Portland meeting summaries, agendas, and minutes

Planning Board approves 54-unit affordable housing project at 879 Congress Street

The Portland Planning Board approved a major site plan for a seven-story mixed-use building at 879 Congress Street, featuring 54 deed-restricted affordable housing units and ground-floor commercial space, in a 5-0 vote. The decision, made at the board's July 28 meeting, was reported for confirmation at the upcoming Aug. 11 meeting. In a separate action, the Board of Assessment Review denied a property tax appeal for 616 Forest Avenue.

Planning Board actions

At its July 28 meeting, the Planning Board approved the major site plan for 879 Congress Street (vote 5-0) and also granted a waiver of Site Plan Standard 13.6.1.E for a Transportation Demand Management Plan at the same property (vote 5-0). The project, proposed by the Portland Housing Development Corporation, includes a 45,000-square-foot building with 54 100% deed-restricted affordable dwelling units and ground-floor commercial space.

The board also reported approval of a major site plan for 19 Cedar Street (vote 5-0).

The board will hold a public hearing on Aug. 11 on a proposed text amendment to repeal Section 6.8.14, which would remove the 100-foot separation requirement between entertainment businesses in B-3 and WCZ zones and also permit amplified music. A workshop will consider a major site plan at 41 Ashmont Street proposing two affordable apartment buildings totaling 63 units with 10 parking spaces.

Board of Assessment Review

On July 30, the Board of Assessment Review unanimously denied the appeal of CAM Kenmar Portland LLC regarding the assessment of 616 Forest Avenue (vote 3-0). The board found the applicant did not meet the burden of showing manifest error in the assessor's computation of fair market value. It also authorized its attorney to prepare a written decision within 7 days (vote 3-0).

The board heard an appeal for 1 Bay Avenue (owners Peter & Diana Harris) on July 29, and will consider an appeal for 28 Meadow Avenue (owners Kathleen Barron and Peter Dedych) on Aug. 4. No decisions have been reported for these cases.

Other recent meetings

The CDBG Priority Setting Task Force met July 29 to review the 2021 CDBG report and the Roux Institute Portland Community Needs Report, discussing scoring value assignments. The Ethics Commission met Aug. 4 to discuss drafting an Ethics Code and appointed a Chair and Secretary. The Historic Preservation Board held a public hearing Aug. 5 on alterations at 279 Congress Street (St. Paul's Parish Church) and a workshop on new construction at 43 St. Lawrence Street. The Parks Commission voted Aug. 6 on its Chair and Vice Chair (results not yet published). The Zoning Board of Appeals held a hearing Aug. 6 on a variance request for 28 Waterville St to reduce a side-yard setback to zero feet for a porch enclosure.

Coming up

• **Planning Board** (Aug. 11): Public hearing on the entertainment-business separation amendment; workshop on 41 Ashmont Street; report on 879 Congress Street approval.
• **Civilian Police Review Board** (Aug. 12): Review of case presentation standards, task prioritization, and an executive session on an internal affairs case.
• **CDBG Priority Setting Task Force** (Aug. 12): Final application reviews, grant maximums, and final report.
• **Social Housing Task Force** (Aug. 12): Discussion of draft final report and next steps.
• **Land Bank Commission** (Aug. 12): Approval for archaeological and geotechnical boring for Falmouth Spur redesign; University Park Play Space discussion.
• **Portland Fish Pier Authority** (Aug. 13): Routine business, including manager's report and minutes approval.
• **Zoning Board of Appeals** (Aug. 20): Variance request for 119 Tarbell Ave to reduce front yard setback from 20 feet to 9 feet 3 inches for an addition.

Portland Planning Board approves 19 Cedar Street site plan; council set to weigh $2.38M park donation

The Portland Planning Board approved the Major Site Plan for 19 Cedar Street in a 5-0 vote, according to a report of decision on the board's July 28 agenda. The approval advances a project tied to one of two affordable-housing Tax Increment Financing districts the City Council has scheduled for designation this month.

Planning Board: 19 Cedar Street approved, 879 Congress hearing set

The Planning Board's report of decision shows the Major Site Plan for 19 Cedar Street was approved 5-0. The same meeting included a public hearing on a proposed seven-story mixed-use building at 879 Congress Street — a 45,000-square-foot project with 54 deed-restricted affordable dwelling units and ground-floor commercial space. The board also scheduled a workshop on repealing the 100-foot distance requirement between entertainment businesses in B-3 and WCZ zones. Minutes for these items have not yet been published, so outcomes beyond the 19 Cedar Street vote are not confirmed.

City Council: Housing TIFs, $2.38M donation on the agenda

The City Council's July 20 agenda lists multiple items, though minutes have not been published and no votes are confirmed. Scheduled items include:

• Designation of 197 Oxford Street as an affordable-housing TIF district (47 units, $45,347 annual captured revenue).
• Designation of 15–19 Cedar Street as an affordable-housing TIF district (30 units, 12 at 60% AMI, 18 at 50% AMI).
• Acceptance of a $2,380,250 donation from the Portland Parks Conservancy for Phase I of First Light Commons construction (Order 12-26/27).
• Acceptance of a $383,262 grant from the University of New England for the Nourish ME Rural Health Program (Order 13-26/27).
• Appointment of William Ray as Class B Director of the Portland Fish Pier Authority (Order 9-26/27).
• A $45,000 donation for Lincoln Park fence restoration.
• Class XI restaurant license for Bad Neighbors LLC at 504 Congress Street.
• Class 1A hotel license for Residence Inn & Moxy Portland at 220 Thompson's Point Road.
• Easement to Central Maine Power at Jetport Cross Road.
• Code amendments exempting single-day entertainment permits from the 100-foot buffer (Order 15-26/27) and adopting the 2026 National Electrical Code by reference (Order 16-26/27).

Housing Committee: $386,037 funding request for Hope Acts

The Housing & Economic Development Committee's July 21 agenda includes a $386,037 funding request from the Jill C. Duson Housing Trust Fund for Hope Acts, Hope House. The committee was also scheduled to discuss amendments to the Rent Control Ordinance, consider changes to the City's TIF policy, and review a quarterly Rent Control report requiring no action. Minutes are not yet published.

Rent Board: 196-unit increase application at 132 Marginal Way

The Rent Board's July 22 agenda lists a rent increase application for 196 units at 132 Marginal Way, citing increased housing service costs. Public comment was scheduled for rent increases at 72 William St (3 units), 76 William St (3 units), and 22 South Grafton St (2 units). A completeness review was listed for 340 Eastern Promenade #213. The board also planned to review the Q2-2026 Rent Control Report. Outcomes are not confirmed.

Assessment appeals: 37 Rand Road denied, two more scheduled

The Board of Assessment Review approved a joint stipulation of denial for the assessment appeal of 37 Rand Road in a 3-0 vote on July 23, according to official minutes. The board also approved its June 30 minutes 3-0. Additional appeals were scheduled for 1 Bay Avenue (Parcel ID 083A R001001, owners Peter & Diana Harris) on July 29 and 616 Forest Avenue (CBL no. 125 L007001, owner CAM Kenmar Portland LLC) on July 30; minutes for those sessions are not yet published.

Other meetings

The Peaks Island Council's July 22 agenda included a motion to rescind a May 27 vote transferring the Needs-based Ticket program and $2,500 to PITEA, and a motion to adopt a Memorandum of Understanding. The November 3 general election was announced with three council seats on the ballot; nomination papers were due July 27. The Public Art Committee reviewed a temporary mural application for the roadway at Commercial Street and Dana Street. The Finance Committee's July 23 minutes recorded no substantive decisions. The CDBG Priority Setting Task Force met July 29 to review the 2021 report and analyze the Roux Institute Portland Community Needs Report.

Coming up

• **Aug. 4 — Ethics Commission:** Discussion of Ethics Code drafting; appointment of Chair and Secretary.
• **Aug. 5 — Historic Preservation Board:** Public hearing on alterations at 279 Congress Street (St. Paul's Parish Church); workshop on new construction at 43 St. Lawrence Street.
• **Aug. 6 — Parks Commission:** Nominations and vote for Chair and Vice Chair; discussion of Capital Improvement Program process.
• **Aug. 6 — Zoning Board of Appeals:** 6:00 p.m. hybrid public hearing on a practical difficulty variance for 28 Waterville St to reduce the side-yard setback from 5 feet to 0 feet for a porch enclosure (ZBA-003648-2026).
• **Aug. 12 — Civilian Police Review Board:** Review of case presentation standards, task prioritization, and an executive session on an internal affairs case.

Portland Meeting Roundup: Council Set to Vote on $2.38M Park Donation, Affordable Housing TIF Districts; Recent Boards Await Minutes

Portland's City Council is scheduled to vote today on accepting a $2,380,250 donation from the Portland Parks Conservancy for Phase I of First Light Commons construction, along with a $383,262 grant from the University of New England for the Nourish ME Rural Health Program. The council will also consider designating two affordable-housing Tax Increment Financing (TIF) districts. All recent committee and board meetings from the past two weeks remain agenda-only, with minutes not yet published, meaning no outcomes from those sessions can be confirmed.

City Council — July 20

The council has two agendas scheduled for today. The first includes consent items: a Class XI restaurant license for Bad Neighbors LLC at 504 Congress Street, a Class 1A hotel license for Residence Inn & Moxy Portland at 220 Thompson's Point Road, and an easement for Central Maine Power at Jetport Cross Road. Two affordable-housing TIF district designations are also on the consent agenda: 197 Oxford Street (47 units, $45,347 annual captured revenue) and 15–19 Cedar Street (30 units, with 12 units at 60% AMI and 18 units at 50% AMI). The council will also consider accepting a $45,000 donation for Lincoln Park fence restoration and appropriating asset-forfeiture funds for the police department.

The second agenda includes Order 12-26/27 to accept and appropriate the $2,380,250 Portland Parks Conservancy donation, Order 13-26/27 for the $383,262 UNE grant, and Order 9-26/27 appointing William Ray as Class B Director of the Portland Fish Pier Authority. Code amendments on the agenda would exempt single-day entertainment permits from the 100-foot buffer (Order 15-26/27) and adopt the 2026 National Electrical Code by reference (Order 16-26/27).

Rent Board — July 8 (Agenda Only)

The Rent Board's July 8 agenda listed election of a vice chair and rent increase applications covering 54 total units across four properties: 204-206 Spring St (8 units), 286-288 State St (26 units), 137 Neal St (12 units), and 78 Danforth St (8 units), all citing increased housing service costs. Unfinished business included a conditional approval for a rent increase at 23 Pembroke St (3 units, GOODDEEDS9922 LLC) and a completeness review for 22 South Grafton St (2 units, Stacy Salvo). Minutes have not been published, so no outcomes are confirmed.

Planning Board — July 14 (Agenda Only)

A public hearing was scheduled for a major site plan application by Avesta Housing Corporation at 15 & 19 Cedar Street: a five-story, 26,086-square-foot building with 30 deed-restricted affordable units and community space (Plan PL-003553-2026). No minutes have been published.

Portland Development Corporation — July 16 (Agenda Only)

The board was scheduled to review and vote on a $125,000 commercial loan request from Spurling Holdings LLC at 772 Congress Street, along with the June 2026 Treasurer's Report. Minutes are not yet available.

Other Recent Meetings (All Agenda Only)

• **Sustainability and Transportation Committee (July 8):** Agenda included a vote on adding parking spaces on Fore Street, discussion of red light enforcement cameras under Vision Zero, an annual report on golf carts on Peaks Island, moped/motorcycle parking introduction, and a Reimagining Franklin Street project update.
• **Social Housing Task Force (July 8):** Discussion with City of Portland Bond Counsel and follow-up group discussion on social housing financing.
• **Portland Fish Pier Authority (July 9 and July 16):** First meeting included discussion on lowering annual Seller Representative fees and a SEA Maine Grant update. Second meeting covered a second opinion on the Service Pier 1 structural assessment, construction updates, and a possible service road removal.
• **Civil Service Employment Subcommittee (July 9):** Consideration of a temporary rule allowing promotion of police lieutenants from an eligibility list with fewer than three names, per City Code Sec. 2-60.4(e).
• **Jetport Noise Advisory Committee (July 9):** Review of the RNP 29Z approach procedure (published April 16, 2026), revised HSKEL FOUR and NUBLE FIVE departure procedures (scheduled July 9, 2026), flight discrepancy reports for April and May 2026, and a WindowDressers pilot project testing insulating inserts in six homes.
• **HHS and Public Safety Committee (July 14):** Recommendation to Council on using opioid settlement funds for a Winter Warming Emergency Shelter, discussion on charitable food distribution, and CDBG performance metrics review.
• **Historic Preservation Board (July 15):** Workshops on proposed alterations at 522 Congress Street (Maine College of Art & Design, Plan HP-00092-2026) and new construction at 57 St. Lawrence Street (Plan HP-00089-2026). No decisions were scheduled.
• **Civilian Police Review Board (July 15):** Training on board duties by Associate Corporation Counsel Rachel Millette and an overview of Portland Police Department standard operating procedures by Police Attorney Nicole Albert.
• **Ad Hoc Committee / CDBG Priority Setting Task Force (July 15):** Finalizing scoring sections for Collaboration, Capacity to Deliver, and Goal & Community Need, plus assigning scoring values.
• **Public Art Committee (July 15):** Vote on FY26 Annual Report and FY27 Proposed Budget, introduction of new members Morgan Becker and Jessica Rodrigues.

Coming Up

• **July 21 — Housing & Economic Development Committee:** Review of a $386,037 funding request from the Jill C. Duson Housing Trust Fund for Hope Acts, Hope House; discussion of Rent Control Ordinance amendments and TIF policy changes.
• **July 22 — Rent Board:** Rent increase application for 132 Marginal Way (196 units), public comment sessions for 72 William St, 76 William St, and 22 South Grafton St, and a completeness review for 340 Eastern Promenade #213.
• **July 23 — Board of Assessment Review:** Joint Stipulation of Denial for the assessment appeal of 37 Rand Road (Centro Heritage SPE 4 LLC).
• **July 23 — Public Art Committee (Remote/Zoom):** Applicant presentation, public comment, and review panel deliberation.

Portland meeting roundup: Rent Board weighs increases for 54 units; task force sets grant scoring rules

The only Portland body with published decisions this week was the Priority Setting Task Force, which finalized scoring criteria for grant evaluations. Most other meetings were agenda-only, meaning outcomes are not yet available from official minutes.

Grant scoring definitions adopted

The Ad Hoc Committee, serving as the CDBG Priority Setting Task Force, met July 1 and established definitions for several scoring categories used to evaluate grant applications. The body defined criteria for Measurable Community Impact, Diversity & Inclusiveness, Priority to Lower Incomes, and Location. It also created separate sustainability definitions for social services and development projects. A definition for collaboration was agreed upon, though the specific name for that scoring category was tabled. The committee accepted previous meeting notes unanimously.

Rent Board to consider increases across 54 units

The Portland Rent Board has scheduled a public meeting to decide on rent increase applications covering 54 units at four properties: 204-206 Spring St (8 units), 286-288 State St (26 units), 137 Neal St (12 units), and 78 Danforth St (8 units). The applications cite increased housing service costs. The board also plans to address a conditional approval for a rent increase at 23 Pembroke St (3 units) by GOODDEEDS9922 LLC, a completeness review for 22 South Grafton St (2 units) by Stacy Salvo, and the election of a vice chair. No votes are final until the meeting. Minutes have not been published.

Fish Pier Authority weighs $29,775 compressor replacement

The Portland Fish Pier Authority Board was scheduled to discuss and vote on spending up to $29,775 to replace Compressor A at the Portland Fish Exchange, with a quote from Miller Refrigeration Company. A separate July 9 meeting was set to discuss lowering annual Seller Representative fees for vessels and captains selling their own fish, plus an update on the SEA Maine Grant. Outcomes are not yet available.

Housing committee reviews affordable housing financing

The Housing & Economic Development Committee was scheduled to review tax increment financing requests for three affordable housing projects: The Prime at 197 Oxford St, Dashaway Commons at 15-19 Cedar St, and an amendment to 42 Atlantic Street. The committee also planned to discuss amending the Jill C. Duson Housing Trust Fund ordinance to allow direct housing assistance such as eviction prevention and security deposit aid. Minutes are not yet published.

Council reviews Midtown Properties RFP

The City Council held a workshop June 29 to review a Request for Proposal for Midtown Properties development, followed by councilor feedback and Q&A. No votes were scheduled. The agenda noted a possible executive session to provide staff direction on the proposed RFP. Minutes are not yet available.

Other meetings

The Historic Preservation Board was scheduled to review new construction at 57 St. Lawrence Street in a workshop and receive a report on its June 3 unanimous approval of new construction at 8 Garrison Street Extension. The Sustainability and Transportation Committee was set to vote on adding parking spaces on Fore Street and discuss red light enforcement cameras under Vision Zero. The Ethics Commission continued drafting an ethics code focused on conflict of interest provisions. The Jetport Noise Advisory Committee reviewed revised departure procedures shifting flight paths away from islands.

Coming up

• **July 14 — Planning Board:** Public hearing on a five-story, 30-unit affordable housing building at 15 & 19 Cedar Street, submitted by Avesta Housing Corporation (Plan PL-003553-2026). All units would be deed-restricted affordable.
• **July 14 — HHS and Public Safety Committee:** Discussion on allocating opioid settlement funds for a Winter Warming Emergency Shelter, plus review of CDBG performance metrics.
• **July 15 — Historic Preservation Board:** Workshop on proposed alterations at 522 Congress Street by Maine College of Art & Design.
• **July 16 — Portland Development Corporation:** Vote on a $125,000 commercial loan request from Spurling Holdings LLC at 772 Congress Street.
• **July 16 — Portland Fish Pier Authority:** Review of a second opinion on the Service Pier 1 structural assessment and construction updates.

Portland Assessment Board Clears 28 Meadow Avenue Appeal; Housing and Development Items Dominate Busy Agenda Week

Assessment appeal for 28 Meadow Avenue ruled timely

The only confirmed decisions from the past two weeks came from the Portland Board of Assessment Review on June 23. The board determined that the property assessment appeal for 28 Meadow Avenue was timely, voting 3-0. The board also ruled 3-0 that ongoing communications about an onsite inspection implied the abatement process was still active, allowing the appeal to proceed. A future hearing date will be set by email. The board approved its March 17, 2026 minutes 2-0 and adjourned 3-0.

The same board met again June 30 to consider two additional assessment appeals from 217 Read & Quarry Streets LLC for 217 Read Street and 40/70 Quarry Road Condo A. Minutes from that meeting have not yet been published.

City Council reviews Midtown Properties RFP

The City Council held a workshop June 29 to review a Request for Proposal for the Midtown Properties development, followed by councilor feedback and Q&A. No votes were scheduled. The council also held a June 22 remote workshop limited to an executive session, closed to the public, to review the City Manager's employment contract under 1 M.R.S. section 405(6)(A). Minutes for both meetings have not yet been published.

Planning Board takes up three housing proposals

The Planning Board scheduled public hearings June 23 on three multifamily housing site plans. The largest is 1871 Forest Avenue, a proposed four-story, 28,000-square-foot building with 33 affordable dwelling units. Two previously tabled projects were also on the agenda: 0 Dalton Street and 16 Purington Way, each proposing eight new dwelling units across two lots in the RN-3 zone. The board also received an update on Portland in Motion, the city's transportation plan. Minutes are not yet published.

Rent Board fields increase applications for multiple properties

The Portland Rent Board met June 24 to take public comment on rent increase applications for 72 William St (3 units, owner Wilbur Cheever), 76 William St (3 units, owner Wilbur Cheever), and 963 Washington Ave (4 units, owner Meloon George H Inc). The agenda also included conditional approval of a rent increase for 23 Pembroke St (3 units, owner GOODDEEDS9922 LLC), a completeness review for 22 South Grafton St, election of a vice chair, and discussion of the annual report. Minutes are not yet published.

Housing committee reviews affordable housing TIF requests

The Housing & Economic Development Committee met June 30 to hear public comment on removing the 100-foot buffer requirement for entertainment venues from City Code Chapter 14, Section 6. The committee also reviewed tax increment financing and credit enhancement agreement requests for three affordable housing projects: The Prime at 197 Oxford St, Dashaway Commons at 15-19 Cedar St, and an amendment to 42 Atlantic Street. A discussion on amending the Jill C. Duson Housing Trust Fund ordinance to fund eviction prevention and security deposit assistance was also scheduled. Minutes are not yet published.

Fish Pier Authority considers $29,775 compressor replacement

The Portland Fish Pier Authority Board met July 1 to discuss and vote on spending up to $29,775 to replace Compressor A at the Portland Fish Exchange, based on a quote from Miller Refrigeration Company. The meeting outcome is not yet available.

Other meetings

The Peaks Island Council discussed appointing a representative for the Portland in Motion transportation plan and sending letters about the Needs-Based Ticket Program to PITEA and the CBL Board of Directors. The Historic Preservation Board held a workshop on new construction at 57 St. Lawrence Street and reported a unanimous June 3 approval of new construction at 8 Garrison Street Extension. The Ethics Commission continued drafting an ethics code focused on conflict of interest provisions. The CDBG Priority Setting Task Force reviewed scoring language for grant applications. The Creative Portland Corporation was scheduled to vote on its FY27 Work Plan & Budget. The Legislative/Nominating Committee discussed a pesticide waiver review and a seasonal outdoor dining amendment.

Coming up

• **July 8 — Sustainability and Transportation Committee:** Vote on adding parking spaces on Fore Street; discussion of red light enforcement cameras under Vision Zero; update on the Reimagining Franklin Street project.
• **July 8 — Social Housing Task Force:** Discussion with City of Portland Bond Counsel on potential financing mechanisms for social housing.
• **July 8 — Rent Board:** Rent increase applications covering 54 units at 204-206 Spring St, 286-288 State St, 137 Neal St, and 78 Danforth St; election of vice chair.
• **July 9 — Civil Service Employment Subcommittee:** Consideration of a temporary rule allowing promotion of police lieutenants from an eligibility list with fewer than three names, per City Code Sec. 2-60.4(e).