosed by separate attachment. (Please
include in your disclosure any interest which you know of. An example of a direct interest would be a City
employee who would be paid to perform services under this proposal. An example of an indirect interest
would be a City employee who is related to any officers, employees, principal or shareholders of your firm
or to you. If in doubt as to status or interest, please disclose to the extent known).
The proposer acknowledges the receipt of Addenda numbered
If Applicable
COMPANY NAME:
(Individual, Partnership, Corporation, Joint Venture)
AUTHORIZED SIGNATURE: DATE:
(Officer, Authorized Individual or Owner)
PRINT NAME & TITLE:
ADDRESS:
TELEPHONE: E-MAIL:
FEDERAL TAX ID #: DUNS #:
STATE OF INCORPORATION ________________________________________________
(If incorporated in another State, businesses must be authorized to do business in the State of Maine.)
In your organizations preceding completed fiscal year, did the organization receive:
(1) 80 percent or more of its annual gross revenues in U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements; AND
(2) $25,000,000 or more in annual gross revenues from U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements? ☐ Yes ☐ No
Does the public have access to information about the compensation of the executives in the organization through periodic reports
filed under section 13(a) or 15(d) of the Securities Exchange Act of 1934 (18 U.S.C. 78m(a), 78o(d) or section 6104 of the
Internal Revenue Code of 1986? ☐ Yes ☐ No
NOTE: All bids must bear the handwritten signature of a duly authorized member or employee of the
organization making the bid. This sheet must be signed and returned with the application package.
8
8 Attachment A
PROPOSAL
NOTE: THIS PAGE IS TO BE COMPLETED AND RETURNED
The UNDERSIGNED hereby declares that he/she or they are the only person(s), firm or corporation
interested in this proposal as principal, which it is made without any connection with any other person(s),
firm or corporation submitting a proposal for the same.
The UNDERSIGNED hereby declares that they have read and understand all conditions as outlined in the
Request for Proposals, and that the proposal is made in accordance with same.
The UNDERSIGNED hereby declares that any person(s) employed by the City of Portland, Maine, who
has direct or indirect personal or financial interest in this proposal or in any portion of the profits which
may be derived therefrom has been identified and the interest disclosed by separate attachment. (Please
include in your disclosure any interest which you know of. An example of a direct interest would be a City
employee who would be paid to perform services under this proposal. An example of an indirect interest
would be a City employee who is related to any officers, employees, principal or shareholders of your firm
or to you. If in doubt as to status or interest, please disclose to the extent known).
The proposer acknowledges the receipt of Addenda numbered
If Applicable
COMPANY NAME:
(Individual, Partnership, Corporation, Joint Venture)
AUTHORIZED SIGNATURE: DATE:
(Officer, Authorized Individual or Owner)
PRINT NAME & TITLE:
ADDRESS:
TELEPHONE: E-MAIL:
FEDERAL TAX ID #: DUNS #:
STATE OF INCORPORATION ________________________________________________
(If incorporated in another State, businesses must be authorized to do business in the State of Maine.)
In your organizations preceding completed fiscal year, did the organization receive:
(1) 80 percent or more of its annual gross revenues in U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements; AND
(2) $25,000,000 or more in annual gross revenues from U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements? ☐ Yes ☐ No
Does the public have access to information about the compensation of the executives in the organization through periodic reports
filed under section 13(a) or 15(d) of the Securities Exchange Act of 1934 (18 U.S.C. 78m(a), 78o(d) or section 6104 of the
Internal Revenue Code of 1986? ☐ Yes ☐ No
NOTE: All bids must bear the handwritten signature of a duly authorized member or employee of the
organization making the bid. This sheet must be signed and returned with the application package.
8
9
Attachment B
9
Attachment C
10
10
11 Attachment D
21 Randall
11
CITY of PORTLAND, MAINE
Request for Proposals for Disposition of City-Owned Property
Located at 165 Lambert Street
I. NOTICE AND SPECIFICATIONS
The City of Portland, Maine seeks proposals from qualified developers for the creation of residential
housing at 165 Lambert Street. The site is designated on the City of Portland Tax Assessor’s Map as
lots CBL 385 A001, and 386 C001.
Sealed proposals for the project, including an original, seven (7) copies, and one (1) digital
copy, as specified herein, will be received by the Purchasing Office, Room 103, City Hall, 389
Congress Street, Portland, Maine 04101, until (time) p.m., (day), (month, date), 2020, at which
time they will be publicly opened.
Proposals shall be submitted, and returned in sealed envelopes plainly marked on the outside
“Disposition and Development of Property Located at 165 Lambert Street”.
Proposals that are late, unsigned or submitted via fax will not be accepted. Proposals from
individuals not registered with the Purchasing Office may be rejected; receipt of this document
directly from the City of Portland indicates registration. Should a person receive this Request from
a source other than the City, please contact 207-874-8654 to ensure that you are listed as a
recipient for this proposal.
All questions must be submitted in writing to the Purchasing Office. These may be mailed, hand
delivered, faxed to (207) 874-8652 or e-mailed to mff@portlandmaine.gov and be received no later
than five (5) business days prior to the opening date. Questions received after this time will not be
addressed. Any interpretation, correction, or change of this document will be made only by written
addenda. Changes in any other manner will not be binding on the City and proposers should not
rely on. Proposers should not have contact with any City staff with regard to this proposal unless to
obtain general public information as specified in the document.
The disposal of this real estate shall be on the basis of a negotiated proposal, with the City of
Portland reserving the right to refuse any and all proposals. All proposers are advised that the
property will be sold “as-is” and “where is”, in its existing condition, with no warranties either
expressed or implied. The City disclaims any and all responsibility for injury to proposers, their
agents or others while examining the property or at any other time. The City will not be responsible
for any broker’s commission.
Any and all improvements made to said property must be done in accordance with existing City
Codes and Ordinances.
II GENERAL INFORMATION
Summary of Request:
The City of Portland is committed to providing housing opportunities and has set a goal to evaluate
1
the use of City-owned property to construct housing. As one-step in accomplishing this goal, the
City of Portland will accept proposals for the development of housing on the lot located at 165
Lambert Street, which currently is vacant.
This request for proposals results from the December 16, 2019 approval by the Portland City
Council (Resolve 10-19/20) of the recommendations of the Housing Committee to market the City-
owned vacant property located at 165 Lambert Street.
The City of Portland uses the RFP process to ensure that public resources are utilized for maximum
public benefit while accomplishing specific objectives and providing fair access to all applicants.
Site Information:
a. Location: 165 Lambert Street, as identified in the City of Portland Assessor’s records as lot
CBL 385 A001and 386 C001 (See Attachment 2).
b. Existing Conditions: 165 Lambert Street is located on two parcels totaling 13.3874 acres
with frontage on Lambert Street in the North Deering neighborhood. The surrounding
context is predominantly residential with the majority of homes in the area being one-family
structures. The topography is quite steep and much of the parcel is designated as wetlands.
A large portion of Auburn Street storm drain discharges to this area.
c. Current use: Vacant lot.
d. General Dimensions: Together these lots are approximately 13.3874 acres or 583,157
square feet.
e. Current Zoning: R-2. The R-2 zone allows for the creation of single-family detached
dwelling units on minimum lot sizes of 10,000 square feet. At 13.39 acres (583,157 square
feet), this parcel could permit a maximum residential density of 58 single-family homes.
However, there are extensive wetlands on approximately 8 acres on the site that will limit
maximum development potential. For complete zoning requirements, please refer to Chapter
14, Land Use, of the City Code.
f. Rezoning: Higher density zoning that furthers exceptional projects and city goals as outlined
in Section III will be considered. For example, the R-3 residential zone allows for Planned
Residential Unit Development (PRUD) on properties of 3 acres of more, and a higher
maximum residential density of 6,500 square feet per dwelling unit. A PRUD would allow
for alternative site layouts, and the ability to avoid impacts to on-site wetlands.
g. Condition of the property at the time of disposition: Wetlands present (See Attachment
4).
h. Environmental Conditions: Boyle Associates conducted a wetland delineation in July of
2009 and prepared a wetland sketch plan for the City of Portland; 4.53 acres of uplands were
identified during their review. During a site visit in October of 2019, Jones Associates
confirmed there had been no changes to the wetlands and the wetland delineations done by
2
Boyle Associates were still appropriate to use. The City of Portland reserves the right to
establish a conservation easement on the non-developable portions of the parcel.
i. Proposers are urged to investigate water sources and utility connection requirements with
the Department of Public Works.
III CITY GOALS
The City’s primary goals for the use of the property are:
1. Developments shall provide mixed income units. All units must be affordable to households
earning 60% to 120% of the area median income – which 60% is now $55,800 for a family of
four and 120% is now $111,600 for a family of four.
Affordable means that the percentage of income a household is charged in rent and other
housing expenses including utilities, or must pay in monthly mortgage payments (including real
estate taxes, mortgage insurance, condominium/HOA fees, insurance and utilities), does not
exceed 30% of a household’s gross income, or other amount established in city regulations that
does not vary significantly from this amount.
Restrictions on the affordability of units must be in place for a minimum of 30 years for
homeownership units, and the longest period allowed by law for rental units.
2. Development of mixed income homeownership or rental housing of excellent building and site
design. Design principles should promote efficient use of land to create a development that is
compatible with the existing pattern, scale, massing, and materials of the surrounding
neighborhood. The development’s buildings shall be designed to meet the City’s Green Building
Code.
3. Environmental preservation should be identified to retain a balance between development and
conservation of open space important for wildlife, ecological, and environmental values.
4. Rezoning may be considered to support increase housing development opportunities or
maximize the number of allowable housing units on the property.
The general terms for this real estate transaction include:
• Zoning. Rezoning of this property may be considered to increase housing development
opportunities or maximize the number of allowable housing units on the property.
• Units must be used as the principal residence of the owner/tenant and owner/tenant shall not
use the unit for the conduct of business (except for a home occupation allowed under the City
of Portland zoning ordinance) or as an investment property. Units shall not be rented for
short-term periods of one to thirty days.
3
• The sale or long term lease of the property below fair market value may be considered to
support housing development that meets the City’s stated goals.
• Alternative Ownership Models. Alternative ownership models that will encourage a mixed
income community with long term affordability for the maximum number of units, such as
limited equity units, co-housing, cooperative, or a community land trust, may be considered
in order to ensure the units affordability over time.
• Proposals must outline how they will maintain affordability.
• Other City Incentives. Other city financial incentives may be considered to support increase
housing development opportunities or maximize the number of allowable housing units on
the property.
IV PROPOSED SCORING
An internal staff Committee will review proposals received, and will apply the following selection
criteria in reviewing and scoring the applications.
Proposed use to achieve the City of Portland's goals
40 points
1. Market Demand - 25 points
a. 25 points - All units meet the City’s income targeting priority noted in Section III.1
b. 20 points - At least 75% of the units meet the City’s income targeting priority noted
in Section III.1
c. 15 points - At least 50% of the units meet the City’s income targeting priority noted
in Section III.1
d. 0 points - Project does not does not meet the City’s income targeting priority noted in
Section III.1
2. Economic diversity – 15 points
a. 15 points creates housing options which promote economic diversity in the
neighborhood in which the development is located
b. 0 points does not promote economic diversity
Impact on surrounding neighborhood, including design. 25 points
1. Project Design -- 15 points
a. 15 points -- the proposal is consistent with design characteristics
b. 10 points – the proposal is an adequate fit with neighborhood characteristics
c. 0 points – the design is a significant outlier
2. Amenities and unit design -- 10 points
a. 10 points – amenities & unit design are well thought out and appropriate for residents,
b. 5 points -- amenities & unit design are adequate,
c. 0 points – amenities and unit design raise significant concerns that resident needs will
not be adequately addressed
Applicant's ability to complete project, including financial feasibility, development team
experience, capacity, and timeframe for completion. 35 points
1. Readiness to proceed – 15 points
4
a. 15 points – all projected sources of funding include letters of commitment or interest
are projected at terms and conditions consistent with the City’s prior experience with
the funder
b. 10 points – most projected sources of funding include letters of commitment, letters
of interest, or, if no letter is included, are projected at terms and conditions consistent
with the City’s prior experience with this funder
c. 0 points – one or more sources are projected on terms that are not consistent with the
City’s prior experience with the funder and are not documented by letter(s) from
funder(s)
2. Track record of development team – 10 points
a. 10 points – every development team member has a successful track record with this
type of project and at this scale
b. 8 points – all but one development team members have a successful track record with
this type of project and at this scale; one development team member has relevant
experience but at a smaller scale or not of this project type
c. 5 points – two development team members, while having relevant experience, are
new to this type of project or this scale of development
d. 0 points – the development team does not meet the criteria above
3. Current Capacity of development team – 10 points
a. 10 points – development team members have exceptional depth of human and
financial resources to complete this project
b. 8 points - development team members have the human and financial resources to
complete this project
c. 5 points – development team has a staffing gap in a significant role and a plan to
address that gap, OR there are some concerns about the financial resources of the
team to move the development forward
d. 0 points - the development team does not meet the criteria described above
SUMBMISSION INFORMATION
Interested parties are asked to submit a concept development (including preliminary drawings) and a
brief description of the project, no longer than two pages, to include the number and type of units,
occupants (owners/renters) to be served, special features, the impact on the neighborhood and other
ways the proposal meets the primary goals of the City. A general project budget with projected
funding sources, development timeline, and development team qualifications and financial
capabilities is also required. This RFP does not require detailed architectural drawings or
development pro formas.
Photographs and maps of the site and area are required.
a) Developer: Name, address, telephone, fax number of the proposed owner/developer and the
name(s) of an alternative contact person(s).
b) Proposal: Each proposal submitted must specifically outline the proposed use of the property
and any proposed rezoning requests.
c) Financial Feasibility: Provide a business plan, which shall include prospective and committed
sources of funding, development and operating budgets; a letter from a lending institution
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indicating the applicant’s ability to finance the projected costs; and provide examples of prior
projects that indicate the proven ability to develop a project of similar type and scale from a fiscal
perspective.
d) Timetable: Provide an overview of how the proposal will be implemented. Include approximate
schedule for completion of each element, closing, construction start-up, substantial completion,
final completion, and occupancy. Include applications for public or private financing.
e) Developer Capacity: Identify the qualifications and experience of the development team for the
project including a list of previously completed projects similar to the proposed project. This
team may include key staff of the developer, architect, general contractor and future property
management. Also, discuss the ability to complete the project including the qualifications of the
development team, management plan, experience, capacity, project readiness to proceed, and
timeframe for completion.
f) Occupancy and Management Plan: Present a plan detailing the ownership structure
(condominium, cooperative, etc.), resale restrictions and resale process to ensure mixed income
and long-term affordability.
g) Purchase Price: Proposed purchase price for the property.
h) Copies: Seven (7) copies, with the original so marked, of each proposal shall be submitted.
V DISPOSITION INFORMATION
After proposals are opened, city staff will make a recommendation to the City Council’s
Economic Development Committee (EDC) and the Housing Committee (HC). The EDC and
HC will make a recommendation to the City Council.
VI OTHER INFORMATION
Confidentiality: Proposals received by the City shall become a matter of public record, subject to
public inspection, except to the extent, which an applicant designates in writing, proprietary data to
be confidential and submits that data under separate cover, such information may be held from
public inspection, as provided in Maine law: 5 MRSA Sections 13119-A and 13119-B.
VII LEGAL REQUIREMENTS
The contract for the disposition of the property will be executed only after review and final
approval by the City Council.
VIII RESERVATION of RIGHTS
The City of Portland reserves the right, at its sole discretion, to award as well as reject any and all
proposals for the city-owned property, based on the quality and merits of the proposals received,
or when it is determined to be in the public interest to do so. Furthermore, the City may extend
deadlines and timeframes, as needed.
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The City reserves the right to substantiate any proposer’s qualifications, capability to perform,
availability, past performance records, and to verify that the proposer is current in its financial
obligations to the City.
The City of Portland, Maine, reserves the right to waive any informalities in proposals, to accept
any proposal or portion thereof, and, to reject any and all proposals, as well as negotiate with the
successful proposer(s) should it be in the best in the best interest of the City to do so for a final
purchase and sale agreement and ultimate sale or lease of the property.
Pursuant to City procurement policy and ordinance, the City is unable to contract with businesses or
individuals who are delinquent in their financial obligations to the City. These obligations may include
but are not limited to real estate and personal property taxes and sewer user fees.
Proposers who are delinquent in their financial obligations to the City must do one of the following:
bring the obligation current, negotiate a payment plan with the City’s Treasury office, or agree to an
offset, which shall be established by the contract, which shall be issued to the successful proposer
March 5, 2020 Matthew F. Fitzgerald
Purchasing Manager
Attachments:
A. Proposal
B. Portland Assessor’s Record
C. GIS Map
D. Wetland Sketch Plan
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PROPOSAL
NOTE: THIS PAGE IS TO BE COMPLETED AND RETURNED
The UNDERSIGNED hereby declares that he/she or they are the only person(s), firm or corporation
interested in this proposal as principal, which it is made without any connection with any other person(s),
firm or corporation submitting a proposal for the same.
The UNDERSIGNED hereby declares that they have read and understand all conditions as outlined in the
Request for Proposals, and that the proposal is made in accordance with same.
The UNDERSIGNED hereby declares that any person(s) employed by the City of Portland, Maine, who
has direct or indirect personal or financial interest in this proposal or in any portion of the profits which
may be derived therefrom has been identified and the interest disclosed by separate attachment. (Please
include in your disclosure any interest which you know of. An example of a direct interest would be a City
employee who would be paid to perform services under this proposal. An example of an indirect interest
would be a City employee who is related to any officers, employees, principal or shareholders of your firm
or to you. If in doubt as to status or interest, please disclose to the extent known).
The proposer acknowledges the receipt of Addenda numbered
If Applicable
COMPANY NAME:
(Individual, Partnership, Corporation, Joint Venture)
AUTHORIZED SIGNATURE: DATE:
(Officer, Authorized Individual or Owner)
PRINT NAME & TITLE:
ADDRESS:
TELEPHONE: E-MAIL:
FEDERAL TAX ID #: DUNS #:
STATE OF INCORPORATION ________________________________________________
(If incorporated in another State, businesses must be authorized to do business in the State of Maine.)
In your organizations preceding completed fiscal year, did the organization receive:
(1) 80 percent or more of its annual gross revenues in U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements; AND
(2) $25,000,000 or more in annual gross revenues from U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements? ☐ Yes ☐ No
Does the public have access to information about the compensation of the executives in the organization through periodic reports
filed under section 13(a) or 15(d) of the Securities Exchange Act of 1934 (18 U.S.C. 78m(a), 78o(d) or section 6104 of the
Internal Revenue Code of 1986? ☐ Yes ☐ No
NOTE: All bids must bear the handwritten signature of a duly authorized member or employee of the
organization making the bid. This sheet must be signed and returned with the application package.
8
Attachment B
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Attachment C
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Attachment D
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CITY of PORTLAND, MAINE
Request for Proposals for Disposition of City-Owned Property
Located at 43 & 91 Douglass Street
I. NOTICE AND SPECIFICATIONS
The City of Portland, Maine seeks proposals from qualified developers for the creation of residential
housing at 43 & 91 Douglass Street. The site is designated on the City of Portland Tax Assessor’s Map
as lot CBL 078 C002 & 078 B007.
Sealed proposals for the project, including an original, seven (7) copies, and one (1) digital
copy, as specified herein, will be received by the Purchasing Office, Room 103, City Hall, 389
Congress Street, Portland, Maine 04101, until (time) p.m., (day), (month, date), 2020, at which
time they will be publicly opened.
Proposals shall be submitted, and returned in sealed envelopes plainly marked on the outside
“Disposition and Development of Property Located at 43 & 91 Douglass Street”.
Proposals that are late, unsigned or submitted via fax will not be accepted. Proposals from
individuals not registered with the Purchasing Office may be rejected; receipt of this document
directly from the City of Portland indicates registration. Should a person receive this Request from
a source other than the City, please contact 207-874-8654 to ensure that you are listed as a
recipient for this proposal.
All questions must be submitted in writing to the Purchasing Office. These may be mailed, hand
delivered, faxed to (207) 874-8652 or e-mailed to mff@portlandmaine.gov and be received no later
than five (5) business days prior to the opening date. Questions received after this time will not be
addressed. Any interpretation, correction, or change of this document will be made only by written
addenda. Changes in any other manner will not be binding on the City and proposers should not
rely on. Proposers should not have contact with any City staff with regard to this proposal unless to
obtain general public information as specified in the document.
The disposal of this real estate shall be on the basis of a negotiated proposal, with the City of
Portland reserving the right to refuse any and all proposals. All proposers are advised that the
property will be sold “as-is” and “where is”, in its existing condition, with no warranties either
expressed or implied. The City disclaims any and all responsibility for injury to proposers, their
agents or others while examining the property or at any other time. The City will not be responsible
for any broker’s commission.
Any and all improvements made to said property must be done in accordance with existing City
Codes and Ordinances.
II GENERAL INFORMATION
Summary of Request:
The City of Portland is committed to providing housing opportunities and has set a goal to evaluate
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the use of City-owned property to construct housing. As one-step in accomplishing this goal, the
City of Portland will accept proposals for the development of housing on the lot located at 43 & 91
Douglass Street, which currently is a vacant but was the former site of the West School.
This request for proposals results from the December 16, 2019 approval by the Portland City
Council (Resolve 10-19/20) of the recommendations of the Housing Committee to market the City-
owned vacant property located at 43 and 91 Douglass Street.
The City of Portland uses the RFP process to ensure that public resources are utilized for maximum
public benefit while accomplishing specific objectives and providing fair access to all applicants.
Site Information:
a. Location: 43 & 91 Douglass Street, as identified in the City of Portland Assessor’s records
as lot CBL 078 C002 and 078 B007, in the R-5 zone. The lot includes the former site of the
West School. The site for disposition includes a portion of 91 Douglass Street, but not the
entire lot (See Attachment 2).
b. Existing Conditions: 43 & 91 Douglass Street is located on two parcels totaling XXX acres
with frontage on Douglass Street in the Libbytown neighborhood. A right-of-way bisects the
two parcels. The surrounding context is predominantly residential with the majority of
homes in the area being one and multi-family structures. Dougherty Play Field abuts the
property to the north.
c. Current use: Vacant lot.
d. General Dimensions: 43 Douglass Street (.3981 acres), a ROW and a 2.85-acre portion of
91 Douglass Street, totals [awaiting final survey work]acres or [awaiting final survey
work]square feet.
e. Current Zoning: R-5. The minimum lot size in the R-5 zone is 6,000 square feet for
residential development (single-family and two-family), 9,000 square feet for a multi-plex
development (three-family or more), and 2 acres for a planned residential unit development
(PRUD). This parcel would allow for residential, multi-family, and PRUD development.
The minimum lot area per unit in a PRUD is 3,000 square feet; the maximum units per
building is 12 units. At approximately [awaiting final survey work] square feet, the
maximum number of residential units that could be developed within a PRUD is 47 units.
For complete zoning requirements, please refer to Chapter 14, Land Use, of the City Code.
f. Rezoning: Higher density zoning that furthers exceptional projects and other city goals as
outlined in Section III may be considered.
g. Condition of the property at the time of sale: This parcel is the location of a former city-
dump, and later the West School. A natural gas line and gas company easement are located
in the right-of-way and the 43 Douglass Street parcel thus precluding development over these
sites. A 40’ wide sewer easement is also identified in the unbuildable portion of the site.
2
h. Environmental Conditions: A Phase II Environmental Site Assessment (ESA) has been
completed to evaluate current environmental conditions. Based on findings, special soil
disposal restrictions may be required. Participation in the Maine DEP Voluntary Response
Action Program (VRAP) should be considered. The Phase II ESA Executive Summary is
attached (Attachment 4).
i. Proposers are urged to investigate water sources and utility connection requirements with
the Department of Public Works.
III CITY GOALS
The City’s primary goals for the use of the property are:
1. Developments shall provide mixed income units. All units must be affordable to households
earning 60% to 120% of the area median income (AMI). Currently, 60% AMI for a family of
four is $55,800 and 120% AMI for a family of four is $111,600.
Affordable means that the percentage of income a household is charged in rent and other
housing expenses including utilities, or must pay in monthly mortgage payments (including real
estate taxes, mortgage insurance, condominium/HOA fees, insurance and utilities), does not
exceed 30% of a household’s gross income, or other amount established in city regulations that
does not vary significantly from this amount.
Restrictions on the affordability of units must be in place for a minimum of 30 years for
homeownership units, and the longest period allowed by law for rental units.
2. Development of mixed income homeownership or rental housing of excellent building and site
design. Design principles should promote efficient use of land to create a development that is
compatible with the existing pattern, scale, massing, and materials of the surrounding
neighborhood. The development’s buildings shall be designed to meet the City’s Green Building
Code.
3. Rezoning may be considered to support increase housing development opportunities or
maximize the number of allowable housing units on the property.
The general terms for this real estate transaction include:
• Zoning. Rezoning of this property may be considered to increase housing development
opportunities or maximize the number of allowable housing units on the property.
• Units must be used as the principal residence of the owner/tenant and owner/tenant shall not
use the unit for the conduct of business (except for a home occupation allowed under the City
of Portland zoning ordinance) or as an investment property. Units shall not be rented for
short-term periods of one to thirty days.
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• Property Sale Price. The City expects to receive Fair Market Value (FMV”) for the property.
• Alternative Ownership Models. Alternative ownership models that will encourage a mixed
income community with long term affordability for the maximum number of units, such as
limited equity units, co-housing, cooperative, or a community land trust, may be considered
in order to ensure the units affordability over time.
• Proposals must outline how they will maintain affordability.
• Other City Incentives. Other city financial incentives may be considered to support increase
housing development opportunities or maximize the number of allowable housing units on
the property.
IV PROPOSED SCORING
An internal staff Committee will review proposals received, and will apply the following selection
criteria in reviewing and scoring the applications.
Proposed use to achieve the City of Portland's goals
40 points
1. Market Demand - 25 points
a. 25 points - All units meet the City’s income targeting priority noted in Section III.1
b. 20 points - At least 75% of the units meet the City’s income targeting priority noted
in Section III.1
c. 15 points - At least 50% of the units meet the City’s income targeting priority noted
in Section III.1
d. 0 points - Project does not does not meet the City’s income targeting priority noted in
Section III.1
2. Economic diversity – 15 points
a. 15 points creates housing options which promote economic diversity in the
neighborhood in which the development is located
b. 0 points does not promote economic diversity
Impact on surrounding neighborhood, including design. 25 points
1. Project Design -- 15 points
a. 15 points -- the proposal is consistent with design characteristics,
b. 10 points – the proposal is an adequate fit with neighborhood characteristics
c. 0 points – the design is a significant outlier
2. Amenities and unit design -- 10 points
a. 10 points – amenities & unit design are well thought out and appropriate for residents,
b. 5 points -- amenities & unit design are adequate,
c. 0 points – amenities and unit design raise significant concerns that resident needs will
not be adequately addressed
Applicant's ability to complete project, including financial feasibility, development team
experience, capacity, and timeframe for completion. 35 points
1. Readiness to proceed – 15 points
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a. 15 points – all projected sources of funding include letters of commitment or interest
are projected at terms and conditions consistent with the City’s prior experience with
the funder
b. 10 points – most projected sources of funding include letters of commitment, letters
of interest, or, if no letter is included, are projected at terms and conditions consistent
with the City’s prior experience with this funder
c. 0 points – one or more sources are projected on terms that are not consistent with the
City’s prior experience with the funder and are not documented by letter(s) from
funder(s)
2. Track record of development team – 10 points
a. 10 points – every development team member has a successful track record with this
type of project and at this scale
b. 8 points – all but one development team members have a successful track record with
this type of project and at this scale; one development team member has relevant
experience but at a smaller scale or not of this project type
c. 5 points – two development team members, while having relevant experience, are
new to this type of project or this scale of development
d. 0 points – the development team does not meet the criteria above
3. Current Capacity of development team – 10 points
a. 10 points – development team members have exceptional depth of human and
financial resources to complete this project
b. 8 points - development team members have the human and financial resources to
complete this project
c. 5 points – development team has a staffing gap in a significant role and a plan to
address that gap, OR there are some concerns about the financial resources of the
team to move the development forward
d. 0 points - the development team does not meet the criteria described above
SUBMISSION INFORMATION
Interested parties are asked to submit a concept development (including preliminary drawings) and a
brief description of the project, no longer than two pages, to include the number and type of units,
occupants (owners/renters) to be served, special features, the impact on the neighborhood and other
ways the proposal meets the primary goals of the City. A general project budget with projected
funding sources, development timeline, and development team qualifications and financial
capabilities is also required. This RFP does not require detailed architectural drawings or
development pro formas.
Photographs and maps of the site and area are required.
a) Developer: Name, address, telephone, fax number of the proposed owner/developer and the
name(s) of an alternative contact person(s).
b) Proposal: Each proposal submitted must specifically outline the proposed use of the property
and any proposed rezoning requests.
5
c) Financial Feasibility: Provide a business plan, which shall include prospective and committed
sources of funding, development and operating budgets; a letter from a lending institution
indicating the applicant’s ability to finance the projected costs; and provide examples of prior
projects that indicate the proven ability to develop a project of similar type and scale from a fiscal
perspective.
d) Timetable: Provide an overview of how the proposal will be implemented. Include approximate
schedule for completion of each element, closing, construction start-up, substantial completion,
final completion, and occupancy. Include applications for public or private financing.
e) Developer Capacity: Identify the qualifications and experience of the development team for the
project including a list of previously completed projects similar to the proposed project. This
team may include key staff of the developer, architect, general contractor and future property
management. Also, discuss the ability to complete the project including the qualifications of the
development team, management plan, experience, capacity, project readiness to proceed, and
timeframe for completion.
f) Occupancy and Management Plan: Present a plan detailing the ownership structure
(condominium, cooperative, etc.), resale restrictions and resale process, to ensure mixed income
and long-term affordability.
g) Purchase Price: Proposed purchase price for the property.
h) Copies: Seven (7) copies, with the original so marked, and one (1) digital copy of each proposal
shall be submitted.
V SALE INFORMATION
After proposals are opened, city staff will make a recommendation to the City Council’s
Economic Development Committee (EDC) and the Housing Committee (HC). The EDC and
HC will make a recommendation to the City Council.
VI OTHER INFORMATION
Confidentiality: Proposals received by the City shall become a matter of public record, subject to
public inspection, except to the extent, which an applicant designates in writing, proprietary data to
be confidential and submits that data under separate cover, such information may be held from
public inspection, as provided in Maine law: 5 MRSA Sections 13119-A and 13119-B.
VII LEGAL REQUIREMENTS
The contract for the disposition of the property will be executed only after review and final
approval by the City Council.
VIII RESERVATION of RIGHTS
The City of Portland reserves the right, at its sole discretion, to award as well as reject any and all
6
proposals for the city-owned property, based on the quality and merits of the proposals received,
or when it is determined to be in the public interest to do so. Furthermore, the City may extend
deadlines and timeframes, as needed.
The City reserves the right to substantiate any proposer’s qualifications, capability to perform,
availability, past performance records, and to verify that the proposer is current in its financial
obligations to the City.
The City of Portland, Maine, reserves the right to waive any informalities in proposals, to accept
any proposal or portion thereof, and, to reject any and all proposals, as well as negotiate with the
successful proposer(s) should it be in the best in the best interest of the City to do so for a final
purchase and sale agreement and ultimate sale of the property.
Pursuant to City procurement policy and ordinance, the City is unable to contract with businesses or
individuals who are delinquent in their financial obligations to the City. These obligations may include
but are not limited to real estate and personal property taxes and sewer user fees.
Proposers who are delinquent in their financial obligations to the City must do one of the following:
bring the obligation current, negotiate a payment plan with the City’s Treasury office, or agree to an
offset, which shall be established by the contract, which shall be issued to the successful proposer
March 5, 2020 Matthew F. Fitzgerald
Purchasing Manager
Attachments:
A Proposal
B Portland Assessor's Record
C GIS Map (awaiting final survey work)
D Phase II Environmental Site Assessment Executive Summary
7
Attachment A
PROPOSAL
NOTE: THIS PAGE IS TO BE COMPLETED AND RETURNED
The UNDERSIGNED hereby declares that he/she or they are the only person(s), firm or corporation
interested in this proposal as principal, which it is made without any connection with any other person(s),
firm or corporation submitting a proposal for the same.
The UNDERSIGNED hereby declares that they have read and understand all conditions as outlined in the
Request for Proposals, and that the proposal is made in accordance with same.
The UNDERSIGNED hereby declares that any person(s) employed by the City of Portland, Maine, who
has direct or indirect personal or financial interest in this proposal or in any portion of the profits which
may be derived therefrom has been identified and the interest disclosed by separate attachment. (Please
include in your disclosure any interest which you know of. An example of a direct interest would be a City
employee who would be paid to perform services under this proposal. An example of an indirect interest
would be a City employee who is related to any officers, employees, principal or shareholders of your firm
or to you. If in doubt as to status or interest, please disclose to the extent known).
The proposer acknowledges the receipt of Addenda numbered
If Applicable
COMPANY NAME:
(Individual, Partnership, Corporation, Joint Venture)
AUTHORIZED SIGNATURE: DATE:
(Officer, Authorized Individual or Owner)
PRINT NAME & TITLE:
ADDRESS:
TELEPHONE: E-MAIL:
FEDERAL TAX ID #: DUNS #:
STATE OF INCORPORATION ________________________________________________
(If incorporated in another State, businesses must be authorized to do business in the State of Maine.)
In your organizations preceding completed fiscal year, did the organization receive:
(1) 80 percent or more of its annual gross revenues in U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements; AND
(2) $25,000,000 or more in annual gross revenues from U.S. federal contracts, subcontracts, loans, grants, subgrants, and/or
cooperative agreements? ☐ Yes ☐ No
Does the public have access to information about the compensation of the executives in the organization through periodic reports
filed under section 13(a) or 15(d) of the Securities Exchange Act of 1934 (18 U.S.C. 78m(a), 78o(d) or section 6104 of the
Internal Revenue Code of 1986? ☐ Yes ☐ No
NOTE: All bids must bear the handwritten signature of a duly authorized member or employee of the
organization making the bid. This sheet must be signed and returned with the application package.
8
Attachment B
9
Attachment B
10
Attachment D
11
12
13
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