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full size factory of the future building UMO - photo is credited to the University of Maine

MEREDA’s Morning Menu – MEREDA Welcomes Dr. Habib Dagher, Executive Director, Advanced Structures and Composites Center, UMO

November 17, 2025

December 16, 2025 - 8:30 - 10:00 amBuffet Breakfast: 8:30-9:00 amProgram: 9:00-10:00 am Location: McGoldrick Career & Student Success Center35 Bedford Street, Portland, ME About the Event:Dr. Habib Dagher will provide ...

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Nominations Now Being Accepted for MEREDA’s 2025 Notable Project Awards

November 14, 2025

Each year, MEREDA identifies and recognizes the most noteworthy and significant Maine commercial development projects from the previous year, all of which embody MEREDA’s belief in responsible development. Nominations are ...

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Aerial view of Notable Project Receipient Nightingale & State Street Campus Redevelopment

The Right Equation for Responsible Development: Spotlight on Nightingale & State Street Campus Redevelopment (Portland)

November 4, 2025

MEREDA Recognizes its 2024 Notable Project Award Recipients - Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate ...

MEREDA Recognizes its 2024 Notable Project Award Recipients - Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2024, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide. This year, MEREDA honored projects from throughout the state, with each receiving special recognition at MEREDA’s 2025 “Notable Night” social celebration in May. In a multi-part series exclusive to the Maine Real Estate Insider, we’ll provide an up-close look at the most notable commercial development projects of the past year that are helping to fuel Maine’s economy in terms of investment and job creation. MEREDA is proud to recognize responsible development based upon criteria including environmental sustainability, economic impact, energy efficiency, difficulty of the development, uniqueness, social impact and job creation. Mainebiz also featured each of our Notable Project Recipients in their inaugural “Groundbreaking Maine” publication. Be sure to check it out! https://www.mainebiz.biz/special-edition/groundbreaking-maine-2025 MEREDA’s 2024 Top 9 recipients include: Firehouse Village, Firehouse Ventures & Avesta Housing (Scarborough) 99 Western Apartments, Mastway Development (Augusta) The Malone Family Tower, MaineHealth and Perkins&Will (Portland) Seaport Community Health Center, Penobscot Community Health Care (Belfast) Katahdin Woods and Waters National Monument: Tekαkαpimək Contact Station, Elliotsville Foundation (T3 R7 WELS) Vertical Harvest, Vertical Harvest Maine (Westbrook) Stacy M. Symbol Apartments, Westbrook Development Corporation (Westbrook) Nightingale & State Street Campus Redevelopment, NewHeight Group & Redfern Properties (Portland) Front Street Redevelopment, Portland Housing Authority (Portland) Please join us this week in celebrating Nightingale & State Street Campus Redevelopment. MEREDA: Describe the building and project. NewHeight Group & Redfern Properties: Redevelopment of the Mercy Hospital State Street campus into a high-density, mixed-income residential campus featuring 260 new apartments and 9 new homes, a self-storage facility, and several small retail spaces is an excellent example of smart growth. The project involved adaptive reuse of the historic hospital building, creation of outdoor public space in a shared woonerf, improvements to existing utility infrastructure, implementation of a Traffic Demand Management Plan to encourage and support alternative forms of transportation, and provision of a range of housing choice (market rate, affordable, and workforce), both for rent and for sale. In addition, the redevelopment transformed surface parking into housing, recreated the street wall along Winter Street, and stitched back together the neighborhood that had been divided when the hospital was built. MEREDA: What was the impetus for this project? NewHeight Group & Redfern Properties: 2Northern Light Mercy Hospital issued a Request for Proposals in July of 2018. NewHeight Group was invited to respond along with approximately 50 other firms. NHG submitted a proposal in November 2018 with development team members Community Housing of Maine and the Portland Housing Authority. In December of 2018, NHG was one of three teams invited to interview with the selection committee. In January 2019, NewHeight Group’s successful best and final proposal was selected. MEREDA: That sounds like quite a process. How long were you in the planning stages before construction started? NewHeight Group & Redfern Properties: In October of 2019 NewHeight Group executed the Purchase & Sale agreement with Northern Light Health. In December of that year, NewHeight Group entered into an agreement with Redfern Properties to complete the project as 50/50 partners. The acquisition was finalized in February of 2020 (just three weeks before Covid hit!), and the development team launched into rezoning the property, planning, permitting, extension of the period of significance for the existing National Register district, local historic approvals, Part 1 approval from the National Park Service, and hiring Zachau Construction as Construction Manager at-Risk. The project was granted full planning board approval in August of 2021. MEREDA: Tell us about the most challenging aspect of getting this project completed. NewHeight Group & Redfern Properties: This project had myriad challenges. Perhaps the largest was that Mercy Hospital, the primary building, was an operating hospital right up until construction start, so the development team was unable to do any exploratory demolition prior to construction start. The building was known to contain asbestos containing material (mostly pipe wrap), but exactly how much was unknown. The building’s low ceilings also presented significant design and coordination challenges. The project also included undergrounding of existing utilities to make room for three new buildings along Winter Street—an extraordinarily complicated undertaking in this location. MEREDA: Something unexpected you learned along the way was…. NewHeight Group & Redfern Properties: The development team was surprised to discover that what appeared to be original historic wooden columns buried in the walls were in fact made of concrete wrapped in a wooden veneer. While it is less surprising that many people feel a connection to the old hospital building – births, deaths, a long tenure as employee – the overwhelming number of people with a connection was a surprise. MEREDA: Now that it’s complete, what feature of the project do you think makes it the most notable? NewHeight Group & Redfern Properties: Perhaps the most notable element of this project is the woonerf, a Dutch term meaning “Street for Living” which describes a space shared by pedestrians, cyclists, and cars. The woonerf is interior to the block between the historic hospital building now known as the Nightingale, and the two new construction affordable apartment buildings developed by Community Housing of Maine in partnership with the Portland Housing Authority. The woonerf functions as a shared public outdoor space and binds the buildings into a campus. The flush condition of the woonerf, along with landscaping and seating, invites pedestrian use while also allowing for slow vehicle movement and parking.

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MEREDA’s Fall Conference outlines challenges and opportunities

October 28, 2025

Portland, Maine - MEREDA hosted its Fall Conference on October 23rd where nearly 300 real estate professionals gathered at USM’s Hannaford Hall. The focus of the half-day conference was to ...

Portland, Maine - MEREDA hosted its Fall Conference on October 23rd where nearly 300 real estate professionals gathered at USM’s Hannaford Hall. The focus of the half-day conference was to discuss the challenges faced when completing housing projects and to learn about innovative approaches to increasing the number of housing units completed. Housing creation is one of Maine’s most significant needs and MEREDA’s event provided an opportunity for industry professionals to hear different perspectives from local, regional, and national experts on this important and complex issue. “MEREDA is actively working on solutions at the State and local levels,” explained Shannon Richards, founder of Hay Runner and MEREDA’s volunteer president. “This conference is an opportunity for MEREDA members to hear firsthand from peers who are actively involved in the housing effort on a daily basis.” The conference opened with a keynote presentation from Dr. Christopher Herbert, Managing Director of the Harvard Joint Center for Housing Studies, who cautioned the audience to be prepared for some gloom and doom. As he explained, there’s no silver bullet for the housing crisis. Home affordability is an issue nationwide with no simple solution. And although the situation here is dire, Dr. Herbert assured the audience that housing isn’t as bad in Maine as it is in other parts of the country. And, he left the audience with the optimistic notion that there are innovative – and feasible -- solutions. The morning continued with a mid-year economic update from Kenneth J. Entenmann, Chief Investment Officer and Chief Economist, NBT Bank/NBT Wealth. Entenmann looked at the impact of tariffs, immigration, taxes and regulation on housing and the overall economy. He sees no sign of a deep dark recession and sees strength in the economy. However, he doesn’t see much that would improve affordability for first-time home buyers. Summing things up, Entenmann said, “Overall, things are less uncertain that a year ago. That doesn’t mean they are all better, but the market does like certainty.” Elizabeth Frazier, Partner at Pierce Atwood, moderated a discussion on municipal challenges faced not only by developers, but also by municipalities. Panelists included Vanessa L. Farr from Haley Ward, Hope Eye from Eastern Maine Development Corp., and Benjamin R.K. Breadmore from the Town of Holden. In that discussion it became clear that with municipal budgets stretched thin, code enforcement officers often carry additional responsibilities, and some ideas were presented to improve the consistency of code enforcement and expediency of permitting. Dr. Herbert returned to the stage to lead a discussion on innovative solutions. The panel included Rebecca Hatfield from Hancock Lumber, Kyle Barker from Primary Projects, and Chris Marshall from GreenMars. The group discussed the pros and cons of a wide variety of housing solutions ranging from modular and panelized construction to tiny homes, condos, single family homes, and co-housing ideas. To make these ideas workable solutions would require some changes both in terms of zoning and expectations of the marketplace. The consensus of the panel was that while not everything will work, it is worth trying new approaches to the development of housing units of all types. With our need for more housing becoming more dire every moment, having collaborative discussions and learning of other creative building solutions is essential for Maine’s future success. MEREDA remains committed to creating the opportunities for experts and novices from all walks of real estate to come together and work together on meaningful solutions that benefit all.

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Highlighting the Commercial Component of the 2022 MEREDA Index

July 5, 2022

On May 24, Katie Allen, a Broker at The Dunham Group, was a commentator for the Maine Real Estate & Development Association’s (MEREDA’s) 2022 MEREDA Index. Katie's comments on the ...

On May 24, Katie Allen, a Broker at The Dunham Group, was a commentator for the Maine Real Estate & Development Association’s (MEREDA’s) 2022 MEREDA Index. Katie's comments on the Commercial Sector follow Economist Charles Colgan’s analysis for 2021. The MEREDA Index is a measure of real estate activity designed to track changes in Maine’s real estate markets. The Index is a composite of nine seasonally adjusted measures reflecting both new development and transactions involving existing properties and it covers both the commercial and residential markets statewide. The most recent edition covers the year 2020 and provides commentary on the Commercial, Residential, and Construction sectors. The MEREDA Index for 2021 is 116.3 THE COMMERCIAL COMPONENT: 116.7 [Charles Colgan Analysis] “Following little growth in 2020, the commercial Index grew overall by nearly 9%. The principal driver of the growth was a significant increase in lease and sales transactions. There were 575 commercial transactions in 2021 compared with 325 in 2020. Square footage sold and leased also increased by 1.6 million square feet. The rapid growth in supply was most likely a response to the abnormal conditions of 2020, but the supply growth was not met with comparable demand growth, resulting in both the per square foot sales and lease rate indexes to each decline by about 5%.” [Katie Allen, Broker, The Dunham Group] “Coming into 2021, we felt a sense of optimism that people would start coming back to the office. While this did happen on a small scale - predominantly in downtown offices - the Delta variant quickly changed people’s ‘back to work’ plans. Office tenants were all over the place and no one seemed to have an answer on how to effectively move forward. As a result of all this uncertainty, two major trends emerged. First, tenants with lease expirations in 2021 (or even later) whose employees could work from home, chose to abandon their space altogether. Second, tenants chose very short-term renewals as a way to kick the can down the road. Most landlords accepted these renewals, often on less than favorable terms, in order to keep vacancy down and to get a shot at future renewals. In my opinion, because of this, the real impact of Covid on the office market has yet to be seen. In direct contrast, the investment market thrived in 2021 where the overriding theme was lack of inventory. Quality, well-priced investment properties almost never made it to market, but were sent directly from brokers to the ever-widening pool of eager investors. Cap rates at or below 6%-7% became the norm, especially for larger apartment complex sales, and 1031 Tax Deferred Exchanges remained a driving factor in the strength of the market. Hands down, the shining star of the 2021 commercial market was the industrial sector. With a vacancy rate of less than 2%, every aspect of the industrial market seemed to flourish. Rental rates were up, sale of owner/user properties and industrial investment grade properties set record $/SF sale prices. Even with an influx of new inventory from The Downs in Scarborough, the industrial sector managed to surpass everyone’s expectations and will likely continue to do so for the foreseeable future. The retail sector was a bit of a surprise. While we saw some bigger vacancies in the suburban market, we didn’t see the panic we expected from Covid. The downtown Portland market sadly lost several restaurants and retailers, but it felt like just as a space would go vacant, someone was there to scoop it up. Tenants who have been trying for years to get into the Old Port now had the opportunity. Also, as Covid drove people out of bigger cities into Southern Maine, their ideas for new restaurants, boutiques, and specialty stores came along, too. Thankfully, it seems that neither online shopping, food delivery services, nor Covid can kill the bricks and mortar stores and restaurants we all love."

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The Right Equation for Responsible Development: Spotlight on Harold Alfond Hall (Bangor)

June 21, 2022

Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2021, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide. This year, MEREDA honored projects from Portland to Biddeford to Bangor, with each receiving special recognition at MEREDA’s 2022 Spring Conference on May 24th. In a multi-part series exclusive to the Maine Real Estate Insider, we’ll provide an up-close look at the most notable commercial development projects of the past year that are helping to fuel Maine’s economy in terms of investment and job creation. MEREDA is proud to recognize responsible development based upon criteria including environmental sustainability, economic impact, energy efficiency, difficulty of the development, uniqueness, social impact and job creation. MEREDA's 2021 Top 7 recipients include: Harold Alfond Hall, Husson University (Bangor) Harnois & Emery Apartments, Westbrook Housing, Westbrook Development Corporation, and Anew Development (Westbrook) Thornton Heights Commons, South Portland Housing Development Corporation (South Portland) Riverdam Mill Complex, Port Property (Biddeford) 40 Free Street, JB Brown & Sons & Ryan Senatore Architecture, (Portland) Deering Place, Zachau Construction & Avesta Housing, (Portland) Children's Museum + Theatre Maine, Zachau Construction (Portland) Please join us this week in celebrating Harold Alfond Hall. MEREDA: Describe the building and project. Husson University: Husson University’s Harold Alfond Hall is a $17.2 million, 42,000 square foot state-of-the-art, multi-purpose building. It serves an array of students, faculty, and external organizations. The building is a beautiful facility that’s designed to accommodate growth. It contains leading-edge technologies and advancements designed to foster student engagement and experiential learning. The facility also serves as a center for collaborative interactions with Maine’s business community. With a light and airy atmosphere that ties into its native surroundings, the building provides copious amounts of natural light. This has made Harold Alfond Hall an uplifting space that’s conducive to learning. The project was made possible through donations from generous donors who believe in and support the University’s mission. Providing traditional classes and regional workforce development, this educational facility serves both students and the community. Classrooms are fully equipped to provide agile workshops where Maine entrepreneurs, students, faculty, and industry experts can create and collaborate. The building includes state-of-the-art audio visual systems, advanced acoustic control, an extended reality center, a financial center, flexible workspaces providing virtually unlimited opportunities for collaborative and “hands-on” experiential learning, and a forensic science lab used for the analysis of crime scene evidence. MEREDA: What was the impetus for this project? Husson University: Tracing its origins back to the Shaw Business College and School of Penmanship in 1898, Husson’s College of Business has grown to be the largest school of its kind in Maine. More students choose to get a Master of Business Administration (MBA) from Husson University than any other college or University in the state. The University began monitoring education growth trends more than ten years the building was commissioned. Projections showed a clear need for this facility in order to accommodate the University’s growing demand for physical space. The building is also helping Husson to fulfill its mission and implement advancements in pedagogy, technology and innovation. Now completed, this facility represents a major milestone in the progression of professional education at Husson University. In addition to student engagement and experiential learning, Harold Alfond Hall facilitates collaborative interactions with the faculty, students and Maine’s business community. Equipped with advanced technology, the building strengthens the University’s ability to work with students and other constituents in remote locations. It also enhances the University’s ability to provide the skilled and talented workforce Maine needs to compete in today’s global economy. Harold Alfond Hall represents years of meticulous planning, extensive private fundraising, and careful execution. MEREDA: That sounds like quite a process. How long were you in the planning stages before construction started? Husson University: Significant effort went into the planning stages of this project. After its original concepts were outlined, Husson University spent years considering revisions and new ideas. Initial preliminary design sketches date back to 2012. Over the next several years, concepts were developed and evaluated collaboratively by a variety of stakeholders in an effort to design a futuristic building that could serve our academic mission well into the future. Efforts accelerated in 2017 when the Harold Alfond Foundation announced it would provide a one dollar match for every two dollars donated to Husson for this project, up to a total of $4 million. That same year, the University signed a contract that carried the project into the design development and detailed design phases. Construction began in the spring of 2020. MEREDA: Tell us about the most challenging aspect of getting this project completed. Husson University: There were many challenges that arose during the design and construction of this building. At the onset, we engaged in a highly collaborative design process including: students, faculty, staff, architects, construction and design teams, our board of trustees, and various stakeholders. This input resulted in numerous design changes. Husson wanted to ensure that all voices were heard and all needs were captured within the design and function of this building. Construction commenced shortly after the COVID-19 pandemic hit. The impact of COVID-19 on the project was extensive. It resulted in the issuance and enforcement of personal protective equipment (PPE) requirements and protocols to safeguard against spread of the coronavirus on the jobsite. Infections and work stoppages constantly rerouted our critical path forcing workarounds. We encountered numerous labor and material shortages. Cost escalations forced us to continually change our plans to keep the project on track. We also incurred in-process design changes to improve our defenses against COVID-19 and future pandemics with enhancements such as touchless entries and fixtures as well as a hospital-grade air filtration system. In addition, the facility is designed to keep pace with the evolution of technology utilized by our advanced iEX center. Despite those challenges, the team brought the building in on schedule and under budget. MEREDA: Something unexpected you learned along the way was…. Husson University: This project has taught us the benefits and power of a collaborative design effort. As part of Husson’s meticulous, long-term planning process, the University was able to glean tremendous insights from students, faculty, staff, architects, construction managers, design teams, and our board of trustees. This input was integrated into the building’s design. The result was a world class educational facility. It’s exciting to see the completed facility in action as it provides an engaging and unique learning environment for our students. The extensive and collaborative design process and construction reflect the ideas everyone brought to the table. MEREDA: Now that it’s complete, what feature of the project do you think makes it the most notable? Husson University: The building’s expansive glass curtain wall and prominent location immediately draws one in upon entering campus. High-tech classrooms, a financial center, a crime scene lab, a forensics lab, computer lab, a world-class extended reality center, interactive work rooms, and numerous study spaces are all in support of what we consider to be the most notable aspect of this building – its ability to positively impact the role Husson plays in transforming students’ lives.

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Once-in-a-Generation Opportunity: MEREDA Spring Conference Does Deep Dive Into the Bipartisan Infrastructure Law

June 7, 2022

On Tuesday, May 24th, the Maine Real Estate & Development Association (MEREDA) hosted its annual Spring Conference where some 200 real estate professionals gathered at the Holiday Inn By the ...

On Tuesday, May 24th, the Maine Real Estate & Development Association (MEREDA) hosted its annual Spring Conference where some 200 real estate professionals gathered at the Holiday Inn By the Bay, as well as virtually, to learn more about the recently enacted Bipartisan Infrastructure Law (BIL). With $2.5 billion of federal funds set to flood the state to support programs for improving infrastructure such as roads, bridges, and broadband access, the MEREDA event provided an opportunity to do a deep dive into the impact of the infrastructure bill on Maine and its economy. “MEREDA is committed to promoting responsible development across the state and to providing forums for our members to engage and learn,” shares Joshua Fifield, MEREDA President. “Our Spring Conference gave us an occasion to connect, discuss, and gain a better understanding about the ‘once-in-a-generation’ opportunity that the infrastructure bill is presenting to us. We’re at a critical juncture on many fronts and there’s a lot of work that needs to be done in our state. MEREDA and its members are looking forward to these exciting new opportunities to invest in Maine’s future.” Keynote speaker Commissioner Heather Johnson from the Department of Economic and Community Development kicked off the event with a general overview of how the state plans to put the federal funds to work to help Maine. These new funds will complement the planning and programs already in motion from the Maine Jobs and Recovery Plan as well as the Governor’s 10-Year Strategic Plan. From preparing and growing our workforce to providing all Mainers a reliable connection to broadband, Commissioner Johnson reported that Maine is poised to be efficient and effective with using the federal funds. Commissioner Johnson also stressed that the state is focused on long term strategies, not short-term band-aid solutions to improve the lives of current Mainers and those people migrating to Maine. Dale Doughty, Director of Planning at the Maine Department of Transportation (DOT), continued the discussion with a Keynote presentation on the DOT’s plans for the federal funds. Doughty highlighted the Village Partnership Initiative where the DOT partners with local municipalities to help improve access to downtown areas with “gateway treatments'' and pedestrian crossings, features which can dramatically improve rural communities. Doughty provided the example of the transformation of the Belgrade Lakes Village on how the DOT could help a town bring back the “human scale” to its downtown. Despite the fact that the BIL funds will barely cover the impact of inflation in the DOT’s use of formula funds for improving roads and bridges, Doughty was optimistic about Maine’s opportunity to capitalize on the expanded grants programs that will enable them to continue to improve and transform the transportation options in Maine. After a recognition of MEREDA’s 2021 Notable Project recipients, Economist Dr. Charles Colgan gave a presentation on the economic impact of the BIL. Dr. Colgan broke down the $2.5 billion that Maine will receive over 5 years, noting, “It’s not enough, but it may be all we get.” Nonetheless, Colgan observed the opportunities for Maine to really make an impact with this “once-in-a-generation” investment, like removing contaminants like PFAS in Maine’s water infrastructure system. He concluded his presentation by suggesting a strategy for using the federal funds, stressing the need to stretch the funds by supplementing local programs already in place and to recognize the opportunities to invest in truly transformative technologies, such as broadband and wind and solar power. “The biggest mistake is to carry on investing in old systems,” said Colgan. “There’s a lot of work to be done!” MEREDA shifted from Dr. Colgan’s perspective on infrastructure to his perspective on the real estate economy as it unveiled its 2022 Index, a key economic indicator for Maine. The conference then concluded with a panel discussion featuring Scott Jason of Cianbro Construction, Michael Stoddard of Efficiency Maine, Greg Payne from the Governor’s Office of Policy Innovation and the Future, and Kerem Durdag of GWI Broadband. The panel was moderated by Brain Curley, Architect and Director of Design and Construction at MaineHealth. The dynamic discussion with these in-state experts highlighted the wide range of intersecting topics that are crucial to maximizing the impact of the BIL funds for the state. Jason focused on the workforce challenges companies like Cianbro face to be able to build new infrastructure, noting that in particular Cianbro needs to attract highly skilled workers with years of experience to complete some of the necessary projects. Selling Maine as a place to live in addition to training entry-level construction workers is part of their strategy. Stoddard outlined how the federal funds can help Maine “go electric” and highlighted the opportunities building owners and developers have to improve the energy efficiency of their buildings. Installing electric vehicle chargers across the state will be another focus for Efficiency Maine. While not specifically part of the BIL funds, Payne spoke about how the affordable housing landscape is a key part of the discussion for Maine to help house the state’s workforce and drive development in rural areas. “Maine’s affordable housing pipeline is big and we need to keep it that way,” shared Payne. Durdag spoke of the monumental effort that companies like GWI and others are engaged in to bring broadband to every Mainer who wants it. The massive injection of federal funds will help Maine level up its infrastructure to the 21st century and enable Mainers “to do business and interact on a global scale.” Durdag compared the current broadband effort to the Rural Electrification Administration in the 1930s which brought electricity to millions of Americans and to the Federal-Aid Highway Act of the 1950s which changed the way we travel through our country. “What we build today, our kid’s kids will be leveraging off of,” shared Durdag. With the support and planning of the Governor’s office, the plan is to have the state’s broadband network in place in the next seven years. “In terms of speed, that is bonkers-nuts,” quipped Durdag. To sum things up, Curley commented during the audience Q&A that he is blown away by the transformative nature of the BIL funds. “It’s about more than roads and bridges,” shared Curley. “There will be a ripple effect.” The Spring Conference brought together our state’s best and brightest and underscored how MEREDA and its members have an opportunity to invest in infrastructure that will help Maine build its future in a responsible way. As Durdag noted on the effort, “It will have a massive societal impact. What we do today will matter for generations.”

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MEREDA’s Annual “Strikes for Scholars” Bowl-a-Thon Fundraiser Raises Funds for Scholarships for Maine Students

May 27, 2022

MEREDA is thrilled to announce that it's 2022 Strikes for Scholars Bowl-a-Thon Fundraiser was a great success! This year we will be making donations to be used for student scholarships ...

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The Best Baseline Measure of Maine’s Real Estate Market: 2022 MEREDA Index Unveiled at Spring Conference

May 26, 2022

For Immediate Release: May 26, 2022 On May 24th, over 200 real estate insiders gathered both in-person at the Holiday Inn By the Bay and virtually for the Maine Real ...

For Immediate Release: May 26, 2022 On May 24th, over 200 real estate insiders gathered both in-person at the Holiday Inn By the Bay and virtually for the Maine Real Estate & Development Association’s (MEREDA) annual Spring Conference. As part of the Conference, MEREDA released its 16th edition of the MEREDA Index. A key economic indicator for the state of Maine, the latest edition of the MEREDA Index showed a 10.8% jump in 2021 over 2020 with each quarter showing growth over the previous year’s same quarter. As with previous years, residential real estate was thriving, but the commercial market saw solid growth as well. Beyond the data, the individual components of the Index—commercial, residential, and construction—helped paint a fuller picture of another remarkable year in Maine real estate. The MEREDA Index is a measure of real estate activity designed to track changes in Maine’s real estate markets. The Index is a composite of nine seasonally adjusted measures reflecting both new development and transactions involving existing properties and it covers both the commercial and residential markets statewide. This most recent edition covers the year 2021. “Even with dramatic price increases and a serious lack of inventory, Maine’s real estate market remains strong and fast moving,” shares MEREDA President Joshua Fifield. “This new reality highlights an imbalance of supply and demand in our state. On a positive note, this lack of supply is pushing developers into more rural communities, bringing new construction and thoughtful renovations. But that will take time, and for now, many Mainers—both homebuyers and business owners—are simply left out of this competitive market. Hopefully not for long as MEREDA continues to advocate for some great legislative opportunities that will help implement responsible growth to support current Mainers and the people who are migrating to Maine.” The MEREDA Index was tabulated by economist Dr. Charles Colgan with commentary from Katie Allen of The Dunham Group, Dan Brennan of MaineHousing, and Shannon Richards of Hay Runner. This edition of the MEREDA Index was underwritten by Eaton Peabody, with support from Katahdin Trust Company, MaineHousing, and XPress Copy. To download a copy of the report or watch a video about the MEREDA Index, please visit www.dev.mereda.org.

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The Magnificent Seven: MEREDA’s 2021 Notable Project Recipients Honored

May 26, 2022

The Maine Real Estate & Development Association (MEREDA), the state’s leading organization promoting responsible real estate development, honored projects from Portland to Biddeford to Bangor, with each receiving special recognition at MEREDA’s 2022 Spring Conference on May 24th. Each year, MEREDA recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2021, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide. Each of the seven projects was selected in part based upon criteria including: noteworthy and significant project completed* in 2020 (*Building Occupancy Permit issued by 12 31 21), environmental sustainability, economic impact, energy efficiency, social impact, uniqueness, difficulty of development and job creation. The recipients of MEREDA’s Top 7 Most Notable Projects of 2021 include: • Westbrook Housing, Westbrook Development Corporation, and Anew Development’s Harnois & Emery Apartments in Westbrook preserves, redevelops, and expands affordable housing in a highly desirable location. This 75-unit mixed-income development includes a major renovation of 13 existing units and the construction of two new residential buildings on adjacent lots. The desire for this type of housing is so great that Avesta Housing had over 800 applications. Deering Place is close to public transportation, food, services, and healthcare and puts residents close to jobs in the downtown area. • Husson University’s Harold Alfond Hall in Bangor, the new home for Maine’s largest College of Business. It represents a major milestone in the progression of professional education at Husson University. The building was constructed using a holistic approach to sustainable design and the new building meets or exceeds all International Energy Efficiency Certificate requirements and exceeds Environmental Protection Agency Energy Star Requirements by 15%. • South Portland Housing Development Corporation’s Thornton Heights Commons in South Portland, a four-story, mixed-use affordable housing and commercial building with associated parking, community open space, and three new single-family house lots. The residential portion of the project includes 42 apartments with community amenities. The commercial portion of the project includes 7,000 square feet of dividable space, an outdoor seating area, and a satellite police station. The development process commenced with a difficult land use approval process and the successful completion of the project represents a public partnership built upon a team effort. • Port Property’s Riverdam Mill Complex in Biddeford, an ambitious redevelopment of two mill buildings comprising the former Saco Water Power Company to the west of Factory Island. These historic buildings were transformed into retail spaces, restaurants, and 71 residential apartments, including 7 affordable units. Parts of the existing buildings were salvaged and repurposed on site, adding to Riverdam’s charm while also reducing its environmental footprint. ADA accessibility to the adjacent Riverwalk was a priority for the project, and after collaborating with the City of Biddeford, the project allows more people access to the beauty of the Falls and Saco Rivers. • JB Brown & Sons & Ryan Senatore Architecture’s 40 Free Street located in Portland's Old Port, is a new construction, mixed-use building made up of five retail spaces at the street level and 51 market-rate apartment units on its upper floors. Prior to development, the project site was occupied by a surface parking lot which limited density in Portland’s downtown and fractured the historic streetscape along Free Street. Through the development of an energy-efficient building that offers environmental, economic, and social benefits, this project provides an architecturally holistic solution for its site and for downtown Portland. • Zachau Construction & Avesta’s Deering Place in Portland, preserves, redevelops, and expands affordable housing in a highly desirable location. This 75-unit mixed-income development includes a major renovation of 13 existing units and the construction of two new residential buildings on adjacent lots. The desire for this type of housing is so great that Avesta Housing had over 800 applications. Deering Place is close to public transportation, food, services, and healthcare and puts residents close to jobs in the downtown area. • Zachau Construction’s Children's Museum + Theatre Maine in Portland, a long-standing staple of the Southern Maine community and now has a beautiful new location on Thompson’s Point for children to learn, play, and explore. With its unique colorful siding that mimics patterns found in nature, the building is an iconic addition to Portland’s cityscape. With its state-of-the-art exhibits, the museum encourages creativity and exploration for children of all ages and backgrounds. MEREDA congratulates its 2021 Notable Project Award Recipients and thanks its Membership for their continued commitment to responsible development in Maine. Each project will be recognized in the Maine Real Estate Insider e-newsletter published by Mainebiz, running Summer of 2022. For more information on these impressive projects, please click here or contact MEREDA’s Vice President of Operations, Shelly R. Clark at [email protected] or visit www.dev.mereda.org.

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New Horizons in Housing

May 24, 2022

What Public Law 2021, Chapter 672 (LD 2003), the “Housing Act” Means for Maine Overview LD 2003, signed into law by the Governor on April 27, 2022 as Public Law ...

What Public Law 2021, Chapter 672 (LD 2003), the “Housing Act” Means for Maine Overview LD 2003, signed into law by the Governor on April 27, 2022 as Public Law 2021, Chapter 672, also known as the “Housing Act,” marks a significant victory for housing advocates and the beginning of a new chapter in housing construction in Maine. The law arose from the work of a commission formed by resolve in the First Regular Session of the 130th Legislature in 2021. The commission met throughout the summer and fall of 2021 and reported its findings to the legislature in January, 2022. The commission recommended 9 action items to help eliminate barriers to housing construction created by local land use and zoning ordinances. In early March, those recommendations were printed in the form of LD 2003, which had a public hearing on March 7, 2022. MEREDA and most of the major business, real estate, and construction advocates all testified in support of the bill. Ultimately, the 9 recommendations proposed by the commission were winnowed down to the handful below, and the Labor and Housing Committee voted to support the bill along party lines, with Democrats supporting passage of the bill as written and Republicans opposing. The bill did ultimately receive bipartisan support from the legislature, with 3 House Republicans and 1 Senate Republican voting in support. The Governor had a public bill signing event, demonstrating her support for the effort to create more housing, on April 27. MEREDA was very active in the lobbying effort for this bill and was asked to be a part of the bill signing. Bev Uhlenhake attended on MEREDA’s behalf – thanks, Bev! And thank you to all the MEREDA members who made calls or sent texts or e-mails to your state legislators. This is a big victory for housing development in Maine. The law itself will take effect on April 8, 2022, but municipalities are not required to implement the requirements of the law until July 1, 2023. After that date, landowners in Maine will be able to take advantage of new incentives and eased restraints on property use, to develop the much-needed housing we need to hit the ultimate mark of 25,000 new units (the unofficial number used by the legislature). Statewide Housing Production Goals/Municipal Role in Statewide Housing Production Goals Recognizing that Housing is a Statewide Crisis Requiring a Statewide Solution Statewide: The Housing Act establishes the Department of Economic and Community Development (DECD) as the agency responsible for establishing statewide housing production goals. While unofficial sources believe at least 25,000 new units are needed to accommodate Maine’s workforce in the coming years, DECD will be responsible for working in concert with the Maine State Housing Authority (MSHA), to establish housing production goals that increase the availability and affordability of all types of housing. These goals will serve as statewide benchmarks to drive the conversation around housing development. Municipal: The Housing Act provides that municipalities have a role and responsibility in achieving the statewide housing production goals that will be set by DECD. Municipalities must ensure that ordinances and regulations are designed to affirmatively further the purposes of the federal Fair Housing Act to achieve the statewide or regional housing production goal. Municipal Technical and Financial Assistance (the Housing Opportunity Program) $3 Million Financial Support for Municipalities to Update and Modernize Ordinances, Implement Housing Act The Supplemental Budget, LD 1995, Public Law 2021, Chapter 635, included a recommendation from the Housing Commission to establish a Housing Opportunity Program within DECD to provide technical and financial assistance to municipalities to implement the provisions of the Housing Act. Specifically, the budget provides $3 million for municipalities to receive grants to assist with rewriting their ordinances to update and modernize their land use codes. DECD will have responsibility for developing an application for the grant funds, and municipalities seeking funding will participate in a competitive award process. Affordable Housing Density Bonus Leveraging Density Bonuses to Incentivize Affordable Housing The Housing Act provides a substantial incentive for affordable housing construction in the form of a density bonus. The density bonus is permitted where multifamily housing is allowed, and the lot is located within a designated growth area under a comprehensive plan (for towns with no comprehensive plan, the lot must be served by public water and sewer.) Base density bonus: An affordable housing project may only take advantage of 2 ½ times the density imposed on the property by ordinance (referred to as the base density), not any greater density applied to the property under other provisions of this law. Affordable housing development: Qualifying projects will service populations earning: 80% of AMI for rental units; and 120% of AMI for owned units. The affordable housing density bonus may only be approved after the developer executes a restrictive covenant to ensure that the property remains affordable under the above definitions for at least 30 years after the completion of construction. Duplexes Allowed on All Residential Lots, Up to Four Units Allowed on Residential Lots in Growth Zones The End of Single-family Zoning? Perhaps the most discussed provisions of the Housing Act are those that will permit Maine landowners to do more with their property than may otherwise be permissive under local and municipal zoning ordinances.  In a vacant lot generally: up to two dwelling units.  In a lot with an existing dwelling unit: up to two additional dwelling units so long as one of the units is an accessory dwelling unit (ADU) and one is additional to the existing dwelling unit, or either one. In other words, the law prohibits an additional two dwelling units from being added to an existing unit, and prohibits both additional new dwelling units from being ADU’s.  In a vacant lot located in a designated growth zone under a comprehensive plan: up to four dwelling units. (In towns without a comprehensive plan, a vacant lot can up have to four dwelling units if it is served by a public water system and a public sewer system.) While this may seem like a significant shift at first glance, it is important to note that many Maine towns have no zoning at all, and are therefore unaffected. Additionally, if a town does not have a comprehensive plan or, for towns without a comprehensive plan, is not serviced by public sewer and water, only two dwelling units will be permitted on a lot. Additionally, town zoning ordinances can continue to define setbacks and other dimensional standards applicable to the property. The law prohibits a municipality from imposing dimensional standards which are more onerous than they would be for single family zoning, but can match the current (or any future) standard for single family zoning. In additional to local dimensional standards, state zoning requirements, including those related to the shoreland zone and subdivisions, will continue to apply. Finally, development on any given lot may be further limited by any covenants, conditions, or restrictions placed on the deed to the property. This means that while Mainers will undoubtedly take advantage of this opportunity to build housing for their community, that development will need to fit within the physical limitations of the lot, comply with all other state and local land use requirements, and pencil out financially. That last one is particularly important to remember when dispelling myths about the Housing Act. If a developer doesn’t see a return on his or her investment, he or she will not build the project. Accordingly, the construction of dwelling units will continue to be driven primarily by the market and market needs. Accessory Dwelling Units For Everyone! In addition to the above permissive uses, any lot zoned for residential use will also be permitted to have one ADU. By and large, local zoning ordinances define what constitutes an ADU. However, the Housing Act sets a few provisions that standardized treatment of ADU’s across the state. An ADU must be at least 190 square feet or the standard established by the MUBEC Board if such is greater. Additionally, a town must allow at least one ADU on any lot zoned for residential use. As with the above density bonuses, a town may not impose dimensional standards greater than would be imposed on a single-family dwelling unit. A municipality may not include ADU’s as part of any growth cap calculus. The same restrictions related to the other state and local land use restrictions will apply, including the shoreland zone. An applicant for a permit to construct an ADU must also demonstrate that the unit will be properly serviced by sewer and water. Conclusion The Housing Act represents a significant shift in attitude toward housing construction and development in general. While MEREDA has always known that real estate development is community development, we are finally seeing that understanding mirrored in policymaking. Unfortunately, this is just the first step toward ensuring that Maine towns and communities take the right action to capitalize on policies adopted in the Housing Act. Municipalities considering actions like inclusionary zoning, rent control, and other stringent regulatory measures to address affordable housing need to understand that these polices often have the unintended consequence of stopping housing production and modernization. The housing crisis is a statewide issue, and it deserves statewide solutions. The Housing Act is a great first step in framing this issue as larger than a single locality, but much work remains. We look forward to coordinating with fellow stakeholders and allies to work with municipal policymakers to help them understand the best approach to the housing crisis in their community.

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MEREDA’s Morning Menu – 3 Mistakes Developers Frequently Make

May 19, 2022

We all make mistakes and learn valuable lessons with each development. A well-known and experienced developer, lawyer, and accountant team up to head us off at the pass – by ...

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Bridges, Broadband, & Roads: MEREDA to Host Spring Conference on What the Infrastructure Bills Means for Maine

May 2, 2022

PORTLAND, Maine - On May 24, 2022, the Maine Real Estate & Development Association (MEREDA) will host a dynamic and forward-looking conference on how the recently enacted Infrastructure Investment and ...

PORTLAND, Maine - On May 24, 2022, the Maine Real Estate & Development Association (MEREDA) will host a dynamic and forward-looking conference on how the recently enacted Infrastructure Investment and Jobs Act will affect Maine’s economy. Facilitating a multifaceted discussion, MEREDA’s Spring Conference brings together a line-up of exciting speakers and panelists to explore the impact this influx of federal money will have on our state. “There are so many industries that will be touched by the Infrastructure Bill. The scale of opportunity and the scale of effort that will be required is astonishing,” says MEREDA President Joshua Fifield. “From important policy discussions to a look at where the rubber will actually meet the road, our Spring Conference brings together industry leaders and offers an opportunity for us to do a deep dive into this important topic.” MEREDA will host keynote speakers Commissioner Heather Johnson from the Department of Economic and Community Development and Dale Doughty, Director of Planning at the Maine Department of Transportation. The conference will also include an economic impact presentation from Dr. Charles Colgan, a Senior Research Advisor at Maine Center for Business and Economic Research and former State Economist of Maine. Complementing these presentations, the stage will later turn to a moderated discussion with four in-state experts who will share their perspectives. Panelists will include Scott Jason of Cianbro Construction, Michael Stoddard of Efficiency Maine, Greg Payne from the Governor’s Office of Policy Innovation and the Future, and Kerem Durdag of GWI Broadband. The panel will be moderated by Brain Curley, Architect and Director of Design and Construction at MaineHealth. MEREDA will also unveil its 2022 MEREDA Index, which is underwritten by Eaton Peabody and supported by Katahdin Trust Co., MaineHousing, and XPress Copy; as well as recognize its 2021 Notable Project recipients at the Spring Conference. The conference will be held in accordance with current CDC safety guidelines at The Holiday Inn By the Bay from 1pm to 5pm on Tuesday, May 24. A virtual attendance option is also available. In-person broker, appraiser, and architect attendees are eligible for Continuing Education Credits. This event is sponsored by NBT Bank, Cianbro, Treadwell Franklin Infrastructure, Efficiency Maine, Mainebiz, Maine Magazine, Premium Parking, Pierce Atwood, Sevee & Maher Engineers, People’s United Bank, Tangram 3DS, Redstone, Perkins Thompson, and AAA Energy Service. For more information, or to register for the conference please visit www.dev.mereda.org.

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LD 201 Action Alert – Historic Tax Credit

April 8, 2022

MEREDA needs your help! Contact your legislators today to tell them why you support the Maine Historic Tax Credit, and why it’s so important to ensure that the bill ...

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