PLANNING BOARD REPORT PORTLAND, MAINE

PLANNING BOARD REPORT PORTLAND, MAINE Four-Lot Subdivision 158 Fore Street Portland Gateway Project Level III Subdivision Ara Aftandilian, Portland Norwich Group, LLC Submitted to: Portland Planning Board Public Hearing Date: February 28, 2017 Prepared by: Matthew Grooms Date: February 24, 2017 Planning Board Report Number: 2017-018 I. INTRODUCTION The applicant is proposing to convert an existing two (2)-lot subdivision located at 158 Fore Street into a four (4)-lot subdivision, breaking existing lot 2 into lots 2, 3 and 4. This commercial subdivision is intended to provide additional buildable lots at the southern edge of the India Street Neighborhood and is compatible with the adjacent neighborhood development. The lots are intended for development as mixed-use office, retail and residential. The property is located within the India Street Form Based Code District (IS-FBC), and meets all applicable zoning standards. The total subdivision area is approximately 60,642 square feet in size and includes four separate lots. The existing driveway curb cut along Fore Street is being improved to provide access to lots 1, 2 and 3 via an existing shared access easement that was recorded in July of 2016 following the Planning Board s approval of the AC Hotel site plan. Lot 4 will have direct access along India Street, and it is proposed that all four lots will have long term parking agreements with the Ocean Gateway Parking Garage locate to the north of the subject parcels. Required reviews: The proposal is being reviewed by the Planning Board under the Land Use Code provisions 14-497 (Subdivisions). Applicant Name: Consultants: Ara Aftandilian, Portland Norwich Group, LLC John Swan, Owen Haskell, INC, Lee Lowry, Jensen Baird Gardner Henry, Matthew Phillips, Carroll Associates A total of one hundred and seventy-four (174) notices were sent to area residents and the city s interested party list. A

Planning Board Report #2017-018 Four-lot Subdivision (Portland Gateway Project Subdivision) February 28 th, 2017 Public Hearing Page 2 notice also appeared in the February 17 th and February 20 th editions of the Portland Press Herald. II. PROJECT DATA Existing Zoning: Existing Use: Proposed Use: Existing number of lots: Proposed number of lots: Parcel Size: Impervious Surface Area: Existing: Total Disturbed Area: Uses in Vicinity: IS-FBC and Shoreland Zone Vacant Land Mixed-Use Office, Retail Residential and Hotel Two Four Lot A 6,005 sq. ft.; Lot B1 6,532 sq. ft.; B2 5,557 sq. ft. 32,102 sq. ft. Mixed-Use Commercial, Residential, Office, Marine Infrastructure, Off-Street Parking III. EXISTING CONDITIONS Lots 1 and 2 are currently undeveloped and have been utilized for temporary parking. Lot 1 is to be the future site of AC Portland Hotel, a Level III site plan that was approved by the Planning Board on 05/24/2016. This 180 room hotel will be six stories tall with a building footprint of 19,403 SF and a floor area of 106,223 SF. It is anticipated that Lots 2, 3 and 4 will be developed as mixed-use projects. There is an existing access easement crossing portions of proposed lots 1, 2 and 3, that shall serve as a shared use driveway for these parcels. This easement has also been set aside for shared utility and drainage infrastructure. This driveway will be 20 feet in width and will serve two-way traffic entering and exiting the site. The easement features a circular round-about that will enable site circulation and improved vehicular maneuvering. O:\PLAN\5 DEVELOPMENT REVIEW\1Dev Rev Projects\Fore St. - 158 (Portland Gateway\Public Hearing\Portland Gateway Memo.doc

Planning Board Report #2017-018 Four-lot Subdivision (Portland Gateway Project Subdivision) February 28 th, 2017 Public Hearing Page 3 IV. PROPOSED DEVELOPMENT The applicant is proposing a four (4)-lot subdivision located between Fore Street, Thames Street, India Street and Hancock Street. The existing curb cut on Fore Street will serve as primary access to this site with lots 1, 2 and 3 being accessed via an internal shared access easement which shall also contain site utilities and drainage infrastructure. This easement measures 20 feet in width at its narrowest point and features a circular round-about for site circulation. Access to lot 4 will be along its street frontage on India Street. It is anticipated that Lots 2, 3 and 4 will be developed as mixed-use projects, with Lot 2 being office over ground floor retail, Lot 3 being residential condominiums over ground floor retail and Lot 4 being residential apartments over ground floor retail. The applicant has stated that there will be a long-term parking agreement between each lot and the Ocean Gateway Parking Garage. These proposals have not yet been submitted formally and are subject to change. The applicant is seeking the subdivision of the land in order to facilitate the future development and financing. At this time, the applicant has not submitted a grading or drainage plan, a construction management plan, utility capacity letters, a stormwater management plan with associated stormwater calculations or evidence of financial or technical capacity. In discussions with the applicant, it has been agreed that these items will be supplied during the site plan review process for each individual development. V. PUBLIC COMMENT The Planning Division has received one public comment as of the date of preparing this report. This individual is opposed to the proposed subdivision as they feel it will negatively impact traffic, specifically at the intersection of Fore Street and India Street. A Neighborhood Meeting was not held since the proposal of a four-lot subdivision does not require a neighborhood meeting. VI. RIGHT, TITLE AND INTEREST AND FINANCIAL/TECHNICAL CAPACITY a. The owner of the property is Portland Norwich Acquisition, LLC. The applicant has provided a copy of Warranty Deeds, recorded at the Cumberland County Registry of Deeds (Document #32730 Book 33254 and Page 138), which demonstrates their right, title and interest in the property. VII. ZONING ASSESSMENT A. ZONING REVIEW City staff have reviewed all submitted documents and feel that all zoning requirements are being met. The applicant O:\PLAN\5 DEVELOPMENT REVIEW\1Dev Rev Projects\Fore St. - 158 (Portland Gateway\Public Hearing\Portland Gateway Memo.doc

Planning Board Report #2017-018 Four-lot Subdivision (Portland Gateway Project Subdivision) February 28 th, 2017 Public Hearing Page 4 understands that separate permits will be required for the future build-out of the new lots. VIII. DEVELOPMENT REVIEW A. SUBDIVISION PLAN AND RECORDING PLAT REQUIREMENTS (Section 14-496) The draft subdivision plat (Attachment Plan 1) has been submitted for review. Based on discussions with staff, plat will need to be amended to address the following issues: Hancock Street Extension shall be changed to Hancock Street. B. SUBDIVISION (Section 14-497) The proposed development has been reviewed by staff for conformance with the relevant review standards of Portland s Subdivision Ordinance and applicable regulations. Staff comments are listed below. 1. Will Not Result in Undue Water and Air Pollution (Section 14-497 (a) 1), and Will Not Result in Undue Soil Erosion (Section 14-497 (a) 4) No detrimental water or air quality impacts are anticipated. Further analysis may be required during the site plan review stage for the development of each lot. 2. Sufficient Water Available (Section 14-497 (a) 2 and 3) Staff has confirmed with the applicant that capacity letters from the Portland Water District shall be required for any future proposed development at the time of site plan review. 3. Will Not Cause Unreasonable Traffic Congestion (Section 14-497 (a) 5) The proposed project is not anticipated to have any significant adverse effect on regional traffic. No new curb cuts are being proposed with this plan. The applicant is aware that future traffic analysis in the form of a Traffic Impact Assessment (TIA) or Traffic Movement Permit (TMP) may be required as part of the site plan review process. 4. Will Provide for Adequate Sanitary Sewer and Stormwater Disposal (Section 14-497 (a) 6), and Will Not Cause an Unreasonable Burden on Municipal Solid Waste and Sewage (Section 14-497 (a) 7) Staff has confirmed with the applicant that at the time of site plan submittal a stormwater management plan pursuant to the regulations of Maine DEP Chapter 500 Stormwater Management Rules, including conformance with the Basic, General, and Flooding Standards will be provided for each individual development. In addition, the applicant shall submit the sewer capacity information needed for the City s review at time of site plan approval. 5. Scenic Beauty, Natural, Historic, Habitat and other Resources (Section 14-497 (a) 8) A portion of Lot 4 lies within the Old Port Historic District. The building elevations have been reviewed by the Historic Preservation Program Manager, Deborah Andrews, and no objections have been raised. The application for site plan review has not been submitted yet. At this time, no new development is being proposed. There shall be no impact to the natural beauty of the O:\PLAN\5 DEVELOPMENT REVIEW\1Dev Rev Projects\Fore St. - 158 (Portland Gateway\Public Hearing\Portland Gateway Memo.doc

Planning Board Report #2017-018 Four-lot Subdivision (Portland Gateway Project Subdivision) February 28 th, 2017 Public Hearing Page 5 area or adverse effects to significant wildlife habitat, rare or irreplaceable natural areas, or any public access to the shoreline. 6. Comprehensive Plan (Section 14-497 (a) 9) State Goal A encourages orderly growth and development in appropriate areas of each community, while protecting the State s rural character, making efficient use of public services and preventing development sprawl. Through this proposed subdivision, this goal and subsequent policies as seen below are being met in a number of ways. The applicant is seeking to create new, conforming lots on a currently vacant infill site located adjacent to the India Street neighborhood and the Old Port Historic and Commercial district. This project, as proposed, will ultimately lead to a significant increase in housing and job opportunities in a highly walkable location, easily accessible via public transportation. As an infill lot, this subdivision facilitates development opportunities away greenfield sites and in a location, that has already previously been developed. Maximize development where public infrastructure and amenities, such as schools, parks, public/alternative transportation, sewer lines, and roads, exist or may be expanded at minimal cost. Create new housing to support Portland as an employment center and to achieve an improved balance between paying jobs and housing. Encourage neighborhood business centers throughout the city to reduce dependence on the car and to make neighborhood life without a car more practical. Locate and design housing to reduce impacts on environmentally sensitive areas. The first policy of Housing: Sustaining Portland s Future is to ensure an adequate and diverse supply of housing for all. Objectives under that policy include the following: Ensure the construction of a diverse mix of housing types that offers a continuum of options across all income levels, which are both renter and owner-occupied. Encourage higher density housing for both rental and home ownership opportunities, particularly located near services, such as schools, businesses, institutions, employers and public transportation. Encourage housing within and adjacent to the downtown. The Downtown Vision Plan, developed in 1991 and later adopted as an appendix item for the Comprehensive Plan, emphasizes the importance of a diverse built environment, specifically calling out retail, office and residential land-uses as key to the future success of the city s downtown. The proposed subdivision plan will create new buildable lots available for new commercial, office and residential land uses in a location on the periphery of the Old Port Commercial District as well as within the India Street neighborhood. These together may serve to increase downtown s population, strengthen the need for additional retail opportunities and services and attract future jobs. Preserve and enhance the livability of Downtown Portland for residents, workers, shoppers and visitors. Maintain and enhance the Downtown s prominence as the regional center for commerce, human services, historic resources, culture and the arts. Encourage growth and development Downtown while preserving and strengthening the unique identity and character of the Downtown. O:\PLAN\5 DEVELOPMENT REVIEW\1Dev Rev Projects\Fore St. - 158 (Portland Gateway\Public Hearing\Portland Gateway Memo.doc

Planning Board Report #2017-018 Four-lot Subdivision (Portland Gateway Project Subdivision) February 28 th, 2017 Public Hearing Page 6 Achieve the highest quality urban experience through high standards of excellence for improvements to the physical environment, including new construction, building alterations, and the enhancement of the pedestrian environment. Preserve and enhance the quality and vitality of neighborhoods within and adjacent to the Downtown. 7. Easements The applicant has provided proof of an existing shared access, utility and drainage easement, recorded on July 6, 2016 that shall serve Lots 1, 2 and 3. 8. Financial Capability (Section 14-497 (a) 10) Staff has confirmed with the applicant that this information will be provided at the time of site plan review. IX. STAFF RECOMMENDATION Subject to the proposed motions and conditions of approval listed below, Planning Division staff recommends that the Planning Board approves the proposed development. X. PROPOSED MOTIONS DEVELOPMENT REVIEW On the basis of the application, plans, reports and other information submitted by the applicant, findings and recommendations contained in Planning Board Report #20-13 for application #2013-058 relevant to the Subdivision Ordinance and other regulations, and the testimony presented at the Planning Board hearing, the Planning Board finds the following: That the subdivision plan [is or is not] in conformance with the subdivision standards of the land use code, subject to the following conditions of approval: i. The applicant shall submit a final recording plat with the location, width and purpose of all rights-of-way or easements. ii. The applicant shall submit a final recording plat that includes the footprint and associated site improvements for the AC Hotel that was approved by the Planning Board on May 24, 2016. iii. The applicant shall submit a final recording plat where Hancock Street Extension is changed to Hancock Street. iv. At the time of site plan review for each individual development, the applicant shall be responsible for providing an amended subdivision plan that meets all applicable requirements as stipulated under Article IV. Subdivisions, of the City s Land Use Code. ATTACHMENTS: PLANNING BOARD MEMO ATTACHMENTS 1. Planning Staff Review 02.22.2017 2. Public Comment a. PC1: Paula Foley-Stelmack O:\PLAN\5 DEVELOPMENT REVIEW\1Dev Rev Projects\Fore St. - 158 (Portland Gateway\Public Hearing\Portland Gateway Memo.doc

Planning Board Report #2017-018 Four-lot Subdivision (Portland Gateway Project Subdivision) February 28 th, 2017 Public Hearing Page 7 APPLICANT S SUBMITTAL A. Cover Letter B. Application C. Deed D. Easement Document PLANS Plan 1 Recording Plat O:\PLAN\5 DEVELOPMENT REVIEW\1Dev Rev Projects\Fore St. - 158 (Portland Gateway\Public Hearing\Portland Gateway Memo.doc

Planning and Urban Development Department Planning Division February 22, 2017 Ara Aftandilian Portland Norwich Group, LLC 2330 Palm Ridge Road Sanibel, FL 33957 Matthew Phillips, Carroll Associates 217 Commercial St, Suite 200 Portland, ME 04101 RE: Staff Review Comments for Portland Gateway Project Subdivision (2017-018) Planning Board Review Project Name: Portland Gateway Project Subivision Project ID: (2017-018) Project Address: 158 Fore Street CBL: 019-B-20 Applicant: Ara Aftandilian Planner: Matthew Grooms Dear Mr. Lachman, Thank you for submitting a Level III Subdivision Plan application for a four lot subdivision located within the India Street Form Based Code District at 158 Fore Street. This proposal is being reviewed as a final plan for Planning Board review subject to the following applicable Land Use Code provisions: Subdivision Ordinance, Article IV Final Plan for Planning Board Review: Staff Review Comments Preliminary Subdivision Plan Comments Section 14-496 (Matthew Grooms) 1. The location, width and purpose of all rights-of-way or easements shall be included on the proposed subdivision plan. 2. Note. During the site plan review process, a lighting plan, showing the location, design, height and spacing from each other of the support poles, in accordance with standards and specifications established by the public works authority shall be provided (may be on separate plan). 3. All previously approved site plans and approved structures shall be included in the subdivision plan, specifically the AC Hotel. 1

4. Hancock Street Extension shall be changed to Hancock Street. Additional Submittals Required: Please upload the digital plans and documents to address staff comments. Upon receipt of the revised material, the City of Portland will review the additional plans and information for conformance with applicable ordinances. Please be aware that an application expires within 120 days of the date upon which this written request for additional information was made and only one set of revised plans may be submitted for review. This item is scheduled to go before the Planning Board as a public hearing item on February 28, 2017 at 7:00 pm where the staff will provide the Planning Board with a recommendation to approve, approve with conditions, or deny the final site plan. If you have any questions, feel free to contact me at (207) 874-8725 or by email at mgrooms@portlandmaine.gov. Sincerely, Matthew Grooms Planner Electronic Distribution: Tuck O Brien, Planning Division Director Barbara Barhydt, Development Review Services Manager Victoria Morales, Associate Corporation Counsel Anne Machado, Zoning Administrator Captain Keith Gautreau, Fire Jeff Tarling, City Arborist Tom Errico, P.E., TY Lin Associates Lauren Swett, P.E., Woodard & Curran 2

Google Groups Application ID2017 018 or CBL#019 B020001. aka the vicinity of 158 Fore St. Paula Foley Stelmack <mstelma1@maine.rr.com> Posted in group: Planning Board Feb 10, 2017 2:18 PM Hello Planning Board, My name is Paula Foley Stelmack and I live with my husband at 207 Fore St. (in a condo over the Hampton Inn). We have been here for 5+ years and I have some information that you should consider prior to your approving the proposed sub division. I can see the proposed subdivision from my window and walk by the site nearly every day and am extremely familiar with this area. As you know, Fore St. is fairly narrow in the India St. area and is extremely narrow in the vicinity of the proposed subdivision. The main route to access the proposed subdivision is from Franklin St (via 295). As you turn left onto Fore St., the vehicular traffic is often at a standstill waiting for vehicles to enter and exit the Hampton Inn or the 200+ vehicle parking lot across the street. Adding more traffic to this already bottlenecked area is a recipe for additional pedestrian and vehicle accidents. The traffic accessing the subdivision would need to travel through the already crowded intersection of Fore and India St. This again is a heavy pedestrian area and adding additional vehicles without a second route of egress is not safety wise. The suggestion of putting a stop light at this intersection would further back up traffic on Fore in front of the Hampton Inn, complicating an already existing problem. India street was not designed for the amount of traffic you are considering. The city has already approved an AC Hotel on this site with parking across the street. This will allow 100+ new vehicle to cross Fore St. back and forth to the hotel at least daily on top of existing traffic. This, in addition to the folks who already use the parking garage, will put too much pressure on an already struggling area. The additional private vehicles is one issue; however, if additional residential and commercial buildings are approve, they will require additional commercial traffic as well. Each weekday, I drive through this area and the Old Port and each and every day, come across a tractor trailer delivering goods to restaurants, stores and hotels. Once tractor trailer stopped on Fore St. caused blind spots for drivers and pedestrians. I am not in favor of dividing this vacant lot into 3 lots. I realize that Portland is growing heck, I moved here 5 years ago myself from Gorham. But I do want us together to build where it make sense with appropriate consideration of traffic and pedestrians. This does not appear to be the right place for further subdivision. Thanks you for your time in considering my comments. Sincerely

Paula Foley Stelmack 207 Fore St. Unit 1 Portland, ME 04101 207 831 3683 (c )

17 Main Street, P.O. Box 394 Topsfield, Massachusetts 01983 January 27, 2017 Ms. Barbara Barhydt Mr. Tuck O Brien City of Portland Planning Division 389 Congress Street, 4th Floor Portland, ME 04101 Re: Portland Gateway Project Subdivision Plan Fore/Thames/India Streets Dear Barbara & Tuck, On behalf of Portland Norwich Group LLC and Portland Norwich Acquisition LLC, I am submitting a Level III Final Site Plan Application for the subdivision of the remainder lot adjacent to the AC Hotel Portland project. A Recording Plat has been prepared by Owen Haskell and is dated January 12, 2017. The subject property is shown as Lot 2 on the Recording Plat dated March 11, 2016 and recorded in Plan Book 216, Page 185. The property is 32,102 SF of vacant land. Lot 1 on this Plat is the AC Hotel Portland lot. Portland Norwich Group LLC conveyed Lot 2 to Portland Norwich Acquisition LLC on July 6, 2016, and this deed is recorded in Book 32730, Page 337. This conveyance was necessary to create a single purpose entity for construction financing for the AC Hotel Portland project. The new subdivision plan creates three new lots, Lots #2, #3 and #4, within the previous Lot 2, for future residential and commercial buildings. The previous Lot 2 and the three new lots will have the benefit of the Access, Drainage and Utility Easement Agreement recorded in Book 55979, Page 82 on October 20, 2016. I have included a copy of this easement with this application. Please let me know if you have any questions or require additional information. Thank you. Sincerely, Ara Aftandilian Ara Aftandilian

Level III Preliminary and Final Site Plans Development Review Application Portland, Maine Planning and Urban Development Department Planning Division Portland s Planning and Urban Development Department coordinates the development review process for site plan, subdivision and other applications under the City s Land Use Code. Attached is the application form for a Level III: Preliminary or Final Site Plan. Please note that Portland has delegated review from the State of Maine for reviews under the Site Location of Development Act, Chapter 500 Stormwater Permits, and Traffic Movement Permits. Level III: Site Plan Development includes: New structures with a total floor area of 10,000 sq. ft. or more except in Industrial Zones. New structures with a total floor area of 20,000 sq. ft. or more in Industrial Zones. New temporary or permanent parking area(s) or paving of existing unpaved parking areas for more than 75 vehicles. Building addition(s) with a total floor area of 10,000 sq. ft. or more (cumulatively within a 3 year period) except in Industrial Zones. Building addition(s) with a total floor area of 20,000 sq. ft. or more in Industrial Zones. A change in the use of a total floor area of 20,000 sq. ft. or more in any existing building (cumulatively within a 3 year period). Multiple family development (3 or more dwelling units) or the addition of any additional dwelling unit if subject to subdivision review. Any new major or minor auto business in the B-2 or B-5 Zone, or the construction of any new major or minor auto business greater than 10,000 sq. ft. of building area in any other permitted zone. Correctional prerelease facilities. Park improvements: New structures greater than 10,000 sq. ft. and/or facilities encompassing 20,000 sq. ft. or more (excludes rehabilitation or replacement of existing facilities); new nighttime outdoor lighting of sports, athletic or recreation facilities not previously illuminated. Land disturbance of 3 acres or more (includes stripping, grading, grubbing, filling or excavation). Portland s development review process and requirements are outlined in the Land Use Code (Chapter 14) which is available on our website: Land Use Code: http://me-portland.civicplus.com/documentcenter/home/view/1080 Design Manual: http://me-portland.civicplus.com/documentcenter/view/2355 Technical Manual: http://me-portland.civicplus.com/documentcenter/view/2356 Planning Division Office Hours Fourth Floor, City Hall Monday thru Friday 389 Congress Street 8:00 a.m. 4:30 p.m. (207) 874-8719 planning@portlandmaine.gov

PROJECT NAME: PORTLAND GATEWAY PROJECT SUBDIVISION PROPOSED DEVELOPMENT ADDRESS: FORE, INDIA, THAMES STREETS PROJECT DESCRIPTION: LAND SUBDIVISION: DIVIDE VACANT LAND PARCEL (ADJACENT TO THE AC HOTEL PORTLAND) INTO THREE SEPARATE LOTS. CHART/BLOCK/LOT: MAP 19, BLOCK B, LOT 20 PRELIMINARY PLAN (date) 019-B-20 FINAL PLAN (date) CONTACT INFORMATION: Applicant must be owner, Lessee or Buyer Name: ARA AFTANDILIAN Applicant Contact Information Work #: 978.887.3640 Business Name, if applicable: PORTLAND NORWICH GROUP, LLC PORTLAND NORWICH ACQUISITION, LLC Address: 2330 PALM RIDGE ROAD Home #: Cell #: Fax#: City/State : SANIBEL, FL Zip Code: 33957 e-mail: AA.SUMMIT@PRODIGY.NET Owner (if different from Applicant) Name: SAME AS APPLICANT Address: Owner Contact Information Work #: Home #: City/State : Zip Code: Cell #: Fax#: e-mail: Agent/ Representative Name: SAME AS APPLICANT Address: Agent/Representative Contact information Work #: Home #: City/State : Zip Code: Cell #: Fax#: e-mail: Billing Information Billing Contact Information Name: Work #: 978.887.3640 Home #: Address: P.O. BOX 394 Cell #: Fax#: City/State : TOPSFIELD, MA Zip Code: 01983 e-mail:

Engineer Engineer Contact Information Name: NOT APPLICABLE Work #: Address: Home #: City/State : Zip Code: Cell #: Fax#: e-mail: Surveyor Name: JOHN SWAN, OWEN HASKELL, INC. Address: 390 US ROUTE ONE City/State : FALMOUTH, ME Zip Code: 02127 Surveyor Contact Information Home #: Work #: 207.774.0424 Cell #: Fax#: Architect Name: Address: NOT APPLICABLE e-mail: JSWAN@OWENHASKELL.COM Architect Contact Information Work #: Home #: City/State : Zip Code: Cell #: Fax#: e-mail: Attorney Name: LEE LOWRY, JENSEN BAIRD GARDNER HENRY Address: 10 FREE STREET, PO BOX 4510 City/State : PORTLAND, ME Zip Code: 04112-4510 Designated person/person(s) for uploading to e-plan: Name: ARA AFTANDILIAN e-mail: AA.SUMMIT@PRODIGY.NET Attorney Contact Information Work #: Home #: 207.775.7271 Cell #: e-mail: LLOWERY@JBGH.COM Fax#: Name: e-mail: MATTHEW PHILLIPS, CARROLL ASSOCIATES MPHILLIPS@CARROLL-ASSOC.COM Name: e-mail:

APPLICATION FEES: Level III Development (check applicable reviews) Less than 50,000 sq. ft. ($750.00) 50,000-100,000 sq. ft. ($1,000) 100,000 200,000 sq. ft. ($2,000) 200,000 300,000 sq. ft. ($3,000) over 300,00 sq. ft. ($5,000) Parking lots over 11 spaces ($1,000) After-the-fact Review ($1,000.00 plus applicable application fee) Plan Amendments (check applicable reviews) Planning Staff Review ($250) Planning Board Review ($500) _ The City invoices separately for the following: Notices ($.75 each) Legal Ad (% of total Ad) Planning Review ($50.00 hour) Legal Review ($75.00 hour) Third party review fees are assessed separately. Any outside reviews or analysis requested from the Applicant as part of the development review, are the responsibility of the Applicant and are separate from any application or invoice fees. Other Reviews (check applicable reviews) X Traffic Movement ($1,500) Stormwater Quality ($250) Subdivisions ($500 + $25/lot) # of Lots x $25/lot = Site Location ($3,500, except for residential projects which shall be $200/lot) # of Lots x $200/lot = Other Change of Use Flood Plain Shoreland Design Review Housing Replacement Historic Preservation 3 $75 = $575 INSTRUCTIONS FOR ELECTRONIC SUBMISSION: Please refer to the application checklist (attached) for a detailed list of submission requirements. 1. Fill out the application completely and e-mail the application only to planning@portlandmaine.gov (Please be sure to designate a person who will be responsible for uploading documents and drawings.) This step will generate the project ID number for your project. 2. An invoice for the application fee will be e-mail to you. Payments can be made on-line at Pay Your Invoice, by mail or in person at City Hall, 4 th Floor. Please reference the Application Number when submitting your payment which is located in the upper left hand corner of the invoice. 3. The designated person responsible for uploading documents and drawings will receive an email from eplan@portlandmaine.gov with an invitation into the project. At this time, you will upload all corresponding documents and plans into the project. For first time users you will receive a temporary password which you must change on entry. Make note of your username and password for any future projects. Reminder: Before the project can move forward, the application fee shall be paid in full and all required documents and drawings shall be uploaded into e-plan correctly. 4. Follow the link below (Applying Online Instructions) for step by step instructions on how to do the following: Tab 1 - Setting up the appropriate compatibility settings for your PC and getting started in e-plan. Tab 2 - Preparing your drawings, documents and photos for uploading using the correct naming conventions Tab 3 - Preparing and uploading revised drawings and documents Applying Online Instructions 5. When ready, upload your files and documents into the following folders: "Application Submittal Drawings" "Application Submittal Documents"

PROJECT DATA The following information is required where applicable, in order to complete the application. 32,102 Total Area of Site sq. ft. Proposed Total Disturbed Area of the Site sq. ft. If the proposed disturbance is greater than one acre, then the applicant shall apply for a Maine Construction General Permit (MCGP) with DEP and a Stormwater Management Permit, Chapter 500, with the City of Portland. Impervious Surface Area Impervious Area (Total Existing) Impervious Area (Total Proposed) Building Ground Floor Area and Total Floor Area Building Footprint (Total Existing) Building Footprint (Total Proposed) Building Floor Area (Total Existing) Building Floor Area (Total Proposed) 32,102 sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. Zoning Existing Proposed, if applicable Land Use Existing Proposed Residential, If applicable # of Residential Units (Total Existing) # of Residential Units (Total Proposed) # of Lots (Total Proposed) # of Affordable Housing Units (Total Proposed) Proposed Bedroom Mix # of Efficiency Units (Total Proposed) # of One-Bedroom Units (Total Proposed) # of Two-Bedroom Units (Total Proposed) # of Three-Bedroom Units (Total Proposed) Parking Spaces # of Parking Spaces (Total Existing) # of Parking Spaces (Total Proposed) # of Handicapped Spaces (Total Proposed) Bicycle Parking Spaces # of Bicycle Spaces (Total Existing) # of Bicycle Spaces (Total Proposed) Estimated Cost of Project INDIA STREET FORM BASED CODE AND SHORELAND SAME VACANT, SINGLE LOT VACANT, 3 LOTS

Applicant Checklist X X X X X Planner Checklist FINAL PLAN - Level III Site Plan GENERAL WRITTEN SUBMISSIONS CHECKLIST # of (* If applicant chooses to submit a Preliminary Plan, then the * items were Copies submitted for that phase and only updates are required) 1 * Completed Application form 1 * Application fees 1 * Written description of project 1 * Evidence of right, title and interest 1 * Evidence of state and/or federal permits 1 * Written assessment of proposed project's specific compliance with applicable Zoning requirements * Summary of existing and/or proposed easements, covenants, public or 1 private rights-of-way, or other burdens on the site 1 * Evidence of financial and technical capacity 1 Construction Management Plan A traffic study and other applicable transportation plans in accordance with 1 Section 1 of the technical Manual, where applicable. Written summary of significant natural features located on the site (Section 14-1 526 (b) (a)) 1 Stormwater management plan and stormwater calculations 1 Written summary of project's consistency with related city master plans 1 Evidence of utility capacity to serve 1 1 1 1 Written summary of solid waste generation and proposed management of solid waste A code summary referencing NFPA 1 and all Fire Department technical standards Where applicable, an assessment of the development's consistency with any applicable design standards contained in Section 14-526 and in City of Portland Design Manual Manufacturer s verification that all proposed HVAC and manufacturing equipment meets applicable state and federal emissions requirements. Updated: October 6, 2015-7 -