Historic North School at 248 Congress Street seeks window replacement approval

The City of Portland's Hybrid Historic Preservation Board convened on May 7, 2025, to discuss a significant window replacement project at the historic North School located at 248 Congress Street. This landmark structure, part of the India Street Historic District, has undergone various alterations since its original construction in the 1890s. The current proposal aims to restore some of the building's lost character while addressing the practical needs of its residents.

The property owners are seeking to replace the existing vinyl windows, which were installed during a major renovation in the 1980s. These windows, a combination of fixed spandrel panels and double-hung designs, have reached the end of their lifespan. The proposed new windows will attempt to replicate the original architectural features, including arch-topped and flat-topped designs that reflect the building's historical significance.

The board reviewed two main types of window designs. The first involves arch-topped windows that would feature a fixed spandrel panel emulating the divided light pattern of the historic upper sash, paired with a double-hung window below. The second design focuses on flat-topped windows, with suggestions to adopt a 9 over 9 or 12 over 12 configuration to better align with the building's historical aesthetic. However, the board expressed concerns about the proposed 6 over 6 design, urging the applicants to explore options that would more closely resemble the original window patterns.

Michael Coyne, representing the property owners, emphasized the challenges of working within an occupied building, which limits the scope of renovations. The project must also comply with guidelines from the National Park Service, as it is tied to historic rehabilitation tax credits. The board acknowledged the need for a balance between maintaining historical integrity and accommodating modern building codes and tenant needs.

Public comments during the meeting highlighted appreciation for the thoughtful approach to the project, with suggestions for ensuring that any tinting of the windows remains reversible for future restoration possibilities.

As deliberations continued, the board recognized the complexity of the project, noting the importance of preserving the building's historical character while addressing practical concerns. The outcome of this meeting will influence the next steps in the window replacement process, as the applicants work to finalize their designs in collaboration with preservation experts. The board's commitment to maintaining the integrity of Portland's historic structures remains a priority as they navigate these modern challenges.