Advocacy

Our View: PMA Campus Expansion & Unification

Aerial view of the Portland Museum of Art’s campus with the Payson Building at center-right and, to its left, the former Children’s Museum where the expansion plan is focused. Photo appeared in the Portland Press Herald, June 1, 2022, courtesy of the Portland Museum of Art.

On Sunday, March 19, 2023, we offered our thoughts on the Portland Museum of Art's campus expansion and unification plan in a Portland Press Herald Maine Voices column (full text below). We offer these comments in a constructive and collegial manner and look forward to being actively involved in community discussions about the future of this historic and contemporary campus. 

Sarah Hansen
Executive Director

As the area’s nonprofit organization devoted to historic preservation, Greater Portland Landmarks’ mission is to ensure that Greater Portland preserves its sense of place for all and builds vibrant, sustainable neighborhoods and communities for the future. We seek to build awareness and encourage public participation in the discourse and decisions that are shaping our region. It is with this mission in mind that we offer considerations on the Portland Museum of Art’s proposal to expand and unite its campus, with special concern for its implications to the PMA’s architectural legacy.
 
The PMA recently announced the selection of LEVER Architecture to design a major new building and master plan to unite the museum’s campus. LEVER’s initial proposal has many worthy distinctions, including its scale, choice of sustainable materials, homage to Maine’s Wabanaki heritage, and ability to welcome the public into the museum. It does not appear that the program gave significant weight to preservation considerations, including how the design should interface with existing buildings and the surrounding community.
 
The historic buildings of the campus are a part of the PMA’s admirable “Art for All” initiative by showcasing important pieces of Portland’s architectural history. All of the campus’ buildings—including the Payson building (1983)—are contributing structures both to Portland’s local Congress Street Historic District and the Spring Street National Register District. The proposed design implicitly assumes complete demolition of one of these buildings—142 Free Street, the former Children’s Museum—without any specified justifications. Yet, the PMA will have to seek multiple City approvals to do so as 142 Free Street enjoys preservation protections against demolition or reduction to a facade based on its significance as a structure of nearly 200 years and association with notable architects, including John Calvin Stevens, a founding member of what is now the PMA.
 
Outside of the preservation protections for 142 Free Street (and the other buildings of the campus), the signature Payson building was designed to be in conversation with the façade of 142 Free Street, and its rhythm and scale were influenced by the earlier building. Removing that context thus diminishes the Payson building, which is also proposed to be significantly modified with the introduction of an archway leading to a High Street courtyard. This design effectively re-orients the museum away from Congress Square. These changes would dramatically affect the museum’s interactions with a major intersection undergoing significant publicly funded upgrades, including the Congress Square Park redesign. The redesigned courtyard itself has the potential to eliminate the beloved, heritage Copper Beech tree that presently graces that space.
 
As a major cultural institution for the city and heart of the Arts District, it is entirely appropriate for the PMA to make a bold architectural statement fitting of the twenty-first century to augment its historic campus and provide spaces for new forms of programming and exhibitions. But the PMA is also integrally stitched into the fabric of the existing city and Portland’s sense of place. As the museum looks to enhance its actions on accessibility and equity, we hope that it will also prioritize the stories that these spaces and historic structures on its campus represent—that it will use its architecture to teach us about the history and cultural heritage of the city. This is an extraordinary opportunity for the PMA to fully incorporate its architectural legacy and our shared built environment into its plans for the future.

Did You Know? Part 5: Preservation & Sustainability

December 14, 2022

Historic barn in Gorham, now boasting solar panels

High tide flooding on Commercial Street, photo by Corey Templeton

As an organization that’s been around for nearly 60 years, we are involved in a lot of different things, and we want to make sure you know the full scope of what we do.


The most eco-friendly building is the one already built. New construction takes an immense environmental toll, from demolition and landfill of existing buildings to the short lifespan of new materials and the energy that goes into their manufacture. The National Trust for Historic Preservation has put together this great page of facts about the environmental impact of new construction vs. preservation.
 

What does this mean for our work?

New buildings generate emissions during the construction process. Even the most energy efficient new structures can take as much as 80 years to offset those initial emissions. We encourage adaptive use of structures and ongoing maintenance of existing spaces. Our work to expand historic tax credit programs means that the financial burden is eased for property owners undertaking preservation projects. When a building can't be saved, and we recognize that they can't all last forever, we advocate for its careful deconstruction so that its materials may be repurposed into new construction or to add period-appropriate elements and materials to rehabilitation projects. 

Older properties are often described as inefficient, but they don't need to be! There are so many ways to wake an old home energy efficient through weatherization, much of which can be done simply and affordably as DIY projects. When the need is greater, we are happy to point you in the right direction to trades people and providers who can help with anything from insulation and custom storm windows to the installation of solar panels. We have a whole page of resources on our website and are always happy to answer questions you may have.

Staying Above Water, a Property Owner's Guide, free, downloadable reference

Sea Level Rise scenarios by P. A. Slovinsky, S, Rickerich, and C. H. Halsted of the Maine Geological Survey, as appears in Staying Above Water

Did You Know? Part 4: Providing Support for the Trades

December 7, 2022

Bagala Window Works display at 2019 Old House Trade Show

Plaster Magic display at 2019 Old House Trade Show

As an organization that’s been around for nearly 60 years, we are involved in a lot of different things, and we want to make sure you know the full scope of what we do.

Without skilled tradespeople to actually carry out the work of preservation, all of our advocacy efforts would be for nothing. 
 

What does this mean for our work?

In November, the Campaign for Historic Trades released a report on the status of historic trades in America. This document lays out the economic impact of historic preservation on the national economy and stresses the importance of providing support for these fields. It is a resource that is expertly researched and produced and will be an invaluable reference for us moving forward. 

This winter, we’ll be hosting ongoing discussions with the area’s best tradespeople. These conversations bring forward ideas and action to share their passion with a new generation of workers to learn age old skills along with new techniques that make the preservation of old buildings not only possible but safe and sustainable for the future. 

Our Preservation Directory is a wonderful resource for tradespeople to promote their businesses to our constituents who are looking not just for any old contractor, but for those who share their preservation goals. This one-stop-shop for people seeking projects takes some of the guesswork out of renovations, repairs, and even the buying and selling of properties.

The revival of our trade show, newly christened the Old House Emporium, is the opportunity to bring tradespeople into the same room as homeowners, renters, potential employees, and anyone else who just has an interest in preservation an all that it entails. This biennial event is more than just a home show, but one with a specific focus on keeping buildings' character while making them work for a modern lifestyle. We're still working out all the details, but we have some very exciting things in store for you, so stay tuned!

Participants in the Glaze-a-palooza at the 2022 Window Preservation Alliance conference

Reinstallation of the restored Hay & Peabody clock, October 2020, photo by Derek Davis via Portland Press Herald

Did You Know, part 2: A Focus on Policy & Advocacy

November 16, 2022

The B&M Baked Bean Factory

Interior view of Fort Gorges

 As an organization that’s been around for nearly 60 years, we are involved in a lot of different things, and we want to make sure you know the full scope of what we do.

We are the only dedicated nonprofit devoted to the preservation of this area’s sense of place, our built environment, and our neighborhoods.

What does this mean for our work?

We attend most Portland Historic Preservation Board meetings, and regularly submit comments on projects that are undergoing review. We work with developers, architects, and individual homeowners to ensure that their projects are in harmony with preservation and historic district standards. Some projects we’ve advocated for recently include the Local Landmark designation of the former B&M Baked Bean Factory, now the anchor building for the new Roux Institute campus, the establishment of the Munjoy Hill Historic District and the endorsement of the contract between the Friends of Fort Gorges and the City of Portland to operate and offer programming at the fort. Advocacy efforts like this ensure that new construction works harmoniously with the existing built environment, and the sense of place we all know and love isn’t lost.  
 
We also work to ensure that maintaining and rehabilitating older buildings is affordable. Not only is adaptive use of existing structures environmentally more friendly than new construction, a matching benefit is the ability to create more affordable housing in spaces that are vacant or underutilized. Historic tax credits help to carry the cost of renovations, while a city’s density and architecture remains intact.

We worked closely with partners to get LD 201 passed, which extended the sunset of Maine’s State Historic Tax Credit program to 2030. Currently, only income-earning properties are eligible for Historic Tax Credit funding, but we’re working to change that so that individual homeowners will also be able to benefit from this program. These efforts will result in long-overdue incentives to assist  homeowners maintaining their historic homes as they increase energy efficiency, carry out routine maintenance, or undertake modernization efforts.
 

Historic Tax Credit Project at the former St. Dominic’s Parochial School for Boys on State Street

Historic Tax Credit Project at the former Mercy Hospital building on State Street

Advocacy Alert: Munjoy Hill Neighborhood Conservation Overlay Zone REPEAL

Portland City Council to hold workshop on repealing the Munjoy Hill Neighborhood Conservation Overlay Zone on Monday, June 13


In February, Portland’s planning board recommended that Portland City Council dissolve the Munjoy Hill Neighborhood Conservation Overlay Zone (MHNCOZ).

The Council will hold a workshop on Monday, June 13 at 5pm to consider this, with a public hearing and vote scheduled for Wednesday, June 22.

The removal of this zone will significantly impact historic resources on Munjoy Hill that are outside the new historic district!

Greater Portland Landmarks strongly believes that evaluation of the MHNCOZ should occur as part of the broader review of the impact of historic preservation to be completed by Place Economics in September 2022, as well as ReCode Phase II and the revision of the R6 design standards.

With these three major reviews coming up, it is premature to pull the MHNCOZ out for review.

If the MHNCOZ is repealed, we would lose:

  • Demolition delay, which allows the city, the property owner and the community an opportunity for conversation and study about the best path forward for the property

  • Workforce housing incentive specific only to Munjoy Hill

  • Opportunity for review in context of ReCode Phase II

We are afraid that removing the Overlay Zone, which was never meant to be temporary, will result in a divided neighborhood – creating two Munjoy Hills – and destroy the cohesive and vibrant neighborhood we know today.

We encourage you to submit public comment as well as contact city councilors and urge them to delay considering this repeal until the MHNCOZ can be evaluated as part of the ReCode process! To submit written public comment, please send an email to publiccomment@portlandmaine.gov (and be sure to include your name and legal address).

Please reach out with any questions about what the repeal could mean for Munjoy Hill or if you would like assistance in crafting your public comment talking points.

Ian Stevenson, Director of Advocacy
istevenson@portlandlandmarks.org
207.774.5561 x102

November Federal Advocacy Alert: Historic Tax Credit Provision

Historic Tax Credit Provisions REMOVED from bill!

Last week, a new iteration of the reconciliation infrastructure bill was released and was significantly reduced in scope, excluding the Historic Tax Credit (HTC) enhancements and many other community development incentives that were in a prior bill.

With a very limited amount of time to influence the legislation and knowledge that the HTC is currently "out" of the bill, now is the time to tell your federal legislators how much HTC improvements mean to you. As we're seeing in the national news, Congress is poised to move forward on infrastructure legislation, including a vehicle that could carry HTC provisions, as early as next week.

For months, Greater Portland Landmarks has joined preservation supporters across the country to advocate for improvements to the federal Historic Tax Credit program. It's critically important that our members of Congress hear from YOU!


How You Can Help

Sign the National Trust Sign-on Letter

The National Trust for Historic Preservation has organized a National Sign-on letter to encourage congressional leadership to include the HTC enhancement provisions in the final bill. Click here to sign the letter.

Continue to Reach Out to Maine’s Members of Congress

Please ask for Historic Tax Credit enhancement provisions, not included in the “Build Back Better” framework, to be included back in the final reconciliation bill.

  • Call the Capitol Switchboard to connect with Maine’s Members of Congress: 202.224.3121

  • Introduce yourself as a constituent and provide our legislators with a message like:

"The Historic Tax Credit is the single most important tool for historic preservation. Though the HTC provisions were included in the Ways and Means bill in September, HTC provisions were not included in the recent “Build Back Better” bill. Please make sure to include the HTC provisions in the final reconciliation bill. These provisions would benefit projects from Main Street revitalizations to large-scale rehabilitation while also supporting community revitalization and climate change mitigation.”

October Federal Advocacy Alert

Ask your legislators to support the
Historic Tax Credit enhancement provisions included in the infrastructure legislation.


Your outreach will directly determine
how much support HTC provisions will receive in ongoing negotiations.

As you're seeing in the national news, Congress is poised to move forward on infrastructure legislation, including a vehicle that could carry HTC provisions, as early as next week.

For months, Greater Portland Landmarks has joined preservation supporters across the country to advocate for improvements to the federal Historic Tax Credit program. The $3.5 trillion bill recently passed by the House Ways & Means Committee is expected to be significantly reduced in size and scope. It's critically important that your member of Congress hear from you that the HTC provisions included in the Ways & Means reconciliation package remain in the next version of the package.

The following HTC provisions are at risk:

  • Temporarily Increasing the HTCs From 20% to 30% for all projects. (Sec. 135301)

  • Permanent increase in the rehabilitation credit for small projects. (Sec. 135302)

  • Modification of substantial rehabilitation definition. (Sec. 135303)

  • Elimination of basis adjustment. (Sec. 135304)

  • Modifications of tax-exempt use leasing rules. (Sec. 135305)

  • Enabling HTCs to be used for public school buildings. (Sec. 135306)

How can you help?

We encourage you to reach out and express to our legislators the impact Historic Tax Credits have on economic development and affordable housing creation in Maine communities today! Will you join us?

Call Your Members of Congress (during office hours)! To call the Capitol Switchboard to connect with your House Member and Senators dial (202)-224-3121, then:

Introduce yourself as a constituent!

Then say…

"The Historic Tax Credit is the single most important tool for historic preservation. Unfortunately, it has not been meaningfully improved since the 1980s. Please support and protect the Historic Tax Credit provisions in the House Reconciliation Infrastructure Bill. The provisions included in the House version of the bill would benefit Maine by rehabilitating downtowns and helping to fund affordable housing projects. Plus reusing our existing buildings helps to mitigate climate change. The greenest building is the one already built, so please help us preserve more and preserve better!"

or email them now through their websites:

These projects and more have benefited from the Federal Historic Tax Credit program.

Federal Advocacy Alert

Ask your legislators to support the
Historic Tax Credit enhancement provisions included in the infrastructure legislation.


Your outreach will directly determine
how much support HTC provisions will receive in ongoing negotiations with the Biden Administration.

For months, Greater Portland Landmarks has joined preservation supporters across the country to advocate for improvements to the federal Historic Tax Credit program. Last week, the House Ways and Means Committee passed a key piece of infrastructure legislation that will expand and improve a number of community development incentives.

Historic Tax Credit provisions, similar to the House version of the Historic Tax Credit Growth and Opportunity Act (HTC-GO/H.R. 2294), were included in the legislation and passed out of committee on a vote of 24 to 19. The following HTC provisions were included in the bill passed out of the Ways and Means Committee:

  • Temporarily Increasing the HTC From 20% to 30% for all projects. (Sec. 135301)

  • Permanent increase in the rehabilitation credit for small projects. (Sec. 135302)

  • Modification of substantial rehabilitation definition. (Sec. 135303)

  • Elimination of basis adjustment. (Sec. 135304)

  • Modifications of tax-exempt use leasing rules. (Sec. 135305)

  • Enabling HTC to be used for public school buildings. (Sec. 135306)

How can you help?

While Senate Democrats are in control of the present phase of negotiations and Maine doesn't have a Democratic Senator, we encourage you to reach out and express to our legislators the impact Historic Tax Credits have on economic development and affordable housing creation in Maine communities today! Will you join us?

Despite strong support in the House, the Biden Administration is currently negotiating with House and Senate leadership to reduce the cost and scope of the bill. All historic tax credit provisions are in jeopardy of reduction or elimination.

#InMyDistrict - Historic Tax Credits in Greater Portland

It’s Preservation Action’s virtual Preservation Advocacy Week, and we’re joining the #InMyDistrict campaign to show the impact of Historic Preservation Tax Credits in Maine!  

The Federal Historic Preservation Tax Incentives program encourages private sector investment in the rehabilitation and re-use of historic buildings. It is one of the nation’s most successful and cost-effective community revitalization programs. Each year approximately 1,200 projects are approved. Since 1976, the program has leveraged over $73 billion in private investment to preserve 40,380 historic properties nationwide. This program preserves our architectural heritage while stimulating economic growth by bringing new life to under-utilized properties, and is often used to help create affordable housing and bring commercial investment to neighborhoods. 

Here are some recent projects in our district (ME01) that used the Federal Historic Preservation Tax Credit to create affordable housing and commercial space. 

The Motherhouse (Portland)

IMD_motherhouse.jpeg

The St. Joseph’s Convent, also known as the Motherhouse, is a significant architectural landmark in Deering Center. Completed in 1909, the Classical Revival building was designed by the Boston architectural firm of Chickering and O’Connell, one of New England’s preeminent ecclesiastic design firms. The building was the principal residence for the Sisters of Mercy until it closed in 2005 due to the dwindling numbers of Sisters residing in the building. The Motherhouse is a key feature of the neighborhood and for almost 100 years served as an important educational, residential, and spiritual center for the Sisters of Mercy in the local community.

Developers Collaborative and Sea Coast Management leveraged federal and state tax credits to complete a complex adaptive reuse project that converted the space into 66 affordable and 22 market rate housing units for seniors.  The project preserved much of the character and history of the property. Its grand stairways, stained glass windows, three-story chapel with altar, and grand organ have been restored and preserved. Interior window trim, wainscoting, and ceiling details were removed and reinstalled after the application of insulation and utilities.
Stevens Square at Baxter Woods: The Motherhouse

Hyacinth Place (Westbrook)

IMD_hyacinth.jpg

The Saint Hyacinth’s School (1893) and Convent (1921) were built on Walker and Brown Streets in Westbrook to serve the French-Canadian immigrants that settled in Westbrook to work in the area’s mills. The School was designed by Coburn and Son of Lewiston and the convent was designed by Timothy O’Connell of Boston.  The school closed in 1974. The buildings were then home to a Center of Religious Education, a House of Prayer, St. Hyacinth Historical Society, and the Westbrook Food Pantry before being vacated. The buildings were long neglected by deferred maintenance. 

In 2013, the buildings were listed in the National Register of Historic Places for their architectural and educational significance and association with Westbrook’s Franco-American community. Financed in part by Federal and State Historic Tax Credits, the vacant and neglected buildings were restored and the interiors rehabilitated for use as 37 units of affordable housing. 

Avesta Housing: Hyacinth Place

Bessey Commons (Scarborough)

The Elwood G. Bessey School (1927) in Scarborough was converted in 2010 to 54 affordable apartments for seniors, financed in part by Federal Historic Tax Credits. The project was completed by a developer with a connection to the property: Cynthia Milliken Taylor of Housing Initiatives attended the Bessey School when it was an elementary school, and her father attended Bessey when it was Scarborough High School.

Bessey Commons

Southgate (Scarborough)

IMD_Southgate.jpg

The historic Southgate farmhouse (1805) in Scarborough is one of the town's oldest structures and has had a variety of uses over two centuries, including a "gentleman’s farm" and country retreat, a restaurant and inn, and rental housing. The house was originally owned by Dr. Robert Southgate, who moved to Scarborough from Massachusetts in 1771 and builder of the first ‘turnpike’ in Maine across Scarborough Marsh, today’s US Route 1. In 2014, Avesta Housing purchased the property, and it was added to the National Register of Historic Places in 2018 which allowed Avesta to use tax credits as one of the financing tools. The redevelopment project created 38 units of affordable housing within a half-mile of a grocery store, bank, elementary school, bus stop, and drugstore. 

Avesta Housing: Southgate

96 Federal Street (Portland)

The brick apartment building at 96 Federal Street (1867) housed generations of immigrant families in the 19th and 20th centuries until it fell into disrepair and was condemned and abandoned. In 2015, developer Dan Black worked with Maine Preservation and Greater Portland Landmarks to expand the recently-approved India Street Historic District to include the building. State and Federal Historic Tax Credits enabled the developer to save this building and complete extensive stabilization and rehabilitation necessary to create a 6-unit rental building.

Maine Preservation Honor Award: 96 Federal Street

96 Federal Street before restoration

96 Federal Street before restoration

And after!

And after!

Engine Company No. 9 (17 Arbor St, Portland)

IMD_Engine_Company_Number_Nine_Firehouse.JPG

Engine Company Number Nine Firehouse (1902, also known as the Arbor Street Firehouse) was built shortly after Deering was annexed to Portland. This station housed Engine Number 9 and Ladder Number 4 until 1972, when they moved to a new station on Forest Avenue. It was listed on the National Register of Historic Places in 2010.  The former home of Portland’s Parks Department, it was sold by the City and rehabilitated into new commercial offices, financed in part by Historic Tax Credits, in 2012. 

Grand Trunk Office Building (Portland)

This three-story Neoclassical style brick building, built in 1903, is the only building which survives from the extensive Grand Trunk Railroad complex in Portland. It was vacant and derelict when Gorham Savings Bank and development partners purchased the building. Using Historic Tax Credits, the building’s interior and exterior were restored, and it has become the bank’s busy, new downtown Portland office. 

share the impact of htcs in our district with our representatives!

Ask our members of Congress to support the Historic Tax Credit as a part of future stimulus legislation by copying this template and sending it to our representatives:

Contact Senator Angus King

Contact Senator Susan Collins

Contact Representative Chellie Pingree

As you consider what programs will help to stimulate the economy in the next round of recovery legislation, I urge you to support the Historic Tax Credit program and the provisions of the HTC-GO Act (H.R. 2825/S. 2615). Please support additional proposed enhancements including a temporary increase in the value of the HTC from 20% to 30% as well. The HTC is a proven economic development tool in Maine and across the nation. These changes would increase rehabilitation activities, create jobs, and support communities across Maine. 

In Maine a recent study highlighted that since 2008, the Federal Historic Tax Credit in conjunction with the Maine Historic Tax Credit (HTC), has generated $525 million in construction investment through more than 100 rehabilitation projects, spanning 3.6 million square feet of commercial and residential space, and have created or preserved 1,911 housing units (of which nearly 1,300 were affordable.)

In Greater Portland historic tax credit projects are helping to provide much needed affordable housing, especially for seniors, and facilitating the reuse of existing buildings in our town and city centers. For example, the complex adaptive reuse of the Motherhouse (St. Joseph's Convent, in Portland), financed in part by historic tax credits, created 66 units of affordable housing and 22 market-rate units, all for seniors. The Saint Hyacinth's school in Westbrook, formerly vacant, was rehabilitated to create 37 units of affordable housing. And in Scarborough, the redevelopment of the historic Southgate Farmhouse created 38 units of affordable housing within a half-mile of a grocery store, bank, elementary school, bus stop, and drugstore. Please support this program that works for Maine and puts Maine people to work. 

Support the Munjoy Hill Historic District: Email City Council

The Portland City Council will hold a vote on the proposed Munjoy Hill Historic District on Monday, February 1! We need you to email Mayor Snyder and the City Council before the meeting - there are 3 new Councilors who have not heard your support!

HERE'S HOW YOU CAN HELP:

Copy these email addresses into the TO: line of your email: ksnyder@portlandmaine.govpali@portlandmaine.gov, tchong@portlandmaine.gov, mdion@portlandmaine.gov, afournier@portlandmaine.gov, Azarro@portlandmaine.gov, nmm@portlandmaine.gov, bsr@portlandmaine.gov, sthibodeau@portlandmaine.gov, planningboard@portlandmaine.gov
 

Use the SUBJECT: Please support the Munjoy Hill Historic District!

State your name & place of residence, and copy this message (or add your own personalized message):

Mayor Snyder and City Councilors,
I urge you to support the proposed Munjoy Hill Historic District. The district will protect those properties that reflect the unique history of the hill and its residents for the last 180 years, including immigrants from Eastern and Western Europe, Scandinavia, Africa, and the Caribbean. The district will also support sustainability and affordable housing goals established in the City’s 2017 comprehensive plan.

Hundreds of units of affordable housing, as well as new market rate units, have been built in Portland’s existing historic districts in the last five years. Portland’s historic districts provide access to federal and state Historic Tax Credits, significant funding for challenging housing projects. Reusing and improving our existing building stock will also significantly help meet our goals to cut carbon emissions, reducing the need for the manufacture and transportation of new building materials - as well as reducing the amount of building demolition materials that enter our waste stream. 

Please vote to support the district. Thank you.

SEND before noon on Friday, 1/29!

GET THE FACTS ON THE MUNJOY HILL HISTORIC DISTRICT:

See Landmarks’ comments to City Council for the 2/1 meeting and vote.

Read more about the proposed historic district here.

Learn about how historic districts positively impact affordable housing.