February 19, 2026

  • Open Call for Board of Trustees: We know that many people who live, work, or have a deep connection to Portland are invested in its past and its future. If you have a passion for place and want to partner with us to preserve the unique, historic qualities of the city we encourage you to consider submitting an Interest Form to serve on our Board of Trustees. The Open Call closes on March 13th so learn more here and join our work!

  • Presentation to King Middle School: Last week Alison Frazee, GPL’s Director of Advocacy, had the opportunity to speak with students at King Middle School in Portland about historic preservation. As an exercise, students are designing new buildings for empty lots in Bayside and heard from architects and other professionals to help them with their concepts. We love sharing our work with students of all ages!

White House ballroom plans.
Illustration: National Capital Planning Commission/ Shalom Baranes Associates

  • The People’s House: The National Trust for Historic Preservation is encouraging the public to submit comments on the White House East Wing Modernization Project, including the proposed ballroom:

    The National Capital Planning Commission (NCPC) has opened public comments on the proposed 90,000-square-foot ballroom addition to the White House. Before nationally significant places are permanently altered, the public deserves an opportunity to help shape the decision. The White House is a National Historic Landmark and National Park, owned by the American people and home to our presidents since 1800.

    This review is also required under federal law. Major construction projects in Washington, D.C. must undergo review by the NCPC and the Commission of Fine Arts, comply with the National Environmental Policy Act, and receive congressional approval.

    While expanded event space may be needed, additions must respect the historic scale and design of the White House. At 90,000 square feet, the proposed ballroom would exceed the size of the 55,000-square-foot Executive Residence. Additions to historic properties should be compatible in scale and subordinate to the original structure. Commissioners need to hear directly from the public. As Carol Quillen has said, the American people deserve “an opportunity to provide comment and shape the project.”

    Written comments are due March 4 (Noon ET). The public may also register to speak at the virtual March 5 NCPC meeting. Greater Portland Landmarks submitted this comment letter to the U.S. Commission of Fine Arts and will also be submitting comments to the National Capitol Planning Commission.

    Greater Portland Landmarks submitted this comment letter to the U.S. Commission of Fine Arts and will also be submitting comments to the National Capitol Planning Commission.

February 5, 2026

  • Gulf of Maine Research Institute: Kate and Alison recently sat down with two of Maine’s leading experts on marine research, sea-level rise, and climate preparedness to discuss anticipated impacts to Portland’s waterfront historic resources. Glenn Prickett, President and CEO of GMRI, and Dave Reidmiller, Chief Impact Officer, shared some of GMRI’s current initiatives and goals and we discussed areas where our missions and strategic plans intersect. We look forward to further collaborations as we assess risks, evaluate solutions, and explore tools and resources to protect the historic character and heritage of the working waterfront that tells important stories about Portland, the state of Maine, and the entire region.

  • National Preservation Messaging: Be heard! GPL is partnering with preservation nonprofits around the country to crowdsource a new slogan/tagline that resonates broadly during this critical moment in our nation’s history. Add your ideas, comment on other ideas, and “heart” your favorites! The poll closes on February 15th so check it out now!

  • Portland Historic Resources Design Manual Update: After a series of updates presented to the public, Portland’s Historic Preservation Program released a final draft of its updated Design Manual for public comment. GPL submitted several recommendations throughout the process and a letter that congratulates the HP staff and Board on a monumental effort. We have also offered to assist HP staff with any additional resources that might be useful for owners of designated properties. https://portland.civilspace.io/en/projects/historic-resources-design-manual-update

  • Name That Park! The City of Portland is looking for ideas for a new name for Harbor Common Park ahead of its exciting renovation. Do you know of someone that should be honored in this way? It there history that you think should be uplifted at this site? Submit your idea today! (PLEASE check this link- it doesn’t work for me anymore since I submitted) Names must reflect:

    • Historic events, geographic and/or natural features, and persons of unique significance to the City of Portland.

    • The City’s cultural heritage or history beyond historical founders and pioneers of the City of Portland and Maine, including communities that history has traditionally excluded or minimally included in the naming conversation and process.

    • Significant contributions from individuals or organizations that are beneficial to the advancement of substantial projects in the city.

January 22, 2026

 

Images: Collections of Maine Historical Society/MaineToday Media, left #12575, right #104859; Maine Historical Society, center #12087

  • Portland By Land, Portland By Sea: How Transportation Shapes a City: GPL is excited to launch a new exhibit at the Portland Public Library on Congress Street! Discover how Portland’s identity has been carved by how we move around, and how today’s decisions about transportation continue to impact our ability to preserve and celebrate Portland’s unique history. Walk, ride, or float over to take a look! More info here.

  • National Preservation Slogan: We need your ideas! GPL is collaborating with leading national preservation organizations to select a slogan for use across the country to promote history, historic preservation, and the importance of place. Add your idea or leave a like or comment for another idea by February 15th. The group will select a slogan to unify our voice and message in this important moment in American history. Let us know what resonates with you and be entered to win a preservation-related prize!

  • Portland Design Manual - feedback requested: Staff at the City’s Historic Preservation Office have revised the Historic Resources Design Manual, the first comprehensive update since 1992. This monumental effort, guided by feedback from the public and the Historic Preservation Board, is now ready for review. This manual provides guidance for property owners of designated landmarks and buildings in local historic districts. We have been actively engaged in this project through its initial drafts and are providing input to the final draft to help ensure it is a successful, easy to use document that supports important preservation goals and an accessible review process. We also encourage you to review the draft and provide feedback or ask questions. Comments accepted through January 31, 2026.

  • LD435- Historic Rehabilitation Tax Credit: Legislation to expand the state’s historic rehabilitation tax credit, a critical tool for investing in historic properties, is back at the state house. LD435 “An Act to Expand the Historic Property Rehabilitation Tax Credit” would accomplish several goals including: increasing the expense limit from $250,000 to $1M which is a more appropriate number for most projects, increasing the base credit from 25% to 30% to improve the benefit, eliminating the sunset clause for the entire program, and introducing a homeowners program for qualifying properties. Maine has some of the oldest housing stock in the country and although the commercial program is very successful, we are of the minority of states that does not have a homeowner historic tax credit program. We have encouraged supporters in the Portland area to submit comment letters and are partnering with Maine Preservation to advocate for the bill with legislators. If you would like to add your voice in support, send Alison your comments in a document or email to be added to the packet.

January 8, 2026

  • Portland Design Manual - feedback requested: Staff at the City’s Historic Preservation Office have revised the Historic Resources Design Manual, the first comprehensive update since 1992. This monumental effort, guided by feedback from the public and the Historic Preservation Board, is now ready for review. This manual provides guidance for property owners of designated landmarks and buildings in local historic districts. We have been actively engaged in this project through its initial drafts and are providing input to help ensure it is a successful, easy to use document that supports important preservation goals and an accessible review process. We also encourage you to review the draft and provide feedback or ask questions. Comments accepted through January 31, 2026.

  • Preservation and Public Health: Kate and Alison attended a panel discussion this week called The Importance of Maine’s Downtowns hosted by the Maine Public Health Association and moderated by the Maine Downtown Center. Two of the four panelists represented Portland: CJ Opperthauser from Friends of Congress Square Park and Teresa Valliere from Friends of Woodfords Corner. The discussion centered around the vital public health benefits of community, gathering spaces, and civic design that fosters connection. Whether utilizing a private hall like the VFW, where the event was held, a public park, or even a parking lot, all the panelists promoted the importance of place in healthy communities. As preservationists, we understand the power of place, and it was enlightening to hear the links to public health, vitality, and economic success described by the panelists.

  • Vernacular places, vulnerable history: The fire is out on Custom House Wharf in Portland, but the loss still burns. GPL offices are just two blocks from the wharf so Kate and Alison recently walked over to see the damage. Despite the complete and devastating destruction of several buildings, the wharf retains a strong sense of place and we are hoping full recovery and rebuilding efforts will be possible. Walking along the raised wooden sidewalk, with fishing boats tied up alongside, stacked pallets and traps teetering in the breeze, and the scent of fish weaving through the nooks and crannies of time-worn, clapboarded buildings, you feel the importance of the working waterfront to Portland’s heritage and character. This place, in many ways, is the heart of Portland and yet it is also the most vulnerable. You can read more about the history and challenges of our changing waterfront on our blog.

Not only are these buildings the first to succumb to rising seas, and particularly at risk for fire, they are also excluded from the abutting Portland Waterfront Historic District. As vernacular, utilitarian structures, that have often changed over time, buildings like these do not always fit standards for architectural significance and integrity to a period of significance. And yet, their authentic character and integrity to their purpose and the history of a working waterfront are without question. They have been the home of the fishing related activities and equipment that make this working waterfront a thriving and authentic Maine place for centuries.

To the heritage and hearts of locals, this place is Portland. The wharf deserves protection but we need a new kind of tool, one that allows for, and even celebrates, change over time. Additions, alterations, and adaptations deeply connected to the character of a place can make it more significant, not less, because they show the evolution of technology, style, and use. They illustrate the strength of waterfront workers to persevere through stormy seas, battering blizzards, and fierce fires. If these old, wooden structures can survive through anything, so can we all. The wharf is a reminder of our own strength through peril, and our proven ability to adapt. GPL is dedicated to leading conversations, locally and at the national level, for modern preservation tools to protect and promote the places that tell the stories of everyone.

If you would like to support those impacted by the fire, the Maine Coast Fisherman’s Association is accepting donations. A Portland Wharf Recovery Benefit Concert will be held on January 17th at Aura: tickets available here. We wish our neighbors a quick recovery and return to their trades on the waterfront.

  • State Street Church: On a blustery day in December GPL was warmly invited for a tour or the historic State Street Church in Portland to see the unique spaces and hear about the upcoming restoration efforts. The Church has qualified for a $420,000 grant from the National Fund for Sacred Places to repair and restore the 1893 John Calvin Stevens façade and towers, with the goal of completing additional work if funds become available. Not only are the buildings used for religious services as the United Church of Christ, they also have office spaces for nonprofits, a clothing ministry, and a winter family shelter. As a critical hub for the neighborhood, we thank the Church for their commitment to community and to the stewardship of their historic buildings. GPL is helping to connect the Church with resources and preservation professionals to facilitate their restoration efforts.

  • A Visit to St. Paul’s Church: GPL staff had the opportunity this week to visit St. Paul’s Church on Congress Street in Portland and tour the historic spaces undergoing renovation. The rectory adjacent to the church, both constructed in the late 1860s, is one of Portland’s best examples of Gothic Revival style architecture and is listed on the National Register of Historic Places. Once work is completed, the Rectory will serve as both communal space for congregants as well as living space for the Rector.

Additionally, just before the holidays on December 23rd, Homeland Security Secretary Kristi Noem issued an emergency declaration to demolish 17 buildings on the historic St. Elizabeth campus in D.C., part of a National Historic Landmark. Once again, the administration is moving forward with demolition plans disregarding the legally required review process.

These actions, taken together with Executive Orders from Trump that push for a national architectural language, suggest that historic places, and the people and stories they represent, are only worth saving if they’re within the administration’s narrow view of what is historically significant and valuable. This precedent, once solidified in D.C., could impact the ability of local municipalities nationwide to protect places under existing ordinances.

  • National Preservation Messaging: In response to actions taken by the Trump administration to undermine preservation regulations and standards, and in recognition of upcoming anniversaries of nationally significant events (such as the 250th anniversary of the signing of the Declaration of Independence) GPL is working with preservation leadership across the country to develop a new slogan to promote the importance of history, preservation, and place. It’s imperative that all those who care about protecting and educating about our shared, authentic history nationwide speak in a unified voice. The patriotic bicentennial celebrations in the 1970s led to a number of new regulations and resources for historic preservation. We hope to leverage this pivotal moment in the American story to commit to embracing the fullness of our past, both in celebration of our vast achievements and in remembrance of the many atrocities that have taken place by Americans, to continue our long endeavor of forming a more perfect union for all. Stay tuned for an opportunity to add your slogan ideas and feedback to this national effort.

December 11, 2025

1. Collaboration and Camaraderie: GPL was delighted to attend the Maine Association of Nonprofits’ recent “Together for Good” conference.  Fellow nonprofit staff members from across the state gathered to share stories, learn from others’ experiences, and find ways to collaborate. We love partnering with advocates who share our goals, so we look forward to future joint events, programs, and efforts with other Maine nonprofits!

2. National Messaging: Exciting anniversaries are coming up for the preservation community and for the country, including the 205th anniversary of the signing of the Declaration of Independence, the 60th anniversary of the National Historic Preservation Act, and the 50th anniversaries of the Historic Preservation Fund and the Historic Tax Credit. These occasions call for celebration, but within this moment we also must elevate the series of concerning efforts by the current administration to undermine our progress, including harmful Executive Orders, staff and funding cuts to preservation programs, policy changes that weaken preservation processes, and threats to historic resources. GPL Director of Advocacy Alison Frazee connected with preservation partners at national organizations and called for a conversation about a messaging campaign. There are thousands of preservation professionals across the country, and millions of Americans who value history and historic preservation. A nationwide messaging campaign could unify these voices and make our priorities clear as we celebrate the birth of our nation. The first meeting of this group was held virtually this week with representation from a number of national organizations and preservation leadership. We are excited to help lead this effort toward national messaging moving forward and will remain engaged.

3. Eggs and Issues, Our Changing Climate: Kate and Alison attended a panel discussion on December 11 hosted by the Portland Community Chamber of Commerce focused on sea level rise and how scientists and nonprofits, such as the experts at the Gulf of Maine Research Institute, can partner with local businesses and City leadership to find and finance solutions. Historic preservation professionals across the country have been uplifting the urgency of sea level rise for years since most of the historic cities and resources in the US are on waterways- the prominent form of transportation in the country’s foundational years. After the panel discussion, we were able to chat with Portland’s District 1 Councilor Sarah Michniewicz about these challenges, and she introduced us to the two panelists, Glenn Pickett (President and CEO of GMRI) and Dr. David Reidmiller (Chief Impact Officer of GMRI), both of whom agreed a follow-up conversation with GPL would be fruitful. We look forward to further discussions about protecting Portland’s historic resources from the impacts of climate change.

4. Old Port Sq.: East Brown Cow presented their Old Port Sq. tower proposal for 45 Union Street at the December 9th Planning Board hearing, and received approval. GPL has been in dialogue with the project team, and we provided input to the Planning Board in a letter and in public comments. Recognizing certain factors of the project are as of right, we focused our input on the design, materials, and relationship with the adjacent Old Port historic district, and made several recommendations to the applicant and the Planning Board, including urging that a protection plan be in place for adjacent historic buildings during construction, and that a condition of approval be that any substantial future changes to material or design come before the Planning Board for review and approval as an amendment. We are heartened by the applicant’s commitment to protecting neighboring structures, and the Planning Board’s inclusion of our recommended condition of approval. A summary of our position is below, and our full letter is linked here.

For over 60 years GPL has worked to protect Portland’s heritage, strengthen its identity, and foster a vibrant, livable community. Portland has seen many eras of growth and change, from its initial settlement to rebirth after the fire of 1866 to its first skyscrapers on Congress Street to now, with new height limits established in ReCode encouraging downtown growth and potentially the tallest buildings in Maine.

The proposed Old Port Sq. Tower will have a tremendous impact on Portland’s skyline and is likely to be the first of additional tall buildings where this height is now allowed. So it is crucial that we set a strong precedent for high-quality design, materials, and execution. Just outside the Old Port historic district, the tower will be experienced prominently from within its historic streetscapes and its visual relationship must be carefully assessed. Across the globe there are many successful examples of contemporary design next to historic character, and if done well, this kind of juxtaposition can add vibrancy and visual interest to a city.

GPL has had the opportunity to discuss this project several times with Jacob Soley and the East Brown Cow team and we appreciate their accessibility and collegial conversations. They have approached this project thoughtfully and proposed a design that is bold and of its time yet contextual in materials and expression with the historic buildings it will be in conversation with, will add housing, hotel, and retail uses, and will create lively pedestrian connections at the street level. As our letter outlined in more detail, we raised some outstanding concerns for the Board’s consideration: 

  • While we find the mass timber roof design to be an interesting cap to the building, it is somewhat unprecedented in this climate at the proposed height. We recommend further testing of the material under these specific conditions.

  • The success of this project depends on the quality of the design and materials. We urge the Planning Board to review any changes to the approved design or materials moving forward, whether due to value engineering or another reason, as a condition of approval.

  • We recommend the crosswalk on Exchange Street be a minimal, contextual intervention ensuring safety while using materials similar to other recent Old Port accessible crosswalks.

  • Given the height and angle it will be viewed by the public, we urge reconsideration of the taller mechanical screening on the roof to ensure that it is proportional with the building’s architectural expression.

After discussion and public comments, the four members of the Planning Board present voted unanimously to approve the project, noting that the proposal is as-of-right and meets the required standards. We appreciate the Board’s inclusion of our recommended condition of approval to ensure that the quality of design and materials presented to the city for this approval will be upheld through design and construction. And we appreciate and encourage the open dialogue with East Brown Cow through this process.

 

November 25, 2025

 

Local Advocacy -

1- Portland Museum of Art:
After hastily razing the historic building at 142 Free Street in September, the Portland Museum of Art has announced acquisition of a substantial amount of property adjacent to it, allowing an expanded campus. As always, GPL fully supports a thriving cultural and arts community in downtown Portland, and the museum’s desire to create more gallery and community space. In conversations with PMA leadership, GPL has suggested a number of alternatives to demolition of the historic building that would still allow for the museum’s programmatic needs, including purchase of the abutting parking lots, and were told that there were no other viable alternatives. The museum successfully petitioned City Council to change the status of the building to noncontributing, while promising not to demolish it until receiving approval for the planned new wing that would replace it.

We urged PMA to keep that promise in the event that circumstances changed allowing for the incorporation of the building into their plans. However, nothing in the law required them to do so, and the building was demolished mere months before circumstances have dramatically changed what is possible on the site. An exciting, creative, and more sustainable integration of new and old could have been achieved here. Because circumstances change in project timelines, we advocate that our ordinance would be improved by requiring approval for what would replace a building in a historic district before it is demolished, especially one of prominence in a historic streetscape. And we urge the PMA, now that news of this acquisition is public, to engage the community in open and honest conversations about their future plans for their campus expansion.

2- Design Manual:
Portland’s Historic Preservation Board reviewed another round of updates to the draft Historic Resources Design Manual for historic properties on October 19th. This new guide will aid property owners applying for changes to their sites. GPL staff has provided feedback during this process and will continue to review updates. The full draft document will be made available for public comment in the coming weeks. This guide will be an illustrative resource for all and we applaud the staff and Board for dedicating a significant amount of time to its creation.

3 - Old Port Sq.:
The proposed tower by East Brown Cow at 45 Union Street, which would be the tallest building in all of Maine, is expected to go to the Portland Planning Board for a final hearing on December 9th. Read more about our current position and see additional images and information about the proposal here.

4- Historic Preservation Board:
GPL would like to thank two members of the City’s Historic Preservation Board who are coming off the Board this month- Robert O’Brien who has been serving on the Board since February of 2017 and Brian Sosebee who served since January of 2023. Their time and expertise have been much appreciated! We hope to continue to collaborate with both in other capacities.

 

State and Regional Advocacy -

1- LD 435-An Act to Expand the Historic Property Rehabilitation Tax Credit: We join an effort sponsored by our colleagues at Maine Preservation and MEREDA, and a coalition of statewide advocates and investors for affordable housing, smart growth, and community development to push for legislation that expands the Historic Rehabilitation Tax Credit (HRTC) program by: making the program permanent by eliminating the sunset provision; improving the credit so that it works for smaller commercial buildings across Maine; and creating a homeowner tax credit. These changes would help preserve historic places for vibrant uses and boost local economies. Click here for more information from Maine Preservation and please reach out to learn more about this important legislation and how to help.

2- Northeast Preservation Advocates: GPL Director of Advocacy Alison Frazee joined a meeting in Portsmouth, NH for a new regional group of preservation advocates. Attendees shared updates about their organizations and advice for programs and advocacy efforts. We look forward to building stronger relationships with our colleagues across New England!

 
 

National Advocacy -

1- Call to Action: On November 14th a coalition of preservation advocates in Washington, D.C. filed suit against President Trump, the General Services Administration, and the National Park Service to prevent damage to the Eisenhower Executive Office Building (EEOB) in response to President Trump’s plans to paint the historic granite building white. Evidence was presented to the court that painting the building’s polished granite and porous slate surfaces will trap moisture and deteriorate the building, among other irreversible damages. In response, the Administration agreed to pause until the end of the year. The EEOB is subject to legal protections that apply to the Nation’s historic properties. An injunction does not guarantee that the President refrains from altering the building.

Here is how you can help:
a. Sign this petition opposing changes to the building without completing the required reviews.

b. If you or someone you know is an expert in architectural history, landscape architecture, or masonry, sign up (or share the link) to provide historical expertise.

c. Contact your Congressional representatives to explain that painting a historically unpainted building is harmful, the integrity of historic buildings and districts matters to how we and future generations experience historic places, and how, given the prominence and significance of this building, this decision has ripple effects for historic places across the Nation.

d. Read the lawsuit and find more information here.

2- Protecting a Powerful Preservation Tool: The Senate’s hearing at the Committee on Energy and Natural Resources on October 29th elevated the concern in the preservation community that a critical tool called “Section 106” (which requires federal agencies to consider effects on historic properties) might be restricted or even eliminated. The National Trust for Historic Preservation hosted a webinar to explain possible outcomings from the hearing and next steps. GPL Director of Advocacy Alison Frazee attended this webinar to remain apprised of ongoing actions. It is anticipated that a large reform bill will be moving through Congress that will propose changes to several areas of permitting, including Section 106 and the National Historic Preservation Act. We will continue to closely monitor these activities, collaborate with partners in Washington D.C., and communicate when there are opportunities to provide input.

 

November 13, 2025

 

Deconstruction & Salvage:
Reusing the past to build tomorrow

By: Gabriel Despradel, GPL Intern Fall 2025

INTRODUCTION:
Over 16,500 Structures are demolished every day in the US. That's over 34 structures per hour, or about one house every two minutes, producing a whopping average of 3,560 tons (7,120,000 pounds) of waste. This is equivalent to nearly 100 fully loaded 18 wheelers driving straight into a landfill, every minute.

Graphic 1: Every Minute, over 100 fully loaded 18 wheelers worth of C&D (Construction & Demolition) waste is produced

WHAT IS DECONSTRUCTION AND SALVAGE?
Deconstruction, as defined by the deconstruction nonprofit Second Chance, is the practice of "Carefully removing architectural and structural elements before a building is demolished.” Salvage is the process of saving and reusing those materials, which can be done in several ways. Salvaged materials can be sold for reuse for their original purpose - think steel beams from one building reused in another building. Or, materials can be used for secondary purposes, like upcycling beadboard siding into decorative items or making furniture from reclaimed barn wood. Basically, deconstruction and salvage is the act of intentionally taking a building apart to reuse its pieces: recycling at its largest scale.

A BRIEF HISTORY
Currently in the US, when a building is removed, mechanical demolition is the go-to methodology. However, it wasn't always this way. As Allison Iris Arlotta explains in the article Demolition in New York City ca.1900: Taking Down What Goes Up, The United States at the turn of the 20th century had a booming deconstruction industry, partially fueled by rapid development of the urban environment as well as the cultural influence of temporary large events such as the World's Fair. Arlotta writes, "At the turn of the 20th century, the second-hand building trade was almost synonymous with wrecking because the expectation that material would be resold was so common".

After WWII, there was a monumental shift in consumer culture. With the major developments of the automobile leading to the rise in suburbs, the passing of the Federal Highway Act and the creation of a network of highways, and the initiation of the Federal Housing Act and the need for quick and cheap development of single-family units across America to house soldiers eager to take advantage of GI Bill home loans, demolition cleared the way for progress. Developers preferred to bulldoze buildings and haul away the debris as quickly and cheaply as possible. In European cities ravaged by war, the bulldozer symbolized rebirth and the future of architectural style. That mentality made headway in the US as well, along with a desire to abandon the wartime necessity of saving and scraping materials to support the cause. Even decades later, despite efforts to promote the reuse of bags and bottles, disposability is still a popular product feature. The concepts of reuse are just beginning to be reapplied to buildings in a meaningful way.

Graphic 2: Deconstruction to Demolition timeline

DECONSTRUCTION OF THE BENEFITS
The process of deconstruction and salvage has economic and sustainability benefits, at the local, state, and federal levels. Let's break this down by looking into a hypothetical example.

Event: Portland, Maine adopts San Antonio's Deconstruction Mandate and requires that every house built before 1945 must be deconstructed. In conjunction with this mandate, the city has purchased an unused warehouse to store all salvaged materials for private/public deconstruction services.

Local Effect: This new ordinance now encourages new business development within the construction sector. This new development provides local, specialized jobs that not only provide a livable wage for their workers but also entice young Mainers interested in the construction trades to stay in Maine. Secondary effects of this change include:

  • Easier access to historic materials: This eases the burden often seen in historical restoration and creates a new marketplace, driving economic growth.

  • Reduced project cost: Case studies have shown that deconstruction net cost is significantly less than mechanical demolition in many residential and commercial projects due to avoided disposal costs and tax benefits of donating materials to reuse nonprofits. (EPA, 2025) and (Zahir & Syal, 2015)

  • Increased property value: This new process encourages more development or redevelopment in the region using quality materials. Market observations suggest that using recycled materials actually raises the project’s value. These new developments raise property values of surrounding areas, providing more property taxes for the municipality.

  • Reduced environmental impact: No matter how energy efficient a new building is, the impact of demolition and disposal of all the components of an existing building, plus the manufacture, shipping and installation of new materials, outweighs any potential energy savings. Deconstruction and salvage reduces the amount of materials that are disposed and not reused.

State Effect: Due to the increase in quality, high paying trades jobs, the state now has an increase in income tax. In addition to this, the resale of these recycled materials provides additional sales tax. These increases add to the state's revenue. Secondary effects of this change include:

  • Less Stress on state-owned landfills: Currently, construction & demolition waste account for more than 50% of all waste located in state owned landfills. This mandate would significantly decrease the amount of raw construction and demolition material being thrown into these landfills. The use of new materials also creates a large amount of waste from packaging materials and shipping; reusing local, existing materials would result in less waste and pollution.

  • Reduced state CO2 emissions: This reduction of construction and demolition waste from landfills significantly reduces the amount of CO2 produced during decomposition. This practice aligns with the state's Maine Won't Wait 2050 climate action plan by reducing greenhouse emissions and waste while creating new jobs.

  • Reduced in-state lumber & resource consumption: With an overall increase in stock of valuable structural materials, such as hardwood or stone, salvaged from older and existing buildings, there is a decrease in demand for in-state consumption of resources, helping preserve the natural environment. Also, many older buildings have old-growth wood which is stronger than today’s wood, and particularly viable for reuse projects.

Federal Effect: Similar to the state's benefits, due to the increase in higher paying jobs there is an increase in income tax. In addition to this, the country's overall consumption of virgin materials will have decreased, working towards the US's goal of Climate Neutrality by 2050. While this effect would be marginal, the overall contributions are not negligible, especially in the establishment of regional reuse infrastructures that make local policies more successful.

Considering the value of deconstruction and salvage from a humanist lens, it can be seen that its benefits go beyond economical value, but also preserve the humanity in many of these salvaged. In some former moment, a craftsman dedicated their skills to hand carving wood or stone into mantels and trim, applying generations of knowledge and melding tradition with styles and preferences of their time. Each piece contains stories and connects us to those who used these spaces and touched these materials before us.

Additionally, preserving historic fixtures and materials gives the community an opportunity to continue maintaining its historic culture by repurposing these materials for new projects. One such example is the MacDonald-Cartier Airport located in Ottawa, Canada, where a new extension was created using recycled wood from a historic World War II aircraft hanger previously on site.

CONCLUSION
Deconstruction and salvage recycles building materials and fixtures for future projects. This method was standard practice in the US up until the mid-20th century. With the need for fast and cheap housing, rapid urban renewal, as well as advancements in demolition technology, the practice of deconstruction quickly faded. With its popularity slowly coming back into the mainstream in the early 2000s, due to both its economic & sustainability benefits. Many large municipalities such as Portland, Oregon & San Antonio, Texas have enacted mandates for structures that meet specific age requirements, to be deconstructed instead of demolished. Practical benefits seen from this renewed practice include boosting job opportunities in the construction sector, stimulating local and state economies, increased accessibility to historic and quality materials, decreased net construction costs, and most importantly, decreasing CO2 emissions in the production and end of life stages of building material manufacturing. Like the practice itself, deconstruction and salvage has the opportunity to get a second life in the American construction industry.

EDUCATION RESOURCES
Circular Construction Lab | Catherine Commons Deconstruction Project | AAP Labs
How it Works ⋆ Second Chance

October 30, 2025

 

This edition of The Column is dedicated to current federal-level concerns. Though the ongoing Reduction in Force (RIFs) layoffs and funding cancellations have not yet directly impacted our work at GPL, the ripple effects will be far reaching and, if these actions continue to progress, could undermine the work of historic preservation offices and nonprofits nationwide. This administration has demonstrated a lack of respect for the preservation regulations and processes that protect historic places, has withheld funding for staff and grants that support preservation efforts, and has signaled that a narrow, whitewashed version of history is the only perspective that will be supported by the federal government. We find these actions unacceptable and will continue to advance our mission of protecting historic places and telling the full history of our country.

 

  •  Historic Preservation Fund: GPL joined national, state, and local historic preservation-minded organizations across the country by signing on to a letter in support of bipartisan provisions seeking reauthorization of the Historic Preservation Fund. Addressed to the Chairman and Ranking Member of the House Committee on Natural Resources, the letter says that the fund, “represents nearly half a century of federal, state, Tribal, and private sector collaboration,” and that almost every community in the US has benefitted from investments such as historic tax credits and the Save America’s Treasures program. The letter requests an increase in funding to continue to protect the places that tell American stories. Earlier this year, when the Trump administration withheld appropriated HPF dollars, Maine almost lost three of its five staff members at the Maine Historic Preservation Commission which would have severely hindered projects, approvals, and funding for preservation work. We must ensure dedicated support for the fund during this era of widespread cuts.

  • East Wing of the White House: President Trump committed to constructing a ballroom addition to the White House and work has now begun. In July Trump said that the addition, “won’t interfere with the current building. It’ll be near it but not touching it and pays total respect to the existing building, which I’m the biggest fan of.” Last week, bulldozers began demolishing the building, known as the East Wing, without the required process for review and approvals. The entire wing, including historic trees, were razed.

Historic East Wing of the White House Demolished
Photo Credit : Katie Harbath, https://www.youtube.com/watch?v=Gh_rsxegUA0

  • Federal Staffing and Regulations: With the ongoing government shutdown causing staffing issues, National Parks across the country are facing rising challenges to keep parks open and accessible while safe, clean, and protected. Without enough staff to monitor, visitors are starting fires when prohibited, climbing on dangerous rock outcroppings, walking through delicate habitats, leaving trash behind that attracts wildlife, and other activities that could lead to injury or cause serious damage to our parks. And yet, on top of previous staffing cuts made by DOGE, the Trump administration has indicated that more staffing cuts are coming. Across 89 units of the Interior Department, over 2,000 workers are expected to be fired, including 272 at the National Park Service who serve the Southeast, Northeast, and Pacific West regions. A statement from the Sierra Club suggests that these cuts are intentional “sabotage” of federal agencies that safeguard natural resources from corporate polluters and exploitation.

    Much of the work of historic preservation falls within the Interior Department’s purview, including the Tribal Historic Preservation Program and the Bureau of Indian Affairs Environmental and Cultural Resources, Bureau of Land Management Cultural Heritage, National Park Service Technical Preservation Services and Archaeology Program, the Interior Museum and Library Programs, and many more. At this time, it is unclear how current or future staffing cuts will impact these offices and their work, though many professionals have expressed alarm. It is generally understood that with federal offices understaffed, responsibilities fall to state offices that are often already under-funded.

    There is also concern about the regulatory processes that protect historic resources. On Wednesday, October 29th, a hearing (recording and testimony available) was held by the Senate Committee on Energy and Natural Resources to examine the Section 106 Consultation Process under the National Historic Preservation Act. “Section 106” refers to Section 106 of the National Historic Preservation Act that requires federal agencies to consider the effects on historic properties of projects that they carry out, assist, fund, permit, license,  or approve through a review process. This gives interested parties, preservation professionals, and the public the opportunity to weigh in before final decisions are made and can help protect sites of historical or cultural significance. In Maine, which has some of the oldest building stock in the country and many important archaeological sites, the Section 106 process often results in identifying and protecting resources that would not otherwise be identified due to limited staff and funding for comprehensive surveys. GPL and Maine Preservation staff met virtually with Senator King’s office in preparation for the hearing since King serves on this committee. We shared stats and context of how Section 106 works in Maine. Unfortunately, King was not able to attend the hearing.

During the hearing, Several Senate Republicans characterized the 106 process as “blocking our future” and unnecessary red tape that prohibits necessary energy infrastructure. Thankfully, there were several voices of support for the purpose and outcomes of Section 106 including Ranking Member Senator Heinrich, Senator Cortez Masto (who confirmed that none of the three panelists believed 106 should be eliminated), Dr. Chris Merritt – the State Historic Preservation Officer of Utah, and Mr. Steven Concho – The Tribal Historic Preservation Officer at Pueblo of Acoma Historic Preservation Office. It was made clear by all that the process would benefit from streamlining, proactive coordination and preparation, and financial investments in staff and state programs. We are hopeful that this hearing opens the door for productive conversations about how to improve the process rather than eliminating or underfunding its offices.

October 15, 2025

  • 142 Free Street: - On Wednesday, the Portland Museum of Art presented their proposal for 7 Congress Extension at the Historic Preservation Board workshop. The proposal is for a temporary, private outdoor space replacing the historic building that was vacated and recently demolished by PMA, who claims the park is necessary to activate the site that has been “closed to the public for many years.” The permanent addition has not yet been filed with the City for review and the museum was unable to provide a timeline for how long this temporary structure would be on site. Because it is understood that it will stand for more than nine months the Board reviewed the application as a permanent addition instead of a temporary structure. The presentation showed an outdoor space with synthetic turf, surrounded by a fence, and covered by artistic flags attached to cables that could be “rotated every year.” The space will be programmed by the museum and, despite the words “Open to All” on the gate, will be fully enclosed with public access monitored by security guards and cameras. The museum said that once the structure does come down, the materials will be donated to the community. The Board seemed amenable to the concept of an enclosed park but asked for more details about materials and execution for further review. One member of the public commented that the proposal, while interesting in concept, resembles a refugee camp with camouflage netting and that its gimmicky design references to the Payson Building will be incoherent to users experiencing the space.

  • Downeaster Station Relocation: GPL Executive Director Kate Lemos McHale provided comment at City Council’s Sustainability and Transportation Committee meeting on October 8th. She spoke in support of the City’s recommendation to continue studying the opportunity to relocate the Amtrak Downeaster train station from Thompson’s Point to Union Street Plaza near the Maine Central Railroad Building, where the historic Union Station stood before it was demolished in 1961 for a strip mall. The Northern New England Passenger Rail Authority (NNEPRA) prefers another location between Northern Light Mercy Hospital and St. John Street in an industrial zone that lacks walkability and connection to major destinations in Portland. GPL joins the City of Portland, Greater Portland Council of Governments, the Urbanist Coalition of Portland, and many others in support for the original train station location. Kate’s statement read in part, “Moving Portland’s Amtrak Downeaster Station close to the original site of Union Station would re-knit train travel into its historical location, and the neighborhood that had developed around it. We have the chance to heal a scar with exciting opportunities for Portland’s future. Adding a modern train station near historic buildings associated with previous railroad use is a great way to revitalize them as part of an active hub with a mix of uses.” Find our full statement here. Council voted to continue dialogue with stakeholders through mediated conversations to find a solution.

October 2, 2025

  • Old Port Square: Portland’s Planning Board held a public workshop for East Brown Cow’s Old Port Sq. proposal on September 23rd. GPL staff attended and Director of Advocacy, Alison Frazee, provided public comment. After meeting with the East Brown Cow team on several occasions and reviewing the project with our internal working group, GPL seeks to provide input to the Planning Board’s consideration of this proposed tower. The project is as of right following zoning changes approved via ReCode and provides a tangible example of what those new heights allow, directly adjacent to the Old Port historic district. We urged the Planning Board to consider the visual impacts of this juxtaposition, while also noting several strong aspects of the proposal including the design and materials of the tower, the porosity of the site into the historic district, the opportunity for public access at the top of the tower, and the fact that it does not involve demolition of a historic building. As the project progresses and more studies are submitted, GPL will be paying attention to the wind and shadow impacts, the construction plan, and other potential impacts to historic resources, and providing further comment. While we feel that a well-designed tower brings a variety of benefits for the city, we know that many residents are struggling with the idea of a change in Portland’s scale. Our city has evolved over time- from a native homeland to a colonial settlement, ravaged by fire and rebuilt more than once, altered by new technology and influenced by trends, leaned into for wartime preparations, left behind by economic shifts, and revitalized through preservation efforts and new investment. Portland has adapted with each chapter. We believe that we can write new chapters without losing the narrative, the characters, and the charm that make Portland’s story so special.

  • Hay & Peabody’s Clock: In 1925 the Hay and Peabody Funeral Home purchased the Mellen E. Bolster House and opened their first funeral home on Portland’s peninsula. To commemorate the occasion and twenty-five years of business for the company, they erected this four-dial street clock. The clock is one of eighty street clocks produced by Seth Thomas Clock Company, however only a few were made that have a combination mechanical clockwork and electric motor like this one. When the funeral home closed in 2005 the property sat vacant for over a decade and the clock fell into disrepair, joining our Places in Peril list in 2017. Thankfully, both the building and the clock have now been beautifully restored!

    GPL is joining with The Francis hotel and the Maine Historical Society to celebrate 100 years of this stunning timepiece. On October 22 at 5:00 pm at the Five of Clubs lounge a toast and remarks will begin the celebration followed with an invitation to view the “100 Years, 100 Works” project.

  • Portland Society for Architecture: GPL’s Executive Director and Advocacy Director had a great meeting with leadership at PSA to discuss alignment in our missions, shared goals, and possibilities for joint programing. PSA was founded in 2006 and actively encourages innovation and vision in the built environment of greater Portland through education, engagement, and sharing of expertise with community members, design professionals, and civic leaders. We look forward to working more closely with PSA over the coming months.

Filming with East Brown Cow’s Jacob Soley

September 18, 2025

  • 142 Free Street: Last week, the Portland Museum of Art completed the demolition of the historic building. (For background on this issue and GPL’s efforts, please see our website). After the site is cleared of debris, it will remain empty until next spring when PMA has announced it will open a private pocket park for museum events. PMA had promised the city and the community that it would not move forward with demolition before the expansion project, which includes a major new wing and changes to the landmark-classified Payson Wing, is approved. At this time, PMA has not offered a timeline for their new building, which remains underfunded, including when the proposed project will be submitted to the City for major site plan review and Historic Preservation Board approval within the Congress Street Historic District. Because the ordinance allows demolition of buildings in historic districts before designs are approved for what will replace them, we have no way to reverse what has happened should PMA change their plans due to funding or other considerations. GPL will continue to pursue avenues to change the policy and process that led to this historic loss.

Photo Credit: David Gaines, 2023

  • Music Hall: The Planning Board did not reconsider a vote to table the application as requested by the applicant of the proposed Music Hall at the corner of Myrtle and Cumberland. The Board’s review is postponed for the duration of the moratorium on new event venues which could be up to 180 days. This project site, and others on the block, abut the Congress Street Historic District so GPL will continue to monitor the situation and remain engaged.

  • Advocacy Policy: In light of our newly completed Strategic Plan, which will be debuted at our October 28th Birthday Bash and Awards Celebration, GPL’s Advocacy Committee is updating the organization’s Advocacy Policy. This will guide our decision-making for how and when we engage with various projects and initiatives and stay true to our mission. We are committed to using Portland’s heritage as a catalyst for connection, affordability, and resilience, and engaging with communities to learn from their history, preserve special places, and encourage development that serves and inspires those who live, work, and visit Portland today and in the future.

  • Maine Deconstruction Network: Alison attended the monthly meeting last week of the Maine Deconstruction Network, a group representing various stakeholders collaborating to bring stronger deconstruction and salvage policies to Maine. In this meeting, we heard from Shawn Wood who was an integral advocate for the first municipal deconstruction policy in the country which was enacted several years ago in Portland, OR. We are excited to continue working with this group and other sustainability advocates to recycle buildings in Maine.

September 4, 2025

  • Old Port Sq.: As we shared in The Column on August 21, Kate and Alison recently met with East Brown Cow to renew our dialogue about the 45 Union Street project. Last week, GPL’s working group met with the project team to ask questions about several aspects of the proposal, gaining clarity on the intended outcomes of both the urban realm and architecture of the tower. On Tuesday, September 2nd, Alison attended a community meeting hosted by the applicant as a requirement of the City’s review process. A brief overview of the project was presented and attendees asked questions, mostly about process, timeline, traffic and parking, and other logistical aspects of the project. Alison shared that GPL is reviewing the proposal in ongoing dialogue with East Brown Cow, paying close attention to impacts to the abutting historic district.

  • 142 Free Street: After nearly 200 years of serving the Portland community as a theatre, church, office, and museum, 142 Free Street is in its final hour.

    We join with everyone who feels a deep loss by its destruction and appreciate those who have shared personal memories. There were so many opportunities to reuse this historic building in a way that would capture these connections and provide continuity, and we remain disappointed that an alternative to demolition was not brought to the table.

“A society is defined not only by what it creates, but by what it refuses to destroy.””
— John C. Sawhill

This divisive issue unnecessarily pitted the exciting opportunity to expand a major local art institution’s facility against a designated building, which the City of Portland had recently and thoughtfully included in a historic district to protect Congress Street’s history and character. As we unfortunately close the book on this building’s long Portland story, it’s important to remember the lessons we learned, and that this is about far more than one building.

Portland is a historic city whose historic streetscapes and viewsheds draw visitors and new residents from all over the world. Portland is the economic powerhouse of the state, and the revenue generated from tourists and visitors is critical to the city’s stability. Image results for “Portland, Maine” in an online search are nearly all images of our historic buildings, streetscapes, and coastlines. Portland’s art, culture, entertainment, food, sports, and vibes draw from the character of the city itself and bring new life to historic buildings.

The Portland we love today is here because Greater Portland Landmarks and our supporters fought to establish laws to protect the historic places that are so crucial to our future. These effective regulations follow national standards, offer helpful guidance, and have successfully preserved special places in Portland for decades. They allow buildings to be modified, updated, and expanded—all of which were options for 142 Street—and they usually ensure that an unsympathetic owner can’t demolish a historic building.

There’s plenty of room for exciting new architecture that isn’t at the expense of Portland’s sense of place.

Through GPL’s advocacy, leadership, and legal appeal supported by so many of you, we fought to prevent this demolition. We will continue to advocate for our critical and reasonable historic protections and make every effort to ensure this doesn’t happen again. We hope you will be with us. This winter, when you walk past the empty lot where 142 Free Street once stood, remember that so many of the places we love in Portland, the places that hold deep memories, tell our stories, and make Portland authentically Portland, can’t be taken for granted. Let’s learn from this moment and work together to protect Portland’s past to ensure a vibrant future.

August 21, 2025

  • Openings on Portland’s Historic Preservation Board: Are you a Portland resident with interest and experience in architecture and a passion for preservation? Do you want to provide guidance for projects at historic sites and play a role in the future of Portland? Apply to serve on the Historic Preservation Board! Applications are due September 5th.

  • East Brown Cow: Kate and Alison met with Tim Soley and members of his team at East Brown Cow to learn more about the company and their projects in greater Portland, especially the Old Port Sq. proposal recently filed with the City with updates. The project is expected to go through the Planning Board review process this fall, and we will remain engaged. A community meeting has been scheduled for Tuesday, September 2nd at 5:30. We encourage all who are interested in learning more about this project to attend.

  • 465 Congress Street: GPL staff had the opportunity to tour the interior of the People’s United Bank (aka Fidelity Trust) Building at 465 Congress with the developer, Jim Brady, of Fathom Cos. When constructed in 1910, the building was Maine’s tallest skyscraper. The project converts the former bank into a bank-themed hotel with 99 rooms and suites, a restaurant and bar, and a wellness center that incorporates the original vault. Read more about our tour and the project here.

  • Music Hall: Portland City Council voted to approve a 180-day moratorium on new event venues, which will delay the Music Hall proposal to further study impacts on the neighborhood. The Planning Board then voted to table the application during the moratorium. While just outside the boundary of the Congress Street Historic District, this project sits within a historic context and a gateway into the heart of Portland’s downtown. GPL will continue to follow this project and the additional discussions through the moratorium.

  • 142 Free Street: As you may have read in the Portland Press Herald, against our urging and the preference of Portland’s Planning and Historic Preservation Boards, PMA is moving forward with the planned demolition of 142 Free Street well before their planned expansion is approved by the City or fully funded; and without clear plans for an interim solution. Historic districts are more than buildings; they are streetscapes with character and history. Beyond the harmful reclassification of 142 Free Street, designated as a contributing building whose evolution, history, and 1920s façade epitomized the history of an evolving Congress Street, removing a historic building from a historic streetscape creates a hole. Not only is this bad practice for historic districts, it is bad urbanism. We are advocating that it should not be possible to create a hole in a historic district without approval for what will replace it.

August 7, 2025

  • Old Port Sq.: A proposal for the tallest building in Maine has certainly stirred up a lot of conversation around Portland, including at GPL. Staff had a great introductory conversation with Jessica James at Longfellow Communications who is managing community relations for East Brown Cow. Jessica is facilitating meetings with the project team and GPL’s staff and working group to discuss the proposal in more detail.

  • Foreside: Kate and Alison have started a dialogue with the developers of Foreside at the historic Portland Company complex. With a mixture of historic structures and new construction, staff is excited to learn more about the next phases of the project.

  • Historic Preservation Program Website Resources: Portland’s Historic Preservation department is updating their website to provide more information with greater accessibility for users. These great improvements include a dedicated page for each local historic district now with reports, maps, and property descriptions, and information about Historic Landscape Districts and individual local Landmarks. With more updates to come, be sure to check out the website when doing research on Portland properties, making changes to your historic property, or finding out more about the richness of Portland’s historic fabric.

  • 142 Free Street: In preparation to raze the building, the Portland Museum of Art has been conducting exploratory demolition at 142 Free Street. A demolition permit has not yet been granted, but we anticipate the building will be removed early this fall. PMA has not shared plans for the site beyond the intention to create a park, and has not initiated the review process for their new building. GPL has publicly and privately urged PMA to delay demolition until their larger project is approved and funded, avoiding the potential of creating a hole in a historic streetscape for an unknown length of time.

  • Preservation wins in ME: Colleagues across the state, including GPL, have been dedicated to passing legislation in support of Maine nonprofits and their missions. The Cultural Alliance of Maine has shared a list of wins for preservation, with support from Maine Preservation:

    • LD 146 - An Act to Increase the Maximum Amount of the Historic Property Rehabilitation Tax Credit That May be Taken in a Year. ✔️ Passed and Enacted with the Governor's Signature. The bill allows developers to divide the maximum credit of $10M available in the first two years into unequal amounts. From the Maine Association of Planners’ testimony in support: “The maximum allowable credit has not been revised since 2013. Maine construction costs have more than doubled in that time, meaning that the allowable $5 million goes less than half as far as it did in 2013 to offset costs associated with construction… at a time when creating more housing units is a bipartisan priority.”

    • LD 1755 - An Act to Increase the Maine Historic Property Rehabilitation Tax Credit in Rural Areas. ✔️ Passed and Enacted with the Governor's Signature. Increases the state Historic Property Rehabilitation tax credit by 10% if the project is at least 33% dedicated to housing and is in an unorganized territory or municipality with fewer than 12,500 residents.

    • Historic Buildings Bond Administration budget item: ✔️ Fully funded. In 2024 voters approved a $10 million bond for historic buildings owned by municipalities and nonprofits. CAM supported Maine Preservation in advocating for its passage with legislators, followed by promotion of the ballot question with voters. This year, the full $25K requested by Maine Historic Preservation Commission for bond administration was included in the supplemental budget.

July 24, 2025

  • Neighborhood Tour with Council Michniewicz: GPL's Executive Director (Kate) and Advocacy Director (Alison) spent a sunny afternoon walking through the charming streets of Bayside with District 1 Councilor Sarah Michniewicz. They learned more about neighborhood dynamics and discussed the history of buildings and blocks. GPL would like to thank Councilor Michniewicz for the excursion and for her interest in the history of Portland!

  • Moratorium Vote Postponed: Due to technical difficulties, many of the agenda items on the July City Council agenda were postponed until August, including the vote to approve a moratorium on new event venues that would impact the Music Hall proposal in Portland. In the meantime, plans are moving forward for all three buildings on the block (between City Hall at Top of the Old Port parking lot) including the Music Hall, a hotel, and a condo building. GPL will continue to engage with these proposals as they progress.

  • Historic Preservation Fund: After the Historic Preservation Fund from the FY2025 approved budget was finally released, we are advocating for level funding in the FY2026 budget that is currently being drafted in the Interior, Environment, and Related Agencies appropriations bill. The House's version retains the funding so we urged Senator Collins to keep the budget for historic preservation as it is currently proposed. These funds support statewide preservation commissions that make much of the preservation work possible, such as historic tax credit projects, National Register Nominations, partnerships and grants to organizations like GPL, and much more. It is critical that the funding remains in this bill.

  • 2025 Preservation Awards Celebration: We are excited to announce our 2025 Preservation Awards and invite all who value historic places to our 60th Birthday Bash and Awards ceremony on October 28th. Our biannual awards program recognizes outstanding examples of adaptive reuse, restoration, contextual new construction, innovations in preservation technology, storytelling, and place making as well as the dedicated individuals who make this work possible. Learn more about our winners and save the date for the event! Sponsorships are available, tickets go on sale soon.

  • Union Station Clock: Union Station Railroad Depot was built in 1888 at St. Johns and Congress streets in Portland. It was the last stop of several rail lines but as rail use declined, the station became less utilized and was demolished in 1961 for a strip mall. The loss of this Romanesque Style masonry building prompted the creation of Greater Portland Landmarks. The clock survived the demolition and was relocated in 1982 to a custom-built structure in Congress Square Park, not far from its original location. As the City prepares for a renovation of the park, GPL became aware that the clock's structure would be demolished. We are in the process of gathering information about plans for the clock to ensure that it is properly dismantled, packaged, stored, and ideally relocated to a publicly accessible location. Let us know where you think it should go!

 

  • Protect Nonprofit Nonpartisanship: GPL signed on to a national letter calling on the Trump Administration to protect nonprofit nonpartisanship. Like all 501(c)3 organizations, GPL is prohibited from endorsing or opposing partisan political candidates for public office. The Trump Administration is attempting to exempt houses of worship and religious organizations from this requirement. Weakening this provision would jeopardize the integrity of the entire nonprofit community and escalate a broader effort to dismantle the longstanding expectation that charitable organizations stay above the political fray in both practice and principle.

July 10, 2025

  • Preservation Dollars Make Sense: The preservation community's federal-level advocacy efforts have shown some fruits: the FY25 Historic Preservation Funds have finally been released, meaning that our state historic preservation office will continue to operate for the time being. To ensure these funds remain for 2026, contact Senators Collins and King now and urge them to support Historic Preservation Funds (HPF) in the Interior and Environmental Appropriations bill which should be coming from Republicans any time. Meanwhile, here in Maine, two historic tax credit bills passed thanks to the steadfast advocacy efforts of GPL, our partners like Maine Preservation, and supporters who contacted their elected officials: LD 146, which will better facilitate the reuse of larger buildings (often for housing), and LD 1755 which will incentivize housing in rural areas. 

  • America the Beautiful: The National Park Service stewards over 420 park units, protecting and interpreting some of the nation's most beautiful and historic places. Their efforts have been undermined by federal funding cuts, deregulation, and efforts to sell public lands for private use. On July 3, 2025 President Trump issued the "Establishing the President's Make America Beautiful Again Commission." Though the language in this Executive Order seems to support conservation priorities, it opens the door for diluting safeguards, increasing vehicular access into protected areas for commercial exploitation, and a leadership team that aligns with the fossil-fuel industry. We are concerned that protections for historic places could be compromised across the nation, and that this mentally could lead to the elimination of other regulatory and review processes that are critical to protecting historic sites. In the meantime, a bipartisan group of Senators has introduced the America the Beautiful Act (S.1547) which would extend restoration funding for National Parks at $2 billion per year for eight years. This act was introduced by Senators Angus King (I-ME) and Steve Daines (R-MT) with bipartisan cosponsors and, in addition the funding extension, would require further reporting to Congress. Learn more and show your support here. 

  • On June 26, Greater Portland Landmarks held our Annual Meeting to vote on several business items including Board of Trustee leadership, our FY25-26 budget, and our new Strategic Plan. The event was held at the Safford House, our former home, now beautifully and skillfully restored by Woodhull for their offices. Staff, Board, and trusted advisors had the opportunity to tour the building and reconnect with friends and colleagues who helped us form our strategic vision for the next five years. 

  • Franklin Street: As the Reimaging Franklin Street effort advances, Alison attended a Community Design Workshop held at the Portland Public Library to engage with the project team and other community members. GPL provided input about various elements of the corridor, encouraging onsite interpretation of the history of urban renewal and the neighborhood that once occupied these spaces, restoration of Lincoln Park and connections between neighborhoods, as well as urban realm improvements. We will continue to engage as this initiative moves forward. 

  • 61 Preble Street: After opposing the demolition of this building we are disappointed that the Planning Board voted unanimously to approve the revisions to the original proposal. While not a designated historic building, 61 Preble, like so many other buildings, is a reusable structure that positively contributes to its streetscape while illustrating the history of the neighborhood. As Portland grows, and our environmental crisis becomes more urgent, we must be intentional about incorporating older buildings into new developments. We hope to leverage this loss for future preservation wins in the neighborhood.

  • 142 Free Street, PMA: On June 24th the museum filed for a demolition permit for 142 Free Street, despite a public commitment to retain the building until the new addition is approved- a process that they have not yet begun. We are continuing our advocacy efforts with City officials and we support the ongoing efforts of Friends of Congress Street Park to prioritize revitalization and programming at this prominent public space. We urge the museum to activate the historic building, or at least secure it, while the fundraising and approvals process progresses over the next several months, or years, and redirect their focus on public space activation to Congress Street Park, their own plaza, and the other open spaces on their campus before creating another empty lot.  

  • Christi Chapman-Mitchell: GPL would like to thank Christi, former Assistant Director at the Maine Historic Preservation Commission for over 20 years of service to historic preservation upon her resignation. We wish her the best!

June 26, 2025

  • 142 Free Street: Though GPL lost our court case to uphold the historic preservation ordinance and prevent the razing of 142 Free Street, we have continued to urge the Portland Museum of Art to delay demolition until their project is fully funded and permitted, which not only reflects best practices but also adheres to the commitment they made to the City in public meetings. (Read our more recent letter here.) On June 24th an application for the demolition of 142 Free Street was submitted to the City. PMA has not yet begun the review process, which could take months or longer, and they have raised only 50% of their necessary funding for the project. As shared recently with the Press Herald, the Arts District/Congress Street Historic District is struggling with vacancies, vagrancy, and vandalism. An empty lot, abutting a surface parking lot and PMA’s other empty lot, would only exacerbate these challenges. Instead, PMA should active the building until the new project is shovel ready. We urge anyone who agrees to reach out to PMA and let them know that an activated building is better than an empty lot.

  • Party in the Park: Greater Portland Landmarks joined the Portland Parks Department and other organizations at this year's Party in the Park at Payson Park! The rain held off and we were able to share our mission (and a raffle!) with Portland residents. We plan to be at many more upcoming events, festivals, and fairs so come say hi if you spot us!

  • Maine Delegation Advocacy: We have been in communication with elected officials on a number of preservation priorities. Recently, we emailed all four members of the Maine delegation urging support for the Historic Preservation Fund in the bill currently moving through Congress. Representative Chellie Pingree's office wrote back and scheduled a meeting to discuss this and other issues. We had a productive conversation with staffer Evan Johnston who was aware of the concerns about the HPF and working towards resolutions. We then participated in a call with Congresswoman Pingree and other arts advocates to hear more about her efforts. We want to thank Evan and Congresswoman Pingree for their attention towards historic preservation. It's important that we all continue to contact the Maine delegation in support of releasing the FY25 Historic Preservation Funds and adding the HPF to the FY26 budget being reviewed now in the Senate. We have also contacted Senator Collins urging support of the Historic Tax Credit bill- HTC-GO. GPL will continue to collaborate with our partners to push for these critical preservation funding tools.

  • Local City Council Support: Staff has been in touch with District 1 City Councilor Sarah Michniewicz on a number of issues related to historic preservation, and recently met to discuss preservation tools for the West Bayside neighborhood. We thank Councilor Michniewicz for her leadership and dedication to preservation and urban realm improvements and look forward to ongoing discussions.

  • 61 Preble Street: We submitted written comments to the Planning Board regarding the demolition of 61 Preble Street as part of a Master Development Plan for the neighborhood. While we support new housing, the proposal originally retained the masonry structure at 61 Preble Street with a new addition in the abutting parking lot. Though not designated as historic currently, this building contributes to its streetscape and tells an important story about the evolution of transportation in Portland. We believe that reusable buildings should be integrated into new development whenever possible and have urged the proponent and the Planning Board to reconsider the demolition approach.

  • Reimagining Franklin Street : GPL continues to advocate for our priorities in the new vision for the Franklin Street corridor. We attended a public workshop to give feedback and shared our thoughts with the outreach team. We hope to see the neighborhood knitted back together with safe pedestrian access, high-quality new architecture, and meaningful green spaces. We will be sharing more background on the history of the neighborhood and Urban Renewal as the project advances.

  • Portland Music Hall: As we continue to monitor this project, we are waiting for the City Council’s vote on the moratorium on new event venues that would impact this proposal. The Sustainability and Transportation Subcommittee recently approved the moratorium.

June 12, 2025

  • Historic Preservation Fund: Federal budget cuts threaten preservation work across the country. The Historic Preservation Fund (HPF) is a critical funding source for the field, and the FY26 budget, passed by the House and now being considered by the Senate before reconciliation, virtually eliminates the HPF, eroding ongoing work and future projects. The Maine Historic Preservation Office has already cut grants in response to the unreleased FY25 funding and will soon have to let go of staff if the funding is not restored. Raise your voice today by reaching out to your elected officials. 

  • Historic Tax Credit: Unlike the HPF, funding for the Historic Tax Credit program was passed through the House for consideration by the Senate. There is currently an effort to not only keep the HTC in the Senate's version, but to include new provisions through the Historic Tax Credit Growth and Opportunity Act, or HTC-GO. A groundswell of support is needed among Republican Senators to "greenlight" inclusion of the provisions in the bill. Many projects in greater Portland would not be possible without the Historic Tax Credit, so it's critical that we don't lose it. Please reach out to Senator Collins and Senator King as soon as possible. Sample language from our colleagues at the National Preservation Partners Network: 

    “The Historic Tax Credit (HTC) is a time-tested community development tool for rehabilitating income producing historic buildings, promoting small business opportunities, housing creation, and well-paying construction jobs. The Historic Tax Credit Growth and Opportunity Act [HTC-GO (H.R. 2941/S. 1459)] was recently introduced by Sens. Cassidy (R-LA) and Warner (D-VA) and Reps. LaHood (R-IL) and Suozzzi (D-NY). The bill brings more value to the HTC, by making the credit easier to use and encourages smaller as well as rural projects. Please support the Historic Tax Credit by asking Senate Finance Committee leadership to include HTC improvements in the emerging tax bill. Please find the HTC-GO Fact Sheet for more details on the legislation and bill provisions.”

  • Build Maine: GPL Executive Director Kate Lemos McHale and Director of Advocacy Alison Frazee attended the Build Maine conference in Skowhegan last week. Build Maine brings together all people participating in the act of building our towns and cities. The conference featured thought leaders on everything from housing, transportation, historic tax credits, zoning, and policy. Staff learned about new projects and approaches, made contacts for further conversations, and visited inspiring adaptive reuse projects in downtown Skowhegan. 

  • Historic Regulations: One of the first things you learn when studying historic preservation is that preservation happens at the local level. While the National Register of Historic Places is important, local designation is how historic resources are protected. Every municipality approaches preservation a little differently, but those that have ordinances likely have the ability to designate a building or place as a local landmark or historic district, which includes some degree of regulatory review. Sometimes this review is very broad - perhaps only restricting demolition - and sometimes it can be quite granular, requiring the replacement of materials and details in kind. The prevailing character of a historic district will likely depend on the degree of review, and some districts warrant more scrutiny than others.

    You may have heard of a current dispute in Bangor between the owner of a historic property and the local Historic Preservation Commission about replacing a slate roof. The Commission there is requiring the roof to be replaced with slate but the owner, for a variety of reasons, chose asphalt. These kinds of situations play out in historic districts across the country and most of the time a solution can be found that protects the historic resource and upholds the district's standards but is also feasible for the property owner. Such flexibility is built into Portland's historic preservation ordinance, which allows alternative replacement materials in cases where appropriate. It's important to remember that preservation is not rigid- our goal as preservationists is not to carve the city in stone or preserve it in amber. I often say, "If we can't use it, we lose it" as a reminder that most historic places have changed over time to accommodate new uses, users, and technologies and if we are too inflexible, historic structures sit empty.

    Our job is not to prevent change but to mitigate change. Here in Portland, the City's Historic Preservation staff regularly works with property owners to find a solution for their projects. We're here to help at Greater Portland Landmarks as well. We want our historic city to be full of life and vibrancy for generations to come, and that means thinking holistically about use, context, and climate.

    Don't assume that your historic property can't be changed or updated. Talk to your local historic preservation office or advocacy organization like us and get guidance on the standards for your property, learn about its history and evolution over time, and keep an open mind about ways the property can meet your needs. Historic regulations have an important purpose - they prevent the loss of places that hold meaning to our communities. Remember, we are temporary stewards of history. As John C. Sawhill explained, "In the end, our society will be defined not only by what we create but by what we refuse to destroy." 

May 29, 2025

May 29, 2025

Design Manual: The City of Portland's Historic Preservation Program is in the process of updated their Design Manual, which provides guidance to property owners of designated historic resources. GPL has been providing feedback as sections of the manual are updated and gave public comments at the May 21st HP Board meeting. We commend the HP staff for their dedication to making the information in the manual as accessible and user-friendly as possible with photos, case studies, and graphics.

May 15, 2025

 

Image Courtesy: https://www.oldportsquare.com/

Old Port Sq.

Kate and Alison attended the public unveiling of the Old Port Sq. proposal for 45 Union Street. Developer East Brown Cow plans to reimagine and rebrand Canal Plaza with updated landscaping, renovations to existing buildings, and the introduction of a retail pavilion and tower. At 380' tall, the residential and hotel tower would be the tallest building in the state. World-renowned architect Moshe Safdie, designer of the project, spoke at the event and described the new structure as a beacon, like a lighthouse, and hopes it will become part of Portland's identity. GPL will be taking a close look at this project and how it communicates with the abutting historic districts. Because most of the site is outside of the historic districts (and ReCode removed the "100' rule" where the Historic Preservation Board previously had purview over projects within 100' of a local historic district) there will be no formal review of historic preservation impacts by the city. Design review will occur through the Planning Board review process and we will be actively involved. For more background, view the documentary video made by the developer.

Arts District Stakeholders Group

Portland's Arts District, stretching along Congress Street from City Hall to Longfellow Square, is home to cultural institutions, performing arts venues, public buildings and spaces, businesses, restaurants, shops, offices, residences, and hotels. Kate and Alison joined a broad group, convened by Mechanics’ Hall and Downtown Portland, representing Arts District property owners, tenants, residents, advocates and the city to discuss a variety of concerns including vacancies and public safety, opportunities for revitalization, and possible next steps. Several building owners are considering adding security gates to recessed entrance vestibules, which need to be approved by the Historic Preservation office for properties within the Congress Street Historic District. The city must balance safety concerns with the visual impacts and overall perception of a streetscape transformed by security gates. The group shared appreciation for the importance of ensuring the district remains a vibrant, mixed-use neighborhood with life on the street. We were heartened that these issues are being discussed in earnest and urge the city to prioritize creative solutions to keep this area a vital destination. Solutions will require leadership as well as collaboration, creative thinking, and both nimble short-term interventions and a robust Arts District plan to support arts and culture, businesses, and public welfare in this area. As part of these efforts, we would also like to advance conversations about citywide wayfinding, signage, and district identification that could help increase awareness of historic districts, provide education, and create a stronger sense of place.

2025 Preservation Awards Nominations

Know of a great preservation project or initiative?Nominate today for a 2025 Preservation Award! We can accept nominations from anyone- developers, owners, neighbors, or enthusiasts. There is no fee to nominate and we consider a wide variety of projects, programs, and people. The deadline to nominate is May 30th. Reach out to Alison Frazee with questions. We look forward to honoring our 2023 and 2025 Preservation Award winners at a fall celebration- details coming soon!

Reimagining Franklin Street- BE HEARD

The City of Portland is asking for public feedback in the Reimagining Franklin Street effort. Now is the time to share your thoughts and experiences to help shape the approach to new and restored transportation routes, pedestrian pathways, parks and open spaces, housing and retail, and every other aspect that makes our neighborhoods thrive. Take the survey! You might consider adding comments supporting expansion of historic Lincoln Park, creating historical information signage about urban renewal and the former neighborhood that was razed, preserving any heritage trees, etc.

Support a Historic Small Restaurant

The National Trust for Historic Preservation and American Express are are once again supporting 50 small or independently owned restaurants across the country through the Backing Historic Small Restaurants grant program. Each restaurant—all places that contribute to their neighborhood 's unique history and identity—will receive $50,000 in funding to help them improve their businesses and positively impact their communities. Nominate a restaurant that you love in greater Portland by filing out the online form today! The deadline is May 30th- grant details here.