The Maine Affordable Housing Coalition reports that on any given night nearly 800 of our fellow Mainers sleep at emergency shelters across the state.  Thousands more greatly disadvantaged families wait for safe, warm affordable apartments to call home.  There is a serious shortage of affordable housing in Maine.

During the past several years, the Maine State Housing Authority (MSHA) has funneled federal, state, and local tax dollars to finance the construction of low-income apartments costing up to $292,000 each.  The Elm Terrace units in Portland were recently budgeted to cost $314,000 each. The project was stalled in September because of increased scrutiny by me and four new MSHA board members appointed by Governor LePage.  In December, the executive director approved the 38 Elm Terrace apartments costing taxpayers $265,000 each.

The public debate about affordable housing in Maine is healthy.  As it proceeds, I believe that all of us can agree on one fundamental point: Building a small number of expensive units is unfair to those families desperately in need of a safe place to live, and unfair to the taxpayers who foot the bill.

MSHA plays a central role in addressing the shortage of low-income housing in Maine.  It is a quasi-independent “instrumentality” of state government with 140 employees, a $14 million operating budget, and $1.6 billion of outstanding bonds it has sold to investors to fund some of its programs.  One of its missions is to move as many of our most vulnerable families as possible off waiting lists and out of homeless shelters, and into safe affordable apartments.

State government likely faces shrinking taxpayer dollars to help achieve this important goal.  Even so, I’ve been surprised by the efforts to defend the status quo.  For example, some justify the unacceptably high cost to taxpayers of the once proposed $314,000 Elm Terrace apartments by citing the expensive location in downtown Portland.  The new MSHA board believes that building a small number of expensive units anywhere is unfair to our most vulnerable families and to our taxpayers.

Others downplay the high cost to build affordable housing by arguing that new construction today is more expensive than the market values of comparable existing structures.  Ok, then why not explore the possibility of modifying the less costly current housing stock to provide safe apartments for those families-in-need, instead of building more expensive units from scratch?

Some criticize the comparison of the nearly $300,000 cost of a 1,100-square-foot “affordable” apartment to the $159,000 median price of a 2,000-square-foot single-family home in Maine. Why shouldn’t Maine taxpayers know that they are paying for expensive low-income apartments which greatly exceed the falling values of their own homes?  It’s their money.

In a SunJournal OpEd on December 9, "Time to end the witch hunt," State Senator Margaret Craven (D-Lewiston) states that “costs have been controlled so successfully that the MaineHousing-funded portion of multifamily projects is the same as it was prior to 2006.” Maine taxpayers also pay federal and local taxes, all of which are used to build the MSHA low-income apartments.  All of it is our hard-earned money.  It doesn’t grow on trees.

On December 11, a Portland Sunday Telegram editorial, "Our View: Treasurer taking cheap shots at housing agency," stated that “not a single dollar of taxpayer money from the state’s General Fund will be spent on Elm Terrace.  Instead, federal tax credits were awarded to a private developer, who used them to leverage private investment in a project that would not otherwise be built.”  MSHA uses taxpayer dollars in the form of both cash and state/federal tax credits paid to developers to build low-income housing. Whether cash, or a reduction of income taxes owed because of the tax credits, all of this money comes from those who pay federal, state, and local taxes.

On December 15, State Senator Joseph Brannigan (D-Portland) and Representative Stephen Lovejoy (D-Portland) penned an OpEd in the Portland Press Herald about the affordable housing issue, "Setting the record straight on costs of Maine affordable housing."  They support the restoration of historic buildings.  So do I.  When growing up in Waterville, I remember Main Street lined with old stately brick buildings.  Sadly, the 1960s Urban Renewal brought the wrecking ball to many of those priceless pieces of our history and culture.  But, if it costs too much to construct low-income apartments in some historic buildings, let private developers build luxury condominiums and prime office space there.  Also, building more and less costly apartments will provide more badly needed construction jobs than building a smaller number of expensive units.

Some support urban development of low-income housing for convenience to employment opportunities, public transportation, and public services.  Two months ago I asked the MSHA staff to provide the board with the data showing where Maine families-in-need are located. Maybe there are opportunities to build some less costly apartments along bus lines just outside urban centers that are convenient to malls and other services.  The board has yet to receive this information.

In a recent email about the topic, State Senator Elizabeth Schneider (D-District 30, Penobscot County) suggests that concerns about wasteful spending at MSHA be discussed with the Legislature.  She has a point.  The MSHA executive director is not accountable to any person or governing body for how hard-earned taxpayer dollars are spent.  The individual is appointed by the governor for a four-year term.  During that period, the executive director does not report to MSHA board.  Board members can ask questions and push for transparency, but cannot provide taxpayers with the same oversight extended at every other quasi-independent Authority.

MSHA has an important role in addressing the shortage of truly affordable housing in Maine. Stretching every taxpayer dollar will enable state government to help more of our most vulnerable fellow Mainers move off waiting lists, out of homeless shelters, and into safe apartments — while being fair to the taxpayers who foot the bills.

To that end, I suggest that MSHA (1) create financial incentives for developers to lower the cost per apartment; (2) continue the board-initiated elimination of expensive and unnecessary building standards, like solar hot water heaters; (3) explore non-traditional strategies to provide the most cost efficient low-income housing; and (4) require the executive director to report to the board, like at every other quasi-independent Authority in Maine.

As we start the New Year, let’s all embrace Maine’s unique sense of community to address our affordable housing problem.  Let’s be creative and frugal, and use common sense and transparency to help the most vulnerable among us, while being accountable to the taxpayers who pay the bills.

Best wishes,

Bruce Poliquin
Maine State Treasurer

Damage to this home was likely caused by holiday lighting

Insurance Superintendent Eric Cioppa is urging Mainers to plan ahead for winter storms, weather-related emergencies, and accidental fires associated with heating sources, holiday decorations and other potential winter hazards. Homeowners and renters are encouraged to check their insurance policies and make sure their coverage is sufficient to address property damage.

“With severe weather always a possibility this time of year, it’s important to make sure your home or apartment is protected from storms and other potential winter hazards,” Superintendent Cioppa stated. “Too many policyholders are devastated to learn—after suffering a loss—that their homeowners or renter policy doesn’t cover a particular loss.”

Cioppa listed common examples of winter-related property damage that is typically covered by standard policies:

• damage caused by wind or wind-driven rain;
• trees or other falling objects;
• the collapse of a structure caused by the weight of ice or snow; and
• frozen pipes due to extreme cold—unless the damage is due to negligence, such as failing to maintain an adequate temperature in the house when it was possible to do so.

Examples of damage that many consumers believe are covered by a standard homeowners insurance policy, but generally aren’t, were also highlighted by Cioppa:

• interior water damage from a storm when there is no storm-related damage to the roof or walls;
• water damage as the result of a flood;
• removal of fallen trees (if the trees do not land on and damage your home);
• food spoilage due to a power outage; and
• water damage from backed-up drains or sewers.

Some insurers offer additional protection, called endorsements,’ that can be purchased. They provide specific coverage not included in the standard homeowner policy. Homeowners and renters are encouraged to check with their insurance agent or company to ask questions, determine needs, and ensure adequate coverage. To prepare for future storms and possible natural disasters, the Bureau of Insurance urges Mainers to:

– Plan now for a potential future claim. Inventory personal property, including all model names and serial numbers. Don’t overlook items used seasonally or infrequently, such as special china and silverware, holiday decorations, summer and winter sports equipment, and carpentry tools. Save sales receipts and take photographs. Consider videotaping rooms. Store the information off-premises, such as in a bank safe deposit box. Visit the Bureau’s website (www.maine.gov/insurance) to obtain a free Home Inventory Tool, listed under “Consumer Tools” on the homepage.

– Review insurance coverage to make sure it is adequate. It is important to insure your home and belongings to their full replacement cost. Flooding is generally not covered under standard homeowner’s policies, so ask your agent about the National Flood Insurance Program. If you rent a house or apartment, talk to your agent about renters’ insurance.

– Learn about flood insurance. You can protect your home, business, and belongings with flood insurance from the National Flood Insurance Program (NFIP), which can be purchased from private insurance companies and agents. Whether you rent or own your home or business, ask your agent about contents coverage. It is not automatically included with the NFIP building coverage. There is usually a 30-day waiting period before the flood coverage goes into effect. For information, contact NFIP at 1-800-638-6620 or visit www.floodsmart.gov.

– Contact the Bureau of Insurance if you  have questions related to recent damage, or if you’d like additional information to prepare for the future, by calling toll-free 1-800-300-5000 or visiting www.maine.gov/insurance.

Location

SPACE Gallery
538 Congress Street
Portland | ME

Created By

Mitchell Rasor

More Info

Screening of The Pruitt-Igoe Myth: An Urban History sponsored by MRLD Landscape Architecture + Urbanism.

Complete description at this link:
http://www.space538.org/event_details.php?id=958

Destroyed in a dramatic and highly-publicized implosion, the Pruitt-Igoe public housing complex has become a widespread symbol of failure amongst architects, politicians and policy makers. The Pruitt-Igoe Myth explores the social, economic and legislative issues that led to the decline of conventional public housing in America, and the city centers in which they resided, while tracing the personal and poignant narratives of several of the project’s residents. In the post-War years, the American city changed in ways that made it unrecognizable from a generation earlier, privileging some and leaving others in its wake.

Click here to view the embedded video.

Following the film, Mitchell Rasor of MRLD Landscape Architecture + Urbanism will moderate a conversation with Ethan Boxer Macomber of Avesta Housing and Alan Kuniholm of PDT Architects on the policy, finance, cultural and design parameters informing social housing initiatives in Portland. This is a must attend event for those interested in neighborhood revitalization, the creative economy, urban architecture and current trends in the design of affordable housing.

Free for Portland Society of Architect members. Co-sponsored by the PSA, TFH Architects, James Sterling Architect and Portland Color.

It’s no secret that Gardiner is on the move, with public works projects like the Waterfront Park Project, Rail Trail extension, Playground on the Common, and continued progress on the Johnson Hall renovation.  Gardiner Main Street and the City are hoping to capitalize on this growing energy by hosting a Downtown Open House to draw attention to commercial properties currently on the market.  “In the last couple of months a surprising number of buildings have been listed for sale”, says Gardiner Main Street President, Clare Marron.  “We want to highlight these incredible buildings, so people are aware of the opportunity to invest in a City that is experiencing growth. Prices are reasonable in Gardiner, so you can invest now and be a part of the revitalization and rebirth of this great City.”

The open house will take place on Saturday, March 27 from 11:00 am to 3:00 pm.  It will include a tour of all the buildings on the market, led by Century 21 Agent, Dennis Brides.  Joining him will be listing agents from Tim Dunham, Vallee Property Management, Vallee Real Estate, Brady Palmer Real Estate and Coldwell Bank Rizzo Mattson, who will be available with detailed information on each of their buildings, including those available for lease. There will also be contractors to help prospective buyers understand renovation costs, representatives from the State Historic Preservation Commission to explain tax credits, a State Fire Marshal to explain fire code and architects to help existing and prospective buyers see how a new façade would look on their building.

“This is an exciting opportunity, where prospective buyers can get instant and very relevant information on these downtown buildings”, says the City’s Economic Development Director, Jason Simcock.  “Someone can come in, talk to a broker about the sale price, talk to a variety of contractors about renovation costs, discuss potential tax credits, and get a preliminary design for façade improvements. These kinds of resources aren’t typically available in one place, on one day.”

Gardiner has good bones; with tin ceilings, hardwood floors and exposed brick throughout many of the available buildings, ranging in price from $90,000 to $475,000.  The streets have benefited from state and national grants used for sidewalk improvements, new energy efficient street lamps and undergrounded power lines.  There is also an incredible amount of expansion opportunity along the Cobbossee Corridor.  The available mill buildings could be retrofitted for high-end conference space combined with new hotel construction – something that is missing from the Kennebec Valley region.

“This is an opportunity for people who have been waiting for that chance to start their own business or downsize into a smaller home,” says Clare Marron.  “Main Street living is convenient, whether you are just starting out or retired. The financial advantage of having one mortgage for both your commercial and residential living space can’t be denied.”

And now is an ideal time to invest, with the recent increase in economic activity in Gardiner’s downtown, including additions to the local culinary lineup such as Mad Dog Pub, which recently re-opened under new ownership, Mike’s Sidetrack Grille and Pasta’z Italian Restaurant.  Sweet Love & Baxter Tea, Ship-on-Site, GirlTrend Consignment Shop, Lavallee Chiropractic, and an expanded Raggamuffins have rounded out Gardiner’s recent retail expansion.

Sweet Love and Baxter Tea Company, located at 289 Water Street in Gardiner, will provide a home base for tour information and additional resources will be set up at 263 Water Street. For questions or additional information about properties and resources contact the Gardiner Main Street office at (207) 582-3100 orinfo@gardinermainst.org.

Additional Information about properties and resources:

Available Properties-

For Sale      For Lease

203 Water Street – 8046 sf     335 Water St- 900 sf

223/225 Water Street – 4350 sf    5 Mechanic Street- 900 sf

226/228 Water Street- 3785 sf    228 Water Street- 2^nd floor office

230 Water Street- 2880 sf     263 Water Street- 2^nd floor office

234/236 Water Street     Train Depot Maine Ave, 4000sf

242 Water Street – 2250 sf     37 Brunswick Ave, 4 office suites

299 Water Street – 9200 sf

300/304 Water Street – 11,360 sf

483 Water Street – 44,000 sf

1 Summer Street- 4767 sf

Available Resources:

Mike Johnson – Maine Historic Preservation Commission- Mike.D.Johnson@maine.gov

Ronald Peaslee – State Fire Marshal’s Office, ronald.j.peaslee@maine.gov

David Cichowski – Gardiner Code Enforcement Officer, ceo@gardinermaine.com

John Lessner – RMS Millworks, info@rmsmillworks.com

Dave Michaud – Northeast Radiant Technology, LLC, sales@NRTradiant.com

Zachary Adelson – Architect

Ben Hapworth – Hapworth Contracting

Darren Files – Hammond Lumber Company, (207)-238-8033 x 114

Jean Claveau- Bangor Savings Bank, Vice President of Business Banking

About Gardiner

Gardiner is in Kennebec County, Maine with a population of around 6200 people. Popular with tourists, Gardiner is noted for its culture and old architecture.  Located at the head of navigation on the Kennebec River, Gardiner was founded as Gardinerstown Plantation in 1754 by Dr. Sylvester Gardiner, a prominent Boston physician.  Situated at the confluence of the Kennebec River and Cobbesseeconte Stream, the city became known worldwide for exporting ice. The city is endowed with a great deal of antique architecture, much of it beautifully restored. In 1980, the entire downtown historic district was added to the National Register of Historic Places.

The City is in close proximity to the Kennebec River and the Cobbosseecontee Stream, has direct access to I-95, I-495 and Route 201, and our central location with access to 75% of Maine’s year-round population within a 50-mile radius give Gardiner a clear advantage.

Gardiner Main Street
(207) 582-3100 office
(207) 629-7544 cell

info@gardinermainst.org

Foreclosure Diversion Program Information for Potential Mediators

What is the Foreclosure Diversion Program?

The Foreclosure Diversion Program has been established pursuant to statute P.L. 2009 ch. 402, An Act To Preserve Home Ownership and Stabilize the Economy by Preventing Unnecessary Foreclosures, (effective June 15, 2009) and its purpose is to assist homeowners and lenders in achieving mutually agreeable resolutions to mortgage foreclosure actions through the diversion process. Unless waived by the homeowner, the statute requires both homeowners and lenders to attend mediation before a mortgage foreclosure action can be completed; only mortgage foreclosure actions on certain owner-occupied residential property located within the State of Maine are subject to this requirement. Currently, the Foreclosure Diversion Program is in its pilot phase and operates only in York County with the assistance of trained Active Retired Judges and Justices serving as mediators. However, beginning in 2010, the program will be available state-wide and will require a broader base of mediators trained by the Foreclosure Diversion Program.

What are the responsibilities of a Foreclosure Diversion Program Mediator?

Foreclosure Diversion Program Mediators will be expected to lead homeowner and lender mediation sessions and address all issues of foreclosure including, but not limited to: proof of ownership of the note and any assignments of the note, calculation of the sums due on the note for principal, interest, and any costs or fees, reinstatement of the mortgage, modification of the loan, and restructuring of the mortgage debt. Mediators will also be responsible for completing and filing financial forms and court-created mediation reports, which may involve the use of computerized word processing, spreadsheets, and database programs.

What is required to become a mediator in this program?

The program seeks candidates who: are educated and experienced in the professions of law, accounting or banking; have work experience that includes foreclosures, credit and collections work; or have done work on behalf of creditors or debtors in actions to collect on mortgages, notes, or debts. Alternatively, the program seeks candidates with mediation training and experience and the ability to mediate financial matters. Each mediator will need to have his or her own portable computer with Internet capability and the ability to print documents from that computer during the mediation session. Because this is a state-wide program, candidates from all areas of the State are encouraged to apply.

The program requires all Foreclosure Diversion Program Mediators to attend training and receive certificates of qualification before they will be eligible to participate. The three-day mandatory training will be held in Augusta on December 1-3, 2009. The training will cover Maine mortgage law, mortgage securitization and the secondary market, community resources available to homeowners, mortgage assistance programs, and training on the FDIC forms used in the program, among other topics. Individuals with no prior mediation experience may be required to attend further training in mediation.

What if I cannot attend the mandatory December 1-3, 2009, training in Augusta?

If you are interested in becoming a Foreclosure Diversion Program Mediator, but are unable to attend this training, please apply at this time and explain your unavailability in your application. Although no additional training dates are scheduled at this time, it is possible that another training session may be added in the future.

How do I apply to be a mediator?

After consulting the Foreclosure Diversion Program Mediator requirements, candidates interested in becoming a Foreclosure Diversion Program Mediator must complete and return theForeclosure Diversion Program Mediator Application and attach any necessary, additional documentation that establishes his or her qualifications to the Foreclosure Diversion Program by Friday, October 16, 2009. Applications should be sent through the mail.

Please send applications to:
Foreclosure Diversion Program
Administrative Office of the Courts
P.O. Box 4820 Portland, Maine 04112-4820.

Are Foreclosure Diversion Program Mediators paid?

Yes. Mediators will be compensated at the rate of $175 per half day and $300 for a full day. Only miles actually traveled less the first twenty miles will be reimbursed. There will be no reimbursement for incidental expenses, such as tolls, parking expenses, or parking tickets.

Whom may I contact if I have questions about this program?

If you have questions or suggestions about the Foreclosure Diversion Program, please contact: Lauren Blake Weliver, Manager of the
Foreclosure Diversion Program at (207) 822-0706 or by email FDMP@maine.gov.

The public is invited to attend and offer oral or written comment at the public hearing. A copy of the Zoning Map may be viewed during City Hall Business hours at the Code Enforcement Office.

The Cohen Center re-opened its doors on December 1, 2008 after a four month expansion project which provided additional space to meet the demand for wellness programs, educational activities and daily lunch.   Since 1995 the Cohen Center has been a focal point in the greater Augusta area and surrounding communities for dining, socializing, dancing, classes, trips, volunteer opportunities, Meals on Wheels, Adult Day Care, assistance with a host of medical, prescription, money saving benefit programs and community services.

Light refreshments, music, and tours of our newly renovated building will be offered.

The public is invited to call the Agency’s Consumer Helpline at 1-800-639-1553.  The Agency’s web site is located at www.spectrumgenerations.org