District Two Candidates
1. Historic Preservation means different things to different people, from preserving significant architecture, to recognizing overlooked history, to maintaining historic neighborhood character, to sustainably reusing existing buildings.
What aspect of historic preservation is most important to you and what is your favorite historic place in Portland?
Atiim B. Boykin, Atiim.org
Besides the architectural preservation, I think modernisation is important and could resemble or mimic classic New England beauty. I love old structures, Victorian style homes and the painting that goes along with it. I appreciate buildings that teach everyone of its' past for better or for worse. My favorite historic places are the modern markers that artist Daniel Minter installed to mark the Underground Railroad stops. They teach history and point to the homes, businesses, and people who were abolitionists in early Maine.
Nancy English, NancyEnglishCityCouncilD2.com
I am excited to encounter examples of historic preservation that engage my imagination, and these range from mansard roofed houses to historic markers about a women's suffrage convention to another about the battle in Deering Oaks Park on September 21, 1689, a short-lived victory of English over French and Indian allies. French and Indian forces returned and took revenge and English settlers left the area for decades. In Herb Adams' essay on Deering Oaks in "Bold Vision," he recounts that one of the dead was a colonel's slave, a first mention of a slave in Maine. We barely know the story of the past; of the slaves of our local past, we know even less. But whatever we can glean creates a depth and a complexity easily missed in a walk in "the Oaks." My favorite historic place in Portland is Deering Oaks Park itself.
Catherine Nekoie, catherinenekoie4d2portland.com
Historic preservation maintains our unique ability to stand out from other communities and binds our neighborhoods together as we preserve and take pride in our past. One of my favorite is the Victoria Mansion which is in District 2. I respect the hard work of the volunteers who commit many hours to the effort of preservation of this and other historic buildings in our City.
Robert O'Brien, bit.ly/obrienforcouncil
Historic preservation has been a passion of mine for most of my adult life. I came to it innately. I grew up in Riverton in a 1930's vernacular, working-class house with wood-tread stairs, steam radiators, and wooden windows with wavey glass. My grandmother's house in Deering, where all the holidays were hosted, was built in 1910 and had crown-moulding and lacquered wood and decorative mantles and banisters. You develop an affinity for a historic house when you live in it for long, from which stair creaks to the pattern of wavey glass to remnants of the last generation's wallpaper left intact behind the radiator. You develop a relationship with the house, but you also see shadows of relationships other generations had with the house -- from notches in a doorjamb where children were measured while they grew, to the nails in a cellar wall where a distant owner hung their tools, to the toy marble found in a fireplace nook. I think the same is true of the streetscape, where landmark spires on the skyline have been the pride of residents across generations, and porch stoops and bay windows were the portals between the public realm and family life for hundreds of years.
My favorite place in Portland is not a landmark, and not even a noted historic resource. It's called Hall Court on maps in Bayside. It's a little dirt alleyway running between two clustered 19th-century houses from Cedar Street to Chestnut Street. I love it because it's an untouched remnant of the neighborhood as it was; I can see in my mind barefoot children chasing each other down the lane between what must have been a labyrinth of clapboard houses. It's a forgotten echo of life in Portland before cars and tarred streets and neighborhoods teeming with residents on foot.Wesley Pelletier, WesForDistrict2.net
Portland, like most cities, is changing and evolving constantly, and it’s important that we don’t lose the places and ideas that make our city what it is. This preservation can take many forms, whether it’s architectural or utilitarian (I think, for example, that one of the great unsung tragedies of the last few decades is the loss of Paul’s Food Center near Congress Square Park). Preservation requires a balance of and willing to forge compromise so that our city can grow and change without losing the connection to our past.
As for my favorite historic place in Portland, it’s easily the West End Cemetery.
2. Portland’s Historic Preservation Program was established in 1990 to maintain and enhance the patterns of development that make Portland special. Program staff and the Historic Preservation Board review over 300 development applications a year.
If a historic preservation related issue were to come before you as a City Councilor, how would you educate yourself about it?
Atiim B. Boykin
I would like to understand the significance a place has for the community. What does it represent and why is it historically significant to Portland and to Maine. I would hope to survey the community prior to making any decisions about what I think, because I am not representing myself or one group in Portland. n.
Nancy English
I would study the Historic Preservation Ordinance. The issue might arrive in a city council agenda supported or opposed by the Historic Preservation Board and the Planning Board, and I would study those boards' deliberations and agenda materials. I would look for legal advice on the application of the sections of the ordinance to the contemplated development. If this issue were a change to the ordinance itself, I would seek to understand how it would affect the current benefits to the city from past implementation of the ordinance.
Catherine Nekoie
When an issue arises, I would educate myself by listening to local historians, preservations experts, and area residents and businesses. I would review and understand the relevant preservation documents and attend meetings to ensure I make an informed and balanced decision on the matter.
Robert O'Brien
I'm completing my eighth year and third term on Portland's Historic Preservation Board and my second year as chair of the board. Before that, I worked at Maine Preservation for eight years and was Assistant Director when I left. I have attended the National Trust for Historic Preservation conference, the National Alliance of Preservation Commissions FORUM conference, Main Street America conferences, and the Maine Historic Preservation Commission's CAMP (Commission Assistance & Mentoring Program) training. I understand the Secretary of the Interior's Standards for Rehabilitation and how they're supposed to be applied.
Wesley Pelletier
First, I’d identify the issue to understand the significance of the project. Next, I’d be sure to review all applicable laws and legal opinions and identify some normative criteria to evaluate the application to determine the project’s significance relative to the accepted standard. Once I feel I have a solid enough understanding to engage in a conversation about it, I’d go out of my way to talk to a wide assortment of stakeholders and neighbors to determine the scope of the local significance.
3. Portland’s Historic Preservation Program allows the city to be a “certified local government” under the National Historic Preservation Act, meaning income-producing buildings in local historic districts have access to state and federal historic tax credits and state pass-through funding is available to support city staff and various preservation projects across the city.
As a City Councilor, would you support maintaining the city’s status as a certified local government?
Atiim B. Boykin
Yes.
Nancy English
Yes, I would support maintaining the city's status as a certified local government.
Catherine Nekoie
Yes.
Robert O'Brien
It's absolutely critical. Portland's Historic Preservation department is partially funded by grants through the CLG program.
Wesley Pelletier
Yes, this program is an important financial resource for the City.
4. School officials say it would take $130 million over the next two decades to make the necessary improvements at Portland’s high schools and are considering one campus with a new building to serve all high school students. Portland High School is listed in the National Register of Historic Places and Deering High School has been determined by the Maine Historic Preservation Commission to be eligible for listing in the National Register of Historic Places.
As a city councilor, when it comes to high school consolidation, would you support plans to reuse both historic schools for educational or other uses, like housing, instead of demolition?
Atiim B. Boykin
Absolutely. Change does not have to happen through total destruction. Additions can happen without destroying a facade. Levels could be added to increase space.
Nancy English
Yes, I would support reuse of both schools however they could best be incorporated into housing or another educational use, should the school department successfully usher in a plan for one city-wide high school -- though there are many steps to take and debates to hear before that could happen.
Catherine Nekoie
I would support reusing both historic schools for educational or other uses, like housing, etc. instead of demolition. It would be unfortunate to loose these historic buildings.
Robert O'Brien
Without weighing in on the school consolidation proposal, without a doubt, both Portland and Deering High School's facilities would be eligible for historic rehabilitation tax credits and would be highly desirable prospects for preservation and redevelopment.
Wesley Pelletier
The question of high school consolidation is one which has and will require a great deal of stakeholder and community input. That being said, should the community decide the right path is to reuse these schools, I absolutely support their preservation and conversion into housing or alternative education sites. Schools are excellent candidates for conversion into housing– the Butler School and Nathan Clifford School being great examples.
5. ReCode Portland is the first rewriting of the City’s Land Use Code in over 50 years. It is about creating a new, unified development code to serve Portland for the 21st century and is designed to better equip the City to address needs in areas such as housing, design, preservation, conservation, the working waterfront, energy, and transportation.
Have you been engaged with the ReCode process? What is your opinion on its effectiveness to advance and balance the goals of the city’s comprehensive plan?
Atiim B. Boykin
I would hope to participate in ReCode and get more community voices, old and new, involved in understanding the current need and proactively contemplate and plan for Portland's increase in population. It is brilliant to observe what is and isn't working and work towards making Portland a city that can grow without bursting at its' seams as it currently is. Affordability is a must as much as keeping essential workers and city staff in the city is.
Nancy English
I have attended the ReCode Studio and a recent workshop, discussed the proposed changes, and read extensively the many documents posted online. I am still forming an opinion and will continue to study the upcoming draft and discuss its effect on District 2 neighborhoods. I do support greater density on the peninsula, as already exists in much of Parkside, the West End, and St. John Valley. At this moment, ReCode seems to balance the need for more housing with the historic districts in these neighborhoods.
Catherine Nekoie
Yes, I'll reserve my judgment on the effectiveness of Recode until the final version is made available to the public.
Robert O'Brien
I've followed ReCode at a high level from its earliest beginnings through several iterations, mostly from city staff describing the process and philosophy and from advocates pushing for revisions. In reading the summaries, I support streamlining definitions, bundling concepts, and loosening allowances in virtually all zones. The HP board received a presentation of draft edits to that section of the Code. Most changes clarified definitions and codified what applications staff may approve and which need to go to the board. I had pushed for clearer distinctions between "contributing," "individually listed," and "landmark" status to streamline the review process, but that suggestion was not taken up at this time. Overall, the ReCode is a step in the right direction, and I support its intentions.
Wesley Pelletier
I have been watching the ReCode process as presented by City staff and been listening to community input in the course of campaigning. The zoning reforms proposed have the potential to be helpful in addressing the housing affordability crisis, but we may need to look at further reducing barriers to denser, more sustainable housing options citywide. It is particularly important to increase the density in the off-peninsula neighborhoods and along our main corridors (Forest, Brighton, Washington, etc) so that we can start to ease the housing crisis and be prepared for future climate-change driven growth. We also need to be sure to pair denser zoning with programs that allow for different ownership models that will achieve the mixed-income housing Portland so badly needs. Currently, I am not aware of any conflicts between the ReCode proposals and the Comp Plan.
6. The City’s September 2023 report, Trends in Portland’s Historic District’s (attached), compared trends in historic districts, the peninsula, and the city across a number of different measures. (attach report in email to candidates) The Trends study found historic districts on average have a much higher housing density per square mile than both the City overall and elsewhere on the peninsula. While the City’s major transportation corridors historically were denser than today with a broader mix of residences and local businesses, mid-20th century zoning promoted more car-centric development.
As a City Councilor would you support new land use policies and design standards that encourage the creation of higher density developments on underutilized lots to re-knit the fabric of our neighborhoods and enliven the city’s major corridors throughout the city?
Atiim B. Boykin
Yes. I am in support of greater density and bringing back a trolly system to ensure everyone including our elders can get around with greater ease. Some historic transporation is great for the citizens of Portland and for tourism. Win win.
Nancy English
I think this question holds the intention of some of the changes in the ReCode. Transit Oriented Districts should indeed become filled with denser housing projects on the Brighton Avenue, Forest Avenue and Washington Avenue corridors. People want to live in Portland and need many more places to rent. I support good Land Use policies to lead the way.
Catherine Nekoie
As this is part of the Recode process I would like to see the final version.
Robert O'Brien
Absolutely. There is tremendous opportunity to build greater density along Washington Ave., Forest Ave., Brighton Ave., and outer Congress Street. This increase in density needs to be bolstered by robust alternative transportation modes to reduce the demand for traditional parking spots, and it will require investment in pocket parks and streetscape improvements to ensure a high quality of life for residents. And design requirements will be crucial for successful infill. At the same time, Portland needs to do a better job of insisting on density where it is most appropriate and already zoned. The new affordable housing project at 25 Casco Street is being constructed below allowable zoning because of subsidy limits. This means we need to take up more land someplace else to achieve the same number of needed units in the city. There has to be a way to incentivize density where it would be the most impactful.
Wesley Pelletier
I strongly support efforts to create higher density developments on underutilized lots and infill development. We should be working to build pedestrian and transit oriented spaces, harkening back to the days when Portland had a thriving network of streetcar lines interconnecting the city with the larger region. It should, however, be noted that density is not synonymous with tall buildings. Oftentimes, multi-unit attached row houses that fit with a neighborhood's existing character will have a density equal to (or exceeding) taller buildings, which need significant setbacks.
7. The cultural spaces and historic buildings which many people feel define Portland are increasingly at risk to climate change and global warming. The Trends study found that renovation versus demolition and new construction lowers the use of new carbon-intensive building materials and significantly reduces the amount of material sent to landfills.
As a City Councilor how do you plan to support Portland’s climate action goals?
Atiim B. Boykin
Retrofitting historic and newer buildings to mitigate the climate change impacts is a first. Secondly, ensuring building codes are focused on new projects including what science and engineers believe is important to address climate change.
Nancy English
The denser neighborhood envisioned on the avenues leading west and north from Portland should be served by electric buses! No longer driving our cars behind would be a huge boost for reducing greenhouse gas emissions. New construction will be well insulated and use highly efficient heating and cooling systems -- though another shift in the refrigerant used is in the near future. Neighborhood composting, recycling, and better packaging could help us achieve some individual household goals. The rehabilitation of Portland High School and Deering High School could transform these elegant old buildings into net-zero energy structures down the road. Every project will be proving itself in terms of energy efficiency, but we shall remain challenged by the need to rehab the oldest buildings for years to come. There is a lot to do, but renovation is far better than demolition and new construction, especially when we have well-made structures to begin with.
Catherine Nekoie
I support the efforts of preserving buildings when possible.
Robert O'Brien
1. First and foremost, I want Portland to start planning on how to protect Commercial Street from sea rise. Planning and budgeting may take decades, and we need to start now. Is our goal floodproofing? A seawall? We don't know yet but we need to start investigations and planning now.
2. In addition to embodied carbon in historic buildings, I hope GPL will raise awareness of the volume of plastics in modern building materials. Epoxies, caulks, adhesives, urethanes, foam, vinyl, acrylic, nylons, plexiglass, plastic pipes -- and yes, virtually all paint -- are petroleum-based. Historic buildings were constructed with wood, glass, brick, and metals -- and that was it. Paint was natural linseed-oil based (and is still used in Sweden without the lead additive). As we pursue a zero-carbon footprint, I hope we revisit the amount of petroleum we consume in renovations. Preservation-minded rehabilitations are aptly suited for petroleum-free (or at least petroleum-light) construction.
3. Building reuse is more than the embodied carbon. When I was on the school board, architects presented plans for the new Ocean Ave Elementary School. One board member asked what the life expectancy of the building was. "About 40 years," was the answer. "And what's the budget?" "About $40MM." One parent in the audience stood up and said, "I grew up in the UK, and my elementary school was 400 years old. There is not enough money in this community to crush and build our civic buildings every generation." At first, I wondered if her story was an outlier, but I later googled primary schools in the UK from the 1600s, and there are multiple elementary schools that are 400 years old and still in use. We're doing it wrong.Wesley Pelletier
I will support funding for projects to expand sustainable transportation options, such as better sidewalks, bike lanes, trails, and transit services. I will also support efforts for adding street trees and green spaces in conjunction with denser, pedestrian and transit oriented development. To do this, we’ll likely need to leverage municipal funds with federal and state funding to expand our capacity to build out larger projects, like the restoration of two-way traffic on State and High Street.
8. Less than 10% of the city's land area is in historic districts, yet Portland's national identity is strongly associated with our historic buildings and neighborhoods.
How much importance do you place on Portland's historic preservation programs and their role in shaping the City’s future?
Atiim B. Boykin
They must go hand and hand and find ways to incentivise keeping historic character. There are creative ways to do this without having Portland residents feeling bound to fines and restrictions that foster a hostile environment.
Nancy English
I am deeply engaged in honoring our past by protecting Portland's historic buildings and the fabric of our historic streets and neighborhoods. Much will change in the years to come but finding a way to hold on to that past is essential -- even as we acknowledge the damage and cruelty perpetrated by some of our ancestors. Like the shell midden sculptures built into the landscape at Coastal Maine Botanical Gardens by Shane Perley-Dutcher and Anna Tsouhlarakis, presenting visitors with the history of the indigenous world in place before European settlement, historic districts that speak truthfully can help us face our own complexity. I am sure what we preserve will change as we continue to embrace our humanity. But our best future shall rise like an old forest from our past.
Catherine Nekoie
I place great importance on historic preservation. As residents of Portland, you can walk through our beautiful city and see the rich history reflected in its architecture and landmarks.
Robert O'Brien
It is so easy to take for granted how unique Portland's built environment is. I travel to towns and cities all across America for work, and there are precious few with historic neighborhoods (both commercial and residential) as intact as ours. I was talking to a business owner in Bucksport, Maine, a couple of years ago who told me (unsolicited), "When I drive through these Downeast towns, you know right away which ones have a future and which ones are dying on the vine by how well they've kept up their architecture." I felt the same way visiting Quebec City a few years ago -- how that small city is an international destination because of its historic district -- and on the drive home, observing which of those French-Canadian towns that had crushed their historic village centers in the 1980s in favor of modern strip malls. They'll never get that historic character back. Portland must defend our historic architecture as one of our most precious assets.
Wesley Pelletier
Our historic preservation programs should be recognized for their role in building our economic base, especially in commercial districts like the Old Port. I believe these programs should be maintained and expanded in conjunction with other goals to move toward denser, non-auto-centric urban designs that have historically made our city a success.