[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6062574,"mediaKeyId","3277405-b0dc7fb175cdb1ed1cf4ab7c96740083","parentId",3277405,"title","Board approves amended north‑façade design for Block 6 at 58 Fourth Street, conditions evidence of land title","audioSeconds",1422,"startMs",5823000,"endMs",7245000,"viewUrl","/Search/View?dp=1&key=3277405-b0dc7fb175cdb1ed1cf4ab7c96740083&start=5823&end=7245","thumbnailUrl","https://assets.pipeline.soar.com/3277405-b0dc7fb175cdb1ed1cf4ab7c96740083/thumbnail_5823000.jpg","articleUrl","/articles/6062574/Portland/Cumberland-County/Maine/Board-approves-amended-northfaçade-design-for-Block-6-at-58-Fourth-Street-conditions-evidence-of-land-title","mediaUrl","https://secure.pipeline.soar.com/6062574-38638f9325c7fd65d151d895bb41c7d7/orig.mp4?Expires=1771152931&Signature=aa2wmh5pk3yVPm7A0EH1l656dRuj4yxAXA9gdpR1ijY41W~x6ReutzPc7GAEcm2zv4bETg~pnkW~alxky0v27pAy2cMapN5ogZK2j25aUVV6D2vSDe4Q0hhwZZZiU1pdmS4aCfSv9JXKvxSdwaPppZwInbrJiCXpdZvCx6oH5smEYCCi~ZNJ~aUsnT1tgjMGJI8Fn7ICaza1SRmFBCIshKQL8TQ7I5cs7wr0hdOKNQ~JGDJVxCNlvVmgoQX7TA2m-QNRIghF-lG5EpryKYE0YB01rION7fwKHLVF5YJ7OpOCsE5hBR3zDPt0xKGBIeonxa4TC8Sk3szXKnib1lp3Ww__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Portland","date","2025-05-06T00:00:00Z","article","The Portland Historic Preservation Board on May 7 approved an amended north‑façade design for Block 6 of the 58 Fourth Street development, which partially sits inside the Munjoy Hill Historic District, and added a condition that the applicant provide staff evidence of right, title and interest for the parcel underlying a proposed pedestrian access path.

Applicant representatives from the developer and the project architect described a substantial redesign of the Block 6 north elevation that draws on district cues — brick piers, vertically oriented window bays, articulated entrances with sidelights, and two tones of brick to break horizontal massing. The redesign reintroduces window rhythm and a double‑height entry articulation to reduce the perception of scale from public vantage points on the Eastern Promenade.

The presentation noted the site’s steep slope and a bridge that connects the building entry area to the promenade at a higher grade. The applicant described a proposed pedestrian path and a small overlook that would link the building to the promenade; neighbors and residents raised questions about the ownership of the parcel where that trail and overlook are proposed and how the trail would be managed, whether it would be a public easement, hours of access, maintenance, trash and noise controls, and whether it would be passable year‑round.

Staff told the board the land use code does not mandate a specific order for planning‑board and historic‑board review and that applicants may seek HP approval first; the project team said a site‑plan amendment that will incorporate the rear parcel into the formal development package will be submitted soon. The board requested that staff verify right, title and interest for the parcel where the new path is shown and made that verification a condition of the HP approval.

Following discussion of scale, materials, and visual impact, a board member moved to approve the amended design. The motion included the condition that the applicant provide staff with sufficient evidence of right, title and interest for the parcel underlying the pedestrian access. The motion passed on a roll call vote.

What happens next: The applicant will submit the site‑plan amendment materials and the requested title/interest documentation to staff. Staff will confirm the ownership and record any required easements or maintenance agreements as part of the planning review.","mediaType","Video","parentTitle","City of Portland Hybrid Historic Preservation Board Meeting May 07, 2025","oneSentenceSummary","The board approved an amended north‑façade design for new construction at Block 6 (58 Fourth Street) that sits partly inside the Munjoy Hill Historic District, and required the applicant to provide evidence of right, title and interest for the parcel used by a new pedestrian path.","taxTitle","Portland, Cumberland County, Maine","taxId",2582,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6062578,"Board conditionally approves window plan for landmark North School at 248 Congress Street",2240,4920000,7160000,"/Search/View?dp=1&key=3277405-b0dc7fb175cdb1ed1cf4ab7c96740083&start=4920&end=7160","https://assets.pipeline.soar.com/3277405-b0dc7fb175cdb1ed1cf4ab7c96740083/thumbnail_4920000.jpg","/articles/6062578/Portland/Cumberland-County/Maine/Board-conditionally-approves-window-plan-for-landmark-North-School-at-248-Congress-Street","https://secure.pipeline.soar.com/6062578-aa2baf4ed56cd0ac2adce14bb524346d/orig.mp4?Expires=1771152931&Signature=LrM8fCc8eAeS79zmAn2Mb~hOYr8N3IRFAO2CJvQMCaFdIrEQnI3c0JpJkrceSWxuuep7SLnjJ-MoIpuPR-H2lRbK9~vPh8Yy~oxJLwcHITJIE0KklRkeaTUr8HV00g0VIH~sNBh3At94bmsNm86ahvBCuk-F5CgZ-W70Pg5KiEZCl1D~iAk7-e2u-vVXl1RKa8aB8FsHc4reCg~fqZQxTaUxX1Mp5swrK~t5uj~O~vGn93fJz-OLzFGUwX80BRDFCOx-wji6ZDE-zlvFCILOwMRCZ8Lf2JVephRC5uRQbPZ0PEWiXROCmnWndFDZWvjfiZ1YrciL9wSPquKVQqR5wQ__&Key-Pair-Id=KUT5TJCACFTXG","The Portland Historic Preservation Board on May 7 conditionally approved a plan to replace windows at the North School (248 Congress Street), a landmark building within the India Street Historic District, but asked the applicant to pursue window divisions that better match the historic divided‑light patterns and to provide final details for staff review.

The building’s existing window configuration dates in part from a 1980s conversion that introduced fixed spandrel panels above inserted double‑hung sash to conceal dropped ceilings and mechanical systems. The property owner is replacing the existing assemblies and proposed designs that emulate historic divided‑light patterns by using a fixed upper panel that visually represents the original multi‑light upper sash and a lower operable sash sized to meet egress and ventilation needs.

Staff and the applicant described two main window types at issue: arched‑top windows original to 19th‑century designs and later flat‑headed windows introduced in the 1920s. The project team and staff presented options that use fixed upper panels with simulated divided lights and lower operable sash in multiple configurations (examples shown included 9‑light patterns and 6‑light variations). The applicant said the building must remain occupied during work and that interior ceilings and mechanical routes constrain how much of the original opening can be restored.

Board members and staff discussed alternative operating types (casements or awnings) that could better reproduce a historic upper‑light appearance while providing adequate operability, egress and thermal performance. Members also asked for glazing and trim details, profiles for brick mold and meeting rails, and reversible solutions for the fixed panels.

After questions and a public comment period in which Greater Portland Landmarks urged reversibility, a board member moved to conditionally approve the application. The board’s approval requires the applicant to investigate options that better emulate historic divided‑light patterns where feasible and to submit final window specifications to historic preservation staff for review and approval. The motion passed on a roll call vote.

What happens next: The applicant will work with staff and preservation consultants (including Essex Preservation and the National Park Service for tax‑credit review as applicable) on final window details and provide product and profile specifications for administrative approval.","The board approved a revised window plan for the landmark North School (248 Congress St.), allowing fixed spandrel panels above operable sash to accommodate interior drop ceilings while requiring the applicant to pursue divided‑light patterns and submit final specifications to staff.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6062583,"Board delays decision on after‑the‑fact window replacements at 187 Danforth Street",2130,2760000,4890000,"/Search/View?dp=1&key=3277405-b0dc7fb175cdb1ed1cf4ab7c96740083&start=2760&end=4890","https://assets.pipeline.soar.com/3277405-b0dc7fb175cdb1ed1cf4ab7c96740083/thumbnail_2760000.jpg","/articles/6062583/Portland/Cumberland-County/Maine/Board-delays-decision-on-afterthefact-window-replacements-at-187-Danforth-Street","https://secure.pipeline.soar.com/6062583-36599637f6497ff3488b5a45e2d58809/orig.mp4?Expires=1771152931&Signature=YqYYCSR9EYJnXCq9w4qRuHUchTOyrpgWZwlDEtAllDr3JF3c0zdWmyLdQsk64d8yfp85Av9vS9bmQvq6FezTTiVTTTr2L6Ku-XQsz5tKFu2El8IflT7NebMyUp4evUZqlDJGbre8JbL6huexHV6Fbjjp32wwDIUn6wbFKBYKAp~su10O64TS8B-Znp9RW~d8muqBEQ5GGcvUZwyAEVNdI9FDZRERQ7pSInRkc4YkOHUk6Pa6bOlVt2J9VrgUTNyzMpx8iQEkjY4zmEi~bonETHeOVQxRhU4MUY89ILPr-TS4eOldzX~g5c0K6AXCuZNwoFBrWpwt0FNLA6XEmCsMTA__&Key-Pair-Id=KUT5TJCACFTXG","The Portland Historic Preservation Board on May 7 took up an after‑the‑fact review of replacement windows installed at 187 Danforth Street, a contributing property in the West End Historic District, and tabled the matter to allow staff and the applicant to pursue mitigation options.

Staff showed historic photos and the current condition and told the board the issue before them was whether the installed windows are consistent with the board’s standards for alterations to contributing properties. Applicant Thomas Daugherty explained he replaced multiple windows for energy efficiency and light and said porch windows had been failing; he said the intent was to use high‑quality units common elsewhere in the West End.

Board members said the original multi‑pane upper sash and meeting‑rail proportions were a character‑defining feature of the house. Several members said the windows removed contained distinctive historic patterning that could not be fully recreated by the current replacement units. Members explored possible remedies that would avoid wholesale replacement of the newly installed windows, including applied muntins or snap‑in divided‑light kits available from some manufacturers to recreate the appearance of the historic sash without replacing the installed frames.

One neighbor who testified online said the new windows were not out of character with the street and supported approval. The applicant said some of the original windows had been discarded before the board convened and that he had discussed retrofit options with staff and some manufacturers.

The board agreed there is a character‑defining window pattern but that the windows are already installed. Members directed staff to work with the applicant to identify feasible, reversible modifications (for example, applied muntins or compatible retrofit kits) that would better reflect the historic divided‑light appearance while leaving the installed units in place if the modification is demonstrably achievable. The board voted to table the application so the applicant and staff can pursue those options.

What happens next: Staff will research retrofit options, work with the applicant and manufacturers on compatible applied muntins or kits, and bring a revised application or recommendation back to the board for final action.","The board reviewed an after‑the‑fact installation of replacement windows at a contributing West End property and directed staff to work with the applicant on reversible mitigation such as applied muntins; the application was tabled so the applicant can pursue options.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6062587,"Portland Historic Preservation Board tables new procedural rules after members seek clarifications",2498,234000,2732000,"/Search/View?dp=1&key=3277405-b0dc7fb175cdb1ed1cf4ab7c96740083&start=234&end=2732","https://assets.pipeline.soar.com/3277405-b0dc7fb175cdb1ed1cf4ab7c96740083/thumbnail_234000.jpg","/articles/6062587/Portland/Cumberland-County/Maine/Portland-Historic-Preservation-Board-tables-new-procedural-rules-after-members-seek-clarifications","https://secure.pipeline.soar.com/6062587-79a3a5935be07b0b05a347383db13952/orig.mp4?Expires=1771152931&Signature=N~t7UmCbEeGVTX01LNhX1V7ucpb9c4IME-3YZ7-PxVquATfJjbZB-m47XuYX18NqYFilEnxmU-AdCZi4Ao~su9JOzPAcg9Rqef78xeeg8ignk8VkL9ovpz-wABmMLvJJQM0UZcBvW266q0RbKwhAAymxsfr8wGyiZtGKgFddBeL1mJ5zRs7BHuu--jEjJAanJALqApLyQs36Ajp5EwAIWicjwMCgxbDhBcgC9OLqJ1NGamQwiDLL9elOSqVYHYgITMjLhsDlDnMpn3axNFdtz4uFaFxSUzsx1M7wEnDL2wkcy9uiBR5k4VeEOkha0eDxFWITyptTKVUv9LCTbr4x1A__&Key-Pair-Id=KUT5TJCACFTXG","The Portland Historic Preservation Board on May 7 reviewed proposed procedural rules meant to codify how the board runs meetings and to supplement the land‑use code, but members asked for edits and voted to table the proposal so staff can revise it.

Board staff said the draft borrows from the planning board and the council, formally incorporates a simplified version of Robert's Rules of Order, clarifies agenda setting and officer elections, and adds procedures for disclosures, ex parte contacts, and how the chair may manage public comment. Associate corporation counsel Amy McNally reviewed the draft and answered legal questions during the meeting.

Members raised multiple technical and practical issues they wanted changed before adopting the rules. Questions focused on (1) how agenda items are set and whether the draft should reflect current practice that staff assembles agendas in consultation with the chair; (2) how and where board members should disclose ex parte contacts or conflicts of interest; (3) the standard for special‑meeting notice and public notice that the land‑use code requires; and (4) whether subcommittees should be allowed and how that power might be limited.

Board members also asked the rules to spell out when an applicant may rebut public comments and how to treat contested, appellate‑style hearings differently from ordinary applications. Several members asked that disclosures be called earlier in the meeting to reduce disruption, and that the meeting schedule language be flexible rather than hardcoded to specific weekdays.

There were no public comments on the draft rules. After discussion, a board member moved to table the item so staff can incorporate the edits the board requested and return with revised text. The motion carried on a roll‑call vote.

The board directed staff to draft revised language clarifying agenda setting (chair consultation with staff), a process and timing for disclosure/ex parte statements, flexibility on regular meeting schedules, and clearer wording about applicant rebuttal during appellate versus nonappellate hearings. Staff will return the rules for further consideration at a future meeting.

What happens next: Staff will prepare a revised draft that addresses the board’s concerns and present it at a subsequent meeting. The board’s vote to table does not adopt any of the draft rules.","The Portland Historic Preservation Board reviewed proposed procedural rules that would codify a \"Robert's Rules light\" approach, clarify agendas, disclosure and ex parte guidance, and public-comment procedures. Board members requested edits and voted to table the item for staff revision.","actionData","errors"]

Article not found

Board approves amended north‑façade design for Block 6 at 58 Fourth Street, conditions evidence of land title

Board conditionally approves window plan for landmark North School at 248 Congress Street

Board delays decision on after‑the‑fact window replacements at 187 Danforth Street

Portland Historic Preservation Board tables new procedural rules after members seek clarifications