Housing & Economic Development Committee

Housing & Economic MEMBERS Development Committee Meeting Councilor Pious Ali, Chair Tuesday, January 20, 2026 at 5:30 PM Councilor Regina Phillips Councilor Kate Sykes Councilor Sarah Michniewicz To submit written public comment on an agenda item, email edd@portlandmaine.gov. Submissions must be received by 12:00 pm the day before the Housing & Economic Development meeting to guarantee their inclusion in the agenda packet. All submissions must include the commenter's name and legal address. To help ensure your comment is submitted for the correct item, please include the name of the agenda item (see below). REMOTE ACCESS INFORMATION The Housing & Economic Development Committee will conduct this meeting remotely via Zoom pursuant to the Remote Meeting Policy adopted by the Portland City Council. Allow your computer to install the free Zoom app to get the best meeting experience. If you are not able to attend live either in person or via Zoom, a recording will be available in the Agenda Center following the meeting. For public comment via Zoom, you will need to use the "raise your hand" feature. To raise your hand via the telephone, please hit *9. You will be unmuted by the host when it is time for public comment. 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Quattropani, Director of Permitting and Inspections a. See attached Q4 2025 Report, as well as Q1 2025, Q2 2025, Q3 2025, and Q4 2024. Discussion Re: Calendar Yeaer 2026 Committee Work Plan Development - Chair 3. Councilor Ali a. See attached Committee work plan format. b. See attached staff draft Committee work plan calendar for 2026. Discussion Re: Housing Policy and Goals for the 2026 Jill C. Duson Housing Trust 4. Fund Annual Plan and Affordable Housing and Tax Increment Financing Application - Mary Davis, Housing and Community Development Division Director a. See attached Memorandum. Communication Re: 2025 Low Income Housing Tax Credit (LIHTC) Award Update - 5. Mary Davis, Housing and Community Development Division Director a. See attached Memorandum. Next Meeting Date: February 17, 2026 2 Page 2  Minutes Remote Housing and Economic Development Committee November 18, 2025 NOTE: This meeting was held via Zoom and can be viewed at this link: http://www.portlandmaine.gov/1695/Economic-Development-Committee These Minutes provide a record of those in attendance, general discussion taking place, and motions made. A remote meeting of the Housing and Economic Development Committee (HEDC) of the Portland City Council was held on Tuesday, November 18, 2025, at 5:30 p.m. via Zoom. Present from the HEDC were Chair Councilor Pious Ali, and members Councilors Regina Phillips, Sarah Michniewicz, and Kate Sykes. Also present from the City Council were Councilors Benjamin Grant and Wesley Pelletier. City staff present were Housing and Community Development Division Director Mary Davis, Corporation Counsel Michael Goldman, Office of Economic Opportunity Director Melissa Hue, Assistant City Manager Greg Jordan, Planning and Urban Development Director Kevin Kraft, Assistant City Manager Dena Libner (arriving as noted herein), Health and Human Services Director Margaret McLoughlin, Principal Administrative Officer Lori Paulette, and Housing and Economic Development Department Director Greg Watson. Item #1: Review and accept Minutes of previous meeting held on October 21, 2025. On a motion made by Councilor Michniewicz and seconded by Councilor Sykes, the Committee voted 4-0 to accept the minutes from the October 21, 2025 meeting. 1 1 of 28 Page 3  Item #2: Review and vote on a recommendation to the City Council regarding proposed entertainment license – Councilors Grant and Michniewicz Councilor Michnewicz introduced this item noting that Live Nation had offered a $1.00 fee per ticket, but this proposal being reviewed today would codify fees in the City Code at a 1.5% or 2% fee on the base price of per ticket sold. That fee would go into a community sector benefits fund that would be utilized for small music venues. Chair Councilor Ali, noting this item as a vote on a recommendation to the City Council, opened the meeting for public comment. Alex Silver of Scarborough noted he was against this proposal, and that he is a musician supported by small venues in Portland. Mr. Silver felt this should be taken up after the Live Nation issue is settled. Mary Costigan of Bernstein Shur, representing Portland Music Holdings, noted that she sent in a letter with edits to the proposed order. She also noted that Portland Music Holdings supports paying into the fund in support of the performing arts community. Margaret Metcalf of 110 Dana Avenue supported the fee but noted it does not address the possible loss to local arts if there is direct competition between Merrill Auditorium and the new music hall. Seeing no further public comment, the Chair closed the public comment session. Mr. Goldman noted the review of Ms. Costigan’s letter and suggested edits, with some incorporated into the proposed order, while additional clarity was provided for definitions. An additional ordinance would be created for the trust fund which will hold funds per agreements. 2 2 of 28 Page 4  Councilor Sykes generally supported the proposal but felt fees were too low - $2.00 would be more in the ballpark where the City should be, but could be even higher at $3.00 to $7.00. This could be further discussed when it goes to the City Council. Councilor Pelletier agreed with Councilor Sykes. Councilor Michniewicz noted that feedback, and would work on this, in consultation with Councilor Sykes, between now and when it goes to the City Council. Chair Councilor Ali said that he would support this, and thanked Councilors Michniewicz and Grant for their work on this. A motion was then made by Councilor Michniewicz, seconded by Councilor Sykes, to forward this to the City Council for approval; a vote was then taken on it and it passed 4-0. Item #3: Discussion regarding proposed Large Venue Ordinance – Chair Councilor Ali and Councilor Pelletier. (Ms. Libner joined the meeting at this time.) Councilor Ali introduced the item and indicated that since the Committee would not be taking action on this item, there would be no public comment at this time. The Committee will discuss the proposal, receive feedback from staff, and would bring the item back to the Committee for a vote. Councilor Ali asked Councilor Pelletier to give an overview of the proposed ordinance. Councilor Pelletier explained the rationale behind the proposed ordinance, particularly regarding concerns that may arise with the close proximity of two large venues. The current buffer zone is 100 feet. The proposal would remove that requirement for entertainment venues with fewer than 1,000 attendees in the B-3 and WCZ zones and add a 750 feet buffer zone for large entertainment venues (seating capacity of 1,000 or more). 3 3 of 28 Page 5  Councilor Michniewicz raised concerns with the removal of the 100 foot buffer for small venues and asked that staff and the Committee review and evaluate the issues and concerns that were raised when the 100 foot buffer was put in place. Director Kraft shared information and preliminary comments and thoughts from staff in the Planning Department, Police Department and Permitting and Inspections Department. (Director Kraft’s presentation is attached to the minutes). Committee members followed up with questions for Director Kraft regarding the distinction between a license and land use conditions, clarification of the current buffer zone workings, and whether the proposed ordinance would be moving the City in the right direction. Councilor Ali requested direction from Corporation Counsel Goldman on potential next steps and then asked Committee members for input on moving this item forward. Councilor Michniewicz indicated she would like to see the 100-foot buffer zone issue separated out and brought back to the Committee for further discussion in 2026. Councilor Sykes indicated support for further discussion but said she would not want this topic to die in Committee. Councilor Phillips would like to see more research before the item is brought back to the Committee. Councilor Ali thanked the staff and Committee for their input and indicated that Corporation Counsel and staff would bring back revisions to the proposed ordinance, including separating out the removal of the 100-foot buffer and the proposed 750 buffer, for the Committee to consider at a future meeting. Item #4: Presentation: Office of Economic Opportunity (OEO), part of the Housing and Economic Development Department, overview of programs and services – Melissa Hue 4 4 of 28 Page 6  Ms. Hue thanked the Committee for this opportunity and then described the various programs and their successes in OEO, including the Natural Helpers Leadership Program, the Natural Helpers Webinar Series as part of Welcoming America, Shelter Health Access Program, the Immigration Legal Aid Clinic, the ESOL Collaborative, Portland Professional Connections, and newest Climate Resiliency Needs Assessment. Her presentation is attached. Councilor Michniewicz thanked Ms. Hue for OEO’s work, including the engagement and community building being done through the Natural Helpers program; Councilor Phillips agreed. Councilor Sykes also applauded the work of OEO and asked about keeping track of how the programs are helping people and communities, with Ms. Hue noting they have a “Where are they now study?”. This includes re-engaging the Natural Helpers alumni group. Regarding questions of how OEO is funded, Mr. Watson noted that its staff and programs are funded through TIF funds. OEO has also been successful in obtaining various grant opportunities to assist with program funding. Chair Councilor Ali thanked Ms. Hue for the update on OEO’s programs of service. (Councilor Phillips had to leave the meeting at this point.) Item #5: Review and vote to forward the FYE2025 TIF Annual Report to the City Council as a communication item – Greg Watson Mr. Watson said that this is an annual communication item for the Committee and City Council regarding Tax Increment Financing (TIF) activity. The City’s TIF activity is centered around Affordable Housing TIF projects. In general, TIF is a flexible and powerful tool to leverage further investments, and, for Affordable Housing TIF projects, the TIF revenue assists with annual operating costs over the life of the TIF. 5 5 of 28 Page 7  TIF also provides cost savings for the municipality due to its tax sheltering benefits. Councilor Michniewicz thanked Mr. Watson for the work put into this annual report. Councilor Sykes also appreciated the detail in the report, and questioned future uses of TIF revenue for perhaps Franklin Arterial. Mr. Watson noted that the area-wide Bayside and Downtown TIFs touch portions of Franklin Arterial but that the TIF revenue associated with the area-wide TIF Districts could not fund the overall work that is envisioned for Franklin Arterial. Chair Councilor Ali thanked Mr. Watson for the Report. The Committee consensus was to forward the Report to the City Council as a communication. Item #6: Review and vote to forward the Housing and Economic Development Committee’s 2025 Annual Accomplishment Report to the City Council as a communication item – Greg Watson Mr. Watson provided an overview of the Committee's annual accomplishment report. Councilor Ali thanked Mr. Watson for the Report. Item #7: Communication: Quarter 3 Rent Control Report. Mr. Watson noted this is a routine quarterly report for the Committee. Councilor Pelletier asked about quality control, i.e., proactive verification of data supplied to Permitting and Inspections. He was curious how many were quality and how many were issues. Mr. Watson said that he would check in with his colleagues in Permitting and Inspections regarding this for their response. 6 6 of 28 Page 8  Item #8: Executive Session: Pursuant to 1 M.R.S.A. 405(6)(C), the Committee will go into executive session to provide staff direction and guidance regarding lease negotiations for 166 Riverside Industrial Parkway. Chair Councilor Ali noted for the public that after the executive session, the meeting would be over – the Committee would not come back in public session. He then opened the meeting for public comment. Seeing none, the public comment session was closed. On motion made by Councilor Michniewicz, seconded by Councilor Sykes, the Committee voted 3-0 at 7:22 p.m. to go into executive session pursuant to 1 M.R.S.A. 405(6)(C) to provide staff direction and guidance regarding lease negotiations for 166 Riverside Industrial Parkway. At approximately 7:45 p.m., the Committee came out of executive session and the meeting was adjourned. Respectfully, Mary Davis and Lori Paulette 7 7 of 28 Page 9 Performance Hall & Theater Moratorium City of Portland, Maine Sustainability and Transportation Committee November 18, 2025 8 of 28 Page 10 Existing 100 ft. Buffer Current Regulations • Applies in B-3 zone • Current Buffer: 100 feet • Measured along or across public ways from the main entrance. • Applies to businesses with an entertainment license. Occupancy not a consideration. • Buffer intended to address bar/nightclub impacts in Old Port Congress Street 100 ft. buffer – venues over 1,000 9 of 28 Live Nation Site Page 11  Proposed Regulations Proposed 750 ft. Buffer • Applies in B-3 zone • Proposed Buffer: 750 feet • Applicable to “large entertainment businesses”, with a seating capacity of 1,000 or more • Measured as the shortest straight-line distance between the two main entrances at issue, measured in a geometrically straight line, without regard to intervening structures, uses, or other topographical features • Intended to address perceived impacts associated Congress Street with large entertainment venues 750 ft. buffer – venues over 1,000 10 of 28 Live Nation Site Page 12 Existing 100 ft. Buffer Proposed 750 ft. Buffer Congress Street Congress Street 100 ft. buffer – venues over 1,000 750 ft. buffer – venues over 1,000 11 of 28 Live Nation Site Live Nation Site Page 13  Considerations Code Implications • Definitions: Using “Seating Capacity” conflicts with building code standards that use occupancy. If the concern is venue size, the standard should be based on total occupancy rather than seating capacity. • Section C: Measuring by radius inflates the range of the buffer (impact zone) even though sites may be separated by other buildings, or topographical features. • Section D: Proposal conflates building use with licenses, which are non-transferable. • Likely block ownership changes and prevent new entertainment licenses downtown. • Unclear if the proposal is concerned about uses or entertainment licenses • Discontinued provision should be one year not two years. • Section F: Chapter 15, Section 15-10 is only about hearing notices. Outdated References • Recommend striking paragraph 2 in Exhibit B, as it is no longer applicable (B-3c zone obsolete) 12 of 28 Page 14  Considerations Citywide + Economic + Cultural Implications • Likely impacts on downtown venues – environmental, economic, and cultural. • Pushes larger venues to less accessible areas of city. • Contrary to national trends – Cities actively allow and encourage downtown cultural venues. • Entertainment license be granted to any business/use – may not just impact theaters. • Staff does support eliminating the entire entertainment buffer, with further input from PD. Next Steps • If the committee is interested in advancing or considering this proposal, staff recommends conducting a policy review and welcomes any comments or questions you would like that review to address. • Return with policy review at future HEDC meeting. 13 of 28 Page 15  Thank you Contact kkraft@portlandmaine.gov 14 of 28 Page 16  City of Portland Office of Economic Opportunity 11/18/2025 HEDC Presentation 15 of 28 Page 17  Natural Helpers Leadership Program Investing in Community Leaders for Transformative Change City of Portland Maine, Office of Economic Opportunity 16 of 28 Page 18  Community Impact As a part of the Natural Helpers Program, each Natural Helper commits to Impact 5 and Teach 10 people throughout the Fellowship. Natural Helpers tend to exceed this, impacting 30 people on average, and sharing information with many more. In 2025: Over 1,700 touch points were made in the community Example Stories: 600+ people attended NH speaking engagements João and the Shelter 880+ people were reached via media communication Francys’s Multicultural Festival 500+ people attended events hosted by Natural Helpers 17 of 28 Page 19 18 of 28 Page 20 Natural Helpers Webinar Series Melissa Hue Aram Guptill Director Project Specialist 19 of 28 Page 21  City of Portland Shelter Health Access Program A community approach to mental and physical health and wellness as a pathway to belonging, opportunity and integration 20 of 28 Page 22  A Citywide Collaboration This program is powered by collaboration across city departments and partners working toward a shared goal. The City of Portland’s Parks & Recreation Department provides space and transportation, the Social Services Department coordinates with residents and shelter operations, and the Department of Housing and Economic Development brings together partners, programming, and local work opportunities. Space + Transportation Shuttles Resident Coordination + Support Work + Volunteer Opportunities 21 of 28 Page 23 Pilot 1 Community Partnerships Hearts of Pine Maine Afro Yoga Project Men Connect New In Her Presence Mainers Program Portland’s Culturally rooted Maine-based Portland non-profit Professional Soccer local organization program promoting focused on Team organizing offering trauma healthy masculinity empowering weekly soccer pick informed yoga and and cultural immigrant women up games zumba classes integration for men through education 22 of 28 Page 24  Proven Impact The impact of this pilot, as reflected in participant feedback, engagement levels, and observed shifts in confidence and community connection, highlights the power of investing in holistic wellbeing as a pathway to long-term integration 34 Shelter Residents participated in the first Pilot Example Stories: 87% reported an increased 12+ Women Enrolled in ability to manage stress Programming 87% reported developing a more positive self view Hearts of Pine Work Opportunity 93% reported feeling more connected to others 23 of 28 Page 25  Program Findings With space to move, reflect, and release, participants gained the clarity and confidence to set goals, imagine new paths forward, and believe in their ability to achieve them. Most important to them, was accessing work opportunities. The word cloud shows that “confidence” is by far the most frequently cited emotion participants feel they’ve learned to express. Goal Support Personal Goal Setting Future Planning Personal Control An overwhelming 61.3% have developed 82.4% say the program 74.2% feel more in control 90.6% would like help short-term goals, while helped them think about of their decisions and taking steps toward a 38.7% have set long-term their future, 14.7% say emotions, with 19.4% personal goal, with goals since the program. ‘somewhat’, and only 2.9% reporting ‘a little more’, Nearly half of respondents (48.4%) 9.4% unsure. responded ‘not really’. and just 6.5% reporting ‘no prioritized work as their top change.’ resource need, followed by education and training. 24 of 28 Page 26  City of Portland Immigration Legal Began in 2020 Aid Clinic Free, Virtual Appointments available twice per month Volunteer lawyers can assist with questions regarding: Family Based Immigration Diversity Visa Lottery Temporary Protected Status Work Permits Becoming a US Citizen Permanent Residency Expanded # of volunteer lawyers to nearly double appointment 2024: 7 lawyers, 65 appointments availability in 2025 2025: 11 lawyers, 110 appointments 25 of 28 Page 27  The ESOL Collaborative comes together regularly to foster a multidimensional and intersectional approach to English language access, identifying gaps in access, reducing service duplication and coordinating efforts to improve individual and collective learning results. Additionally, the ESOL Collaborative strengthens inter- organizational communication and resource sharing to better serve Portland’s multilingual communities. 26 of 28 Page 28  Portland Professional Connections Programming targeted for: Trained Professionals Foreign trained or highly trained individuals looking to grow their networks and align their work with their training and skilsets Entry Level Professionals Thanks to the support of: Job seekers new to the job market, newly arrived in the US or looking to re-enter the workforce after a period away 27 of 28 Page 29  Climate Resiliency Needs Assessment This project aims to assess the climate-related needs, risks, and barriers facing immigrant and low-income communities across Portland, Maine. Results will guide programming, resource development, and policy recommendations to ensure these communities are better included in climate planning, preparedness, and adaptation efforts. The assessment aims to capture experiences and needs related to: 1 Climate Migration 3 Home Weatherization + Adaptation Understanding how climate pressures are Exploring needs around home insulation, driving movement into, out of, or within the energy efficiency, and climate-proofing city housing 2 Emergency Preparedness 4 Kmowledge and Accessibility Gauging community readiness for extreme Ensuring all communities can access weather and other climate-related climate resources, education, and have a emergencies voice in planning and policy 28 of 28 Page 30 ÿ ÿ !"#$ÿ&'ÿ(&)#*+,-ÿ.ÿ(/)0"##",1ÿ+,-ÿ2,34/5#"&,3ÿ 6/33"5+ÿ78+##)&4+,"9ÿ;<=>?@A=ÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿ ÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿ ÿ CDEÿÿF&83",1ÿGÿH5&,&0"5ÿI/J/*&40/,#ÿ!&00"##//ÿ KKEÿÿÿL/,#ÿM&+)-ÿ NODPEÿ6/33"5+ÿMQÿ78+##)&4+,"9ÿI")/5#&)ÿ&'ÿ(/)0"##",1ÿ+,-ÿ2,34/5#"&,3ÿ RSCTEÿ6+,8+)$ÿU9ÿVWVXÿ OTEÿ78+)#/)*$ÿL/,#ÿ!&,#)&*ÿL/4&)#Yÿ7ZYVWVXÿ [\]^ÿ̀a]^bacÿ[\dab^ÿ efgb^\bÿhÿijkljlmkmnojmlpjlmkmnqÿ Orstÿuvwxyÿ ÿ Cvtwzÿ{ÿv|ÿ Cvtwzÿ{ÿv|ÿ Cvtwzÿ{ÿv|ÿ Cvtwzÿ{ÿv|ÿ S}}z~wt~vs€ÿ S}}z~wt~vs€ÿ S}}z~wt~vs€ÿ S}}z~wt~vs€ÿ w}}xvryÿ Rrs~ryÿ Cw‚zryÿ L/,#ÿ2,5)/+3/3ÿ ƒWÿ „ÿ ƒÿ Zÿ !&04*+",#3ÿ ÿ Wÿ Wÿ ÿ †#‡/)ÿ Wÿ Wÿ Wÿ Wÿ ˆ‰wxtrxÿŠÿCvtwzEÿ ‹Œÿ ÿ ‹ÿ Žÿ ‘’ÿ”•ÿ–‘”ÿ—•”‘˜ÿ ™šÿ ›œÿ ›ÿ žÿ ÿ OrstÿKvstxvzÿŸs€}rt~vs€ÿÿ C }rÿv|ÿŸs€}rt~vs€ÿ Cvtwzÿ{ÿ¡xv}rxt~r€ÿ Cvtwzÿ{ÿv|ÿ‰s~t€ÿ Kv¢}zw~st€ÿ£(&#/,#"+*ÿJ"&*+#"&,3ÿ)/4&)#/-ÿ#&ÿ&8)ÿ ¥ƒ„ÿ ¦ÿ &''"5/¤ÿ S‰y~t€ÿ£()&+5#"J/ÿ/,'&)5/0/,#ÿ§+3/-ÿ&,ÿ 4/)5/,#+1/ÿ#‡+#ÿ)/,#ÿ̈+3ÿ",5)/+3/-¤ÿ ƒVZÿ ƒ9WXƒÿ ˆ‰wz~tÿKvstxvzÿ£4)&+5#"J/ÿJ/)"'"5+#"&,ÿ&'ÿ-+#+ÿ ƒUWÿ ¦Zÿ 3844*"/-ÿ#&ÿ&8)ÿ&''"5/¤ÿ ˆ‰wxtrxÿŠÿCvtwzEÿ Œ©ªÿ ‹«Š¬ÿ ‘’ÿ”•ÿ–‘”ÿ—•”‘˜ÿ ›­›š›ÿ ®­š¯®ÿ ÿ °uxrw±yv²sÿv|ÿKv¢}zw~st€ÿ‚ÿ}xv}rxtEÿ ÿ Nv‰syryÿKv¢}zw~st€ÿ ´s|v‰syryÿKv¢}zw~st€ÿ °~vzwt~vsÿr³~€t€ÿ °svÿ~vzwt~vsÿ Ÿsÿ¡xvµxr€€ÿ °wt~rzÿ~sr€t~µwt~sµÿ ˆ‰wxtrxÿŠÿCvtwzÿ Uÿ ÿ „ÿ ÿ ÿ ¶¯ÿ—•”‘˜ÿ·¸¹º’ÿ•»ÿ’¼½¾”’–ÿ¿•·¼ÿ—’¹ÿÀ·”‘˜ÿÁ·½”¾Âÿ›Ã­š®žÿ ÿ ÿ 234ÿ56789 ÿ 9 ÿ697ÿ7ÿÿÿ332ÿÿ978697786ÿ Page 31 City of Portland | Permitting and Inspections Jessica Hanscombe, Director TO: Housing & Economic Development Committee CC: Rent Board FROM: Jessica B. Hanscombe, Director of Permitting and Inspections DATE: April 10, 2025 RE: Quarterly Rent Control Report- Q1-2025 Rent Control Report Quarter 1 (1/1/2025-3/31/2025) Rent Board Total # of Total # of Total # of Total # of Applications Applications Applications Applications approved Denied Tabled Rent Increases 6 0 0 6 Complaints 2 0 0 2 Other 0 0 0 0 Quarter 1 Total: 8 0 0 8 Year to date Total 8 0 0 8 Rent Control Inspections Type of Inspections Total # Properties Total # of units Complaints (Potential violations reported to our 10* 202 office) Audits (Proactive enforcement based on 106 1,173 percentage that rent was increased) Quality Control (proactive verification of data 126 1,503 supplied to our office) Quarter 1 Total: 242 2,878 Year to date Total 242 2,878 *Breakdown of Complaints by property: Founded Complaints Unfounded Complaints In Progress *violation exists *no violation *actively investigating Quarter 1 Total 5 3 2 389 Congress Street, Portland, Maine 04101 | 207-874-8703 | permitting@portlandmaine.gov Page 32 City of Portland | Permitting and Inspections Jessica Hanscombe, Director TO: Housing & Economic Development Committee CC: Rent Board FROM: Jessica B. Hanscombe, Director of Permitting and Inspections DATE: July 14, 2025 RE: Quarterly Rent Control Report- Q2-2025 Rent Control Report Quarter 2 (4/1/2025-6/30/2025) Rent Board Total # of Total # of Total # of Total # of Applications Applications Applications Applications approved Denied Tabled Rent Increases 8 5 0 0 Complaints 3 3 0 0 Other 1 1 0 0 Quarter 2 Total: 12 9 0 0 Year to date Total 20 9 0 8 Rent Control Inspections Type of Inspections Total # Properties Total # of units Complaints (Potential violations reported to our *21 288 office) Audits (Proactive enforcement based on 102 827 percentage that rent was increased) Quality Control (proactive verification of data 173 458 supplied to our office) Quarter 2 Total: 296 1,573 Year to date Total 538 4,451 *Breakdown of Complaints by property: Founded Complaints Unfounded Complaints In Progress *violation exists *no violation *actively investigating Quarter 2 Total 6 5 10 389 Congress Street, Portland, Maine 04101 | 207-874-8703 | permitting@portlandmaine.gov Page 33 City of Portland | Permitting and Inspections Jessica Quattropani, Director TO: Housing & Economic Development Committee CC: Rent Board FROM: Jessica B. Quattropani, Director of Permitting and Inspections DATE: October 28, 2025 RE: Quarterly Rent Control Report- Q3-2025 Rent Control Report Quarter 3 (7/1/2025-9/30/2025) Rent Board Total # of Total # of Total # of Total # of Applications Applications Applications Applications approved Denied Tabled Rent Increases 9 0 0 8 Complaints 4 4 0 0 Other 0 0 0 0 Quarter 3 Total: 13 4 0 8 Year to date Total 33 13 0 16 Rent Control Inspections Type of Inspections Total # Properties Total # of units Complaints (Potential violations reported to our *18 71 office) Audits (Proactive enforcement based on 160 926 percentage that rent was increased) Quality Control (proactive verification of data 136 661 supplied to our office) Quarter 3 Total: 314 1,658 Year to date Total 852 6,109 *Breakdown of Complaints by property: Founded Complaints Unfounded Complaints In Progress *violation exists *no violation *actively investigating Quarter 3 Total 6 4 8 389 Congress Street, Portland, Maine 04101 | 207-874-8703 | permitting@portlandmaine.gov Page 34 City of Portland | Permitting and Inspections Jessica Hanscombe, Director TO: Housing & Economic Development Committee CC: Rent Board FROM: Jessica B. Hanscombe, Director of Permitting and Inspections DATE: January 7, 2025 RE: Quarterly Rent Control Report- Q4-2024 Rent Control Report Quarter 4 (10/1/2024-12/31/2024) Rent Board Total # of Total # of Total # of Total # of Applications Applications Applications Applications approved Denied Tabled Rent Increases 16 7 1 8 Complaints 2 0 0 2 Other 0 0 0 0 Quarter 4 Total: 18 7 1 10 Year to date Total 43 14 1 28 Rent Control Inspections Type of Inspections Total # Properties Total # of units Complaints (Potential violations reported to our 11 301 office) Audits (Proactive enforcement based on 27 545 percentage that rent was increased) Quality Control (proactive verification of data 155 390 supplied to our office) Quarter 4 Total: 193 1236 Year to date Total 544 3,911 Breakdown of Complaints by property: Founded Complaints Unfounded Complaints In Progress *violation exists *no violation *actively investigating Quarter 4 Total 8 2 1 389 Congress Street, Portland, Maine 04101 | 207-874-8703 | permitting@portlandmaine.gov Page 35 ​City of Portland | City Council​ ​Mark Dion,​​Mayor​ ​The Portland City Council established its 2026 Common Goals (included below) on [date TBD],​ ​formally communicating its policy priorities for the coming year and setting a foundation for the​ ​development of Council committee work plans.​ ​The 2026 Council schedule currently includes approximately 10 meetings for each committee. For​ ​planning purposes, the development of a single, original policy initiative typically requires two​ ​committee meetings. This process generally includes initial conceptual discussion, review of a​ ​draft ordinance or other policy document, and a public hearing at which the committee votes on​ ​whether to recommend adoption by the full City Council.​ ​In addition to developing and considering original policy initiatives, committee work will also​ ​include items referred by the Council, matters brought forward by staff, and panels or​ ​presentations, as needed.​ ​2026 City Council Common Goals​ ​[goals TBD]​ ​1​ Page 36  ​Housing and Economic Development Committee​ ​2026 Work Plan​ ​Policy Initiative​ ​Related Council Goal​ ​Priority Ranking​ ​2​ Page 37 DRAFT 2026 STAFF HEDC Calendar As of January 16, 2026. Dates and topics are subject to change. January 20, 2026 1. Calendar Year 2026 Work Plan Development Planning 2. Discussion re: Housing Policy and Goals for the 2026 Jill C. Duson Housing Trust Fund Annual Plan and Affordable Housing and Tax Increment Financing Application February 3, 2026 1. Review and Recommendation of the FY2026 Housing Program Budget 2. Review and Recommendation to the City Council to approve: a. 2026 Jill C. Duson Housing Trust Fund Annual Plan; and, b. The issuance of the 2026 Affordable Housing Development and Tax Increment Financing Application for the Jill C. Duson Housing Trust Fund, HOME, & TIF Program February 17, 2026 1. Consultant Presentation of Inclusionary Zoning Study Finalize Calendar Year 2026 Work Plan Development 2. Review of East End Beach Bath House concept March 17, 2026 1. Review of American Cruise Line (ACL) concept for a Public/Private Partnership to develop a Pier at Portland Harbor Commons 2. Discussion and review of Welcoming America Program April 21, 2026 1. Review and recommendation to the City Council of the FY27 agreement for the Portland Tourism Development District Review of FY 2026-2027 HUD Annual Action Plan May 19, 2026 1. Staff Presentation of 2025 Annual Housing Report June 16, 2026 1. Confirm Summer Meeting Schedule (July and August) 2. Review and Recommendation to the City Council of AHTIF requests received from the Affordable Housing Development and Tax Increment Financing Application. July 21, 2026 1. Communication: Quarter 2 (4/1/2026 -6/30/2026) Rent Control Report August 18, 2026 1. Review of FY 2025-2026 HUD Consolidated Annual Performance Report (CAPER) September 15, 2026 1. 1 Page 38 October 20, 2026 1. Communication: Quarter 3 (7/1/2026 -9/30/2026) Rent Control Report November 17, 2026 1. Review of FYE2026 Tax Increment Financing Annual Report 2. Review of the Housing & Economic Development Committee’s 2026 Annual Accomplishment Report 3. Office of Economic Opportunity Program Presentation December 15, 2026 1. 2 Page 39 City of Portland | Housing and Economic Development Department Housing and Community Development Division Mary P. Davis, Division Director To: Councilor Ali, Chair Members of the Housing and Economic Development Committee MEETING DATE: January 20, 2026 AGENDA ITEM Discussion re: Housing Policy and Goals for the 2026 Jill C. Duson Housing Trust Fund Annual Plan and Affordable Housing and Tax Increment Financing Application PURPOSE Staff is seeking direction from the Housing and Economic Development Committee regarding guidelines and priorities for the allocation of city resources (i.e. HOME, Jill C. Duson Housing Trust Fund, and Affordable Housing Tax Increment Financing) in 2026. The established goals and priorities will be incorporated into the 2026 Affordable Housing Development and Tax Increment Financing Application (AHDTIF), and the 2026 Jill C. Duson Housing Trust Fund (JCD HTF) Annual Plan. COMMITTEE WORK PLAN/CITY COUNCIL GOAL ALIGNMENT Increase, and modify the overall supply of housing city-wide to meet the needs, preferences and financial capabilities of all Portland residents. BACKGROUND/ANALYSIS The JCD HTF Annual Plan and the AHDTIF Application are amended on an annual basis to reflect the City Council’s housing policy goals. Amendments to the application in 2025 included the following requirements: ●​ Applicants must have Planning Board approval before applying. ●​ Projects requesting HOME and/or Housing Trust funding must have a Notice to Proceed from MaineHousing before applying. ●​ A process for addressing applications deemed incomplete ●​ A requirement to reimburse the City for all legal and financial underwriting fees associated with Housing Trust funding and Affordable Housing TIF requests. 2025 Funding priorities included: ●​ Priority use of HOME Program funds for developments that provide rental housing units to households earning at or below 50% of the area median income ($64,900 for a four-person household). 1 Page 40  ●​ Priority use of Housing Trust Funds for public/private partnerships that create workforce housing units affordable to households earning up to 100% of the area median income ($129,800 for a four-person household) with preference for households earning 80% of the area median income ($103,850 for a four-person household) and below. ●​ Shovel ready projects with mixed income targeting and a mix of bedroom sizes, including family-size units of 3+, strongly encouraged. ●​ Priority use of Affordable Housing Tax Increment Financing (AHTIF) for projects receiving assistance through the Low Income Housing Tax Credit Program (LIHTC) or projects that create housing units affordable to households earning up to 80% of the area median income with preference for households earning 50% of the area median income or below. FISCAL IMPACT – N/A CONCLUSIONS Staff proposes maintaining the current housing policy priorities and process for 2026. This approach is recommended as there may be significant changes as a result of the outcomes from the Social Housing Task Force and potential revisions to Maine Housing’s Qualified Allocation Plan (QAP) for the Low-Income Housing Tax Credit Program. Therefore, staff is now seeking direction from the HEDC members regarding the priorities for immediate implementation throughout 2026. The HEDC members will be asked to recommend the final 2026 version of the Jill C. Duson Housing Trust Fund Annual Plan and the Affordable Housing Development and Tax Increment Financing Application to the City Council in February. PRIOR COMMITTEE REVIEW: NA PREPARED BY Mary Davis, Division Director Heidi McCarthy, Housing Program Manager Housing and Community Development Division 2 Page 41 City of Portland | Housing and Economic Development Department Housing and Community Development Division Mary P. Davis, Division Director To: Councilor Ali, Chair Members of the Housing and Economic Development Committee MEETING DATE: January 20, 2026 AGENDA ITEM Communication: Update on Low Income Housing Tax Credit Awards for 2025-2026 PURPOSE To provide the Housing and Economic Development Committee (HEDC) with an update on the Low-Income Housing Tax Credit (LIHTC) awards announced by Maine Housing on November 21, 2025. COMMITTEE WORK PLAN/CITY COUNCIL GOAL ALIGNMENT Increase, and modify the overall supply of housing city-wide to meet the needs, preferences and financial capabilities of all Portland residents. BACKGROUND/ANALYSIS As Committee members may recall, during the Summer of 2025, the Committee approved and recommended to the City Council three Affordable Housing Tax Increment Financing (AHTIF) Districts and Credit Enhancement Agreements for projects seeking Low Income Housing Tax Credits through Maine Housing. The City Council considered and approved the HEDC’s recommendations in August 2025. The projects included Prosperity Place at 1125 Brighton Avenue and two applications from Portland Housing, Phase 2 and 3 of the COMB Block development (Cumberland Housing and Mayo Housing). Of these three projects, only Cumberland Housing was successful in receiving tax credits. Another Portland project, CHOM’s 186 Woodford (The Woodbury) was also awarded tax credits. The Woodbury went through the City funding process in 2024. FISCAL IMPACT – N/A CONCLUSIONS Staff is providing this information to the HEDC as a communication item. PRIOR COMMITTEE REVIEW: NA PREPARED BY Mary Davis, Division Director, Housing and Community Development Division ATTACHMENTS NA 1 Page 42