Vital Ideas – The 1031 Dominoes

by Brit Vitalius, Principal, Designated Broker, Vitalius Real Estate Group

In 2019, we saw 1031 exchanges used even more frequently than in past years. Interestingly, the variations in the transactions illustrate a number of different ways the 1031 exchange can be used to accommodate different investment transitions. The following is an example of a domino of 1031 exchanges we strung together for clients recently.

3 unit to 3 unit – A divorced couple decided to sell the jointly-held 3 unit. The husband wanted to stay invested in property, so he took his portion of the sale proceeds and purchased another 3 unit.

3 unit to 6 unit – The seller of the second 3 unit wanted to expand his portfolio and was willing to sell his 3 unit in order to do so. In addition, we helped negotiate his sale contract with an extended closing date in order to give him more runway to find a replacement. We eventually located an off-market 6 unit which he purchased.

6 unit to a new project – The seller of that 6 unit is now looking for a project. He had renovated the 6 unit, and there wasn’t much left to do other than hold it. Being a more active investor, he is looking for opportunities to find either a) something larger or b) a project that could be renovated, converted, etc. Incidentally, this property had been the 1031 exchange years ago so this investor will be highly motivated to find a replacement as he is 2 or 3 transactions deep in deferrals.

Remember, a 1031 exchange is a powerful tool, but it is only a deferral of the taxes owed. Consult with an experienced real estate broker and a Qualified Intermediary (QI) before performing one. Make sure you set up the exchange with the QI BEFORE the sale of your property. Once the transaction closes, it is too late.

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What’s Up in the Hotel Business?

by Sean Riley, President & CEO, Maine Course Hospitality Group

Great Ride for Hotels

I recall speaking at the MEREDA conference back in 2009. It was a tough year to begin my motivational speaking career.  But what a remarkable recovery this industry has had. Looking back, Occupancy was 54.6%. This past year was the tenth consecutive year of growth, up to 66.2% (a record).  Average Daily Rate (ADR) saw impressive gains as well from the $97 range in 2009 to $133 (a record) in 2019. RevPAR went from $54 to over $86, and is considered the true test of strength for hotels.  To sum it up, it was a great 10 years to be in the hotel business!

Roller Coaster Ride

For those who enjoy roller coasters, the exhilaration of climbing higher and higher is incredible.  But the fear of what happens when we reach the top of the roller coaster is scary.  Yes, we have enjoyed unprecedented growth and yes, we are a bit apprehensive of the ride back down.  But wait, the forecasters are saying it may just be a leveling off and coasting for a while. A summary of the many forecasting gurus, brands and hoteliers, suggest that 2020 and 2021 will see little, if any, growth. It’s tough to fathom this, given our ten years of growth, but its predictable and expected.  The good news is, most predict things to start climbing again in 2022 and 2023.  Hold on to your seats!

Construction Signs on the Roller Coaster

New construction has been exciting but can contribute to the dips in Occupancies and ADRs across the country. Hotel growth has increased YOY by 2 plus percent for years. One 2% increase isn’t bad, but the accumulative increase can cause some motion sickness on this roller coaster. Supply is still predicted to increase in the 2% range through 2021.  If demand decreases, as it is expected to do, and supply increases, it adds to the scariness of the ride.

The Maine Ride

Maine has also enjoyed the roller coaster, experiencing record highs. In 2019, occupancy was 58.9% with an ADR of $143.58.  But the growth slowed this year and is predicted to slow even more.  The supply growth slowed this past year, but not in the Portland area. Although downtown Portland has been on a great ride, the fear of over development is in the air. Although strong, Portland might fall the way of many great development stories like NYC, Orlando and Houston.  Not disastrous at this point, but a point of caution.

Ride Rules

Before entering the roller coaster ride, read the rules:

  1. Take care of your people
  2. Do your homework
  3. Develop relationships with local and regional banks
  4. Don’t over leverage
  5. Take care of your asset
  6. Stay Current with technology
  7. Stay current with industry trends
  8. Did I say take care of your people?
  9. Follow these rules and it will be a safe and enjoyable ride
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MEREDA Postpones its March 19 Morning Menu breakfast as well as its March 26 Anniversary Gala

In light of the situation with the Coronavirus and recommendations from the recent press conference with Governor Janet Mills, MEREDA has postponed its March 19th Morning Menu breakfast as well as its March 26th Anniversary Gala Event.

Both events will be rescheduled when the CDC lifts its recommendations to postpone all non-essential meetings and functions.

For the time being, all other MEREDA Events are still scheduled as planned, but we will continue to monitor the situation and keep you updated on any changes.

Ticket holders should contact info@mereda.org for a refund or credit towards these rescheduled events.

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Construction Trends in 2020

by Asha Echeverria, Shareholder, Bernstein Shur

Welcome to the new decade! Though we can expect trends from 2019 to continue, the focus on the new decade and the bull construction environment will force many trends to advance by leaps and bounds. Many of these trends will create opportunities for those in the construction industry, but also legal challenges related to privacy, risk allocation, and project control.  An ounce of prevention is worth a pound of cure – we hope we can be of assistance as you move into this brave new decade.

Automated and Digital Technologies: Though we may still be waiting for flying cars, advanced technologies are entering the construction site in several functions.

  • Drones continue to play an expanding role on project sites, from completing inspections in areas dangerous to workers to surveying and mapping sites.
  • Automation of highly repetitive tasks, like bricklaying and tying rebar, can improve productivity, increase safety and respond to the industry’s labor shortage.
  • Cloud technology connects job sites to make information instantaneously available to all members of a project team anywhere in the world.
  • Remote site monitoring, personnel location tracking, and wearable sensors allow contractors to track workforce and increase safety, which can support efficiency and productively while reducing costs related to liability and insurance.

Infrastructure Opportunities: With the 2020 federal budget allocating $200 billion for infrastructure priorities, this year will likely see the start of many overdue infrastructure revitalization and upgrade projects. These projects will have a significant effect on the construction industry – driving revenues and job creation. Though the federal government’s investment is significant, it falls short of the trillions needed to repair our deteriorating infrastructure, therefore projects will look to private funding, through public-private partnerships (P3s) and other innovative funding mechanisms, to keep projects in the black.

Modular & Prefabricated Construction: Modular and prefabrication construction companies continue to carve out a niche in the industry due to their ability to construct residential and commercial buildings, especially repetitive structures like hotels and apartment buildings, efficiently and cost-effectively. Modular and prefabricated construction can reduce or eliminate issues related to limited site or lay down areas, weather, and labor limitations. In line with the next point on sustainability, modular and prefabricated construction tends to create less waste and allow for the reuse and recycling of materials.

Urbanization & Sustainability: With 68% of the world population projected to live in urban areas by 2050, from today’s 55%, urban and environmental sustainability will be essential to improve urban quality of life. To support this need, efforts in areas like sustainable buildings, smart and public transportation, water efficiency and conservancy, and renewable energy are coming to the forefront, even in Maine. Sustainable construction goes beyond LED lighting and low-flow toilets, but encompasses the entire process – from design, to material sourcing, to construction, and through commissioning.

Rising Costs & Labor Shortages: Though there is much to be excited about in the new decade, increasing material costs due to increased demand and uncertainty in the political arena will likely affect contractors. In addition, as many contractors know, filling skilled worker positions and even professional-level positions is difficult given the demand all over the state, New England, and even the country for such labor. Both issues together will result in an unavoidable increase in costs in 2020 – requiring contractors to be more efficient and utilize strict project controls to make their profit margin.

Originally published on January 28, 2020 – https://www.bernsteinshur.com/what/publications/the-construction-advantage-34/ 

 

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MEREDA Celebrates 35 Years of Supporting Responsible Development in Maine

2020 is MEREDA’s 35th Anniversary and we are proud to celebrate 35 years of service to our industry and our state!

To mark this occasion, we are holding a celebratory gala event on March 26, 2020 at Ocean Gateway in Portland with drinks and hors d’oeuvres as well as some brief remarks, a program recognizing our 2019 Notable Project recipients, as well as the induction of the new class of Directors Emeritus, MEREDA’s honorary body of advisors.

We invite you to be part of the celebration! 

Thursday, March 26, 2020 Ocean Gateway Terminal Portland, ME
5:00 p.m. – 8:00 p.m. | RSVP by March 19th

Ticket Prices: MEREDA Member: $60 each ­ Non – Member: $75 each

Prices Increase by $10 after March 19th

Thank you to MEREDA’s Gold, Silver and Bronze Sponsors of the 35th Anniversary Gala Event: Gold Sponsor – NBT Bank; Silver Sponsors – Bangor Savings Bank, Partner’s Bank, People’s United Bank, Pierce Atwood The Boulos Company, Verrill; Bronze Sponsors – Bar Harbor Bank & Trust, Baystate Financial, Camden National Bank, Clark Insurance, Colliers International, Drummond Woodsum, Eaton Peabody, Hebert Construction, Landry/French Construction, MaineHousing, Maine Street Capital, Malone Commercial Brokers, NAI The Dunham Group, Norway Savings Bank, Old Republic Title, Perkins Thompson, Redstone, RE/MAX Riverside, SMRT Architects & Engineers, Wipfli

Visit www.mereda.org for more information and to register.

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The Risks and Regulations Associated with Waterfront Development in Maine

By  Gordon Smith, Verrill

Waterfront development in Maine is on the rise. While waterfront development has a big investment upside, it can pose additional regulatory challenges and risks. Whether you are building on coastal or inland waters, shorefront property is subject to an array of federal, state, and local environmental and land-use controls. Here is a look at the regulatory requirements that could be triggered by shorefront development activities, including:

  • New construction, replacement or enlargement of commercial buildings, houses, and other structures
  • Construction of docks, piers, revetments, and seawalls
  • Road building and stream crossings

Regulatory Requirements:

State-Mandated Municipal Shoreland Zoning. Any land in a municipality that is within 250 feet of the ocean, a pond, river, or large wetland, or is within 75 feet of a stream, is subject to shoreland zoning permitting and regulation. These rules are state-mandated but are administered by municipalities. Permits are issued by a town’s code enforcement officer or by its planning board, depending on the intensity of the activity. Municipalities can also enact independent and more stringent shoreland requirements beyond those imposed by the state. Within the shoreland zone:

  • All commercial structures and uses require planning board approval (and are prohibited outright in certain shoreland districts)
  • Locating a commercial enterprise on land that is currently used for any other purpose requires planning board approval, even when there is no alteration of structures
  • Maintenance and clearing of trees and other vegetation is subject to a variety of restrictions, including a 25% lot area cap on cleared openings for any purpose

Maine Department of Environmental Protection (DEP) Permitting. Any activity that takes place “in, on, over” or within 75 feet of a coastal wetland (any land touched by saltwater, including coastal sand dunes), great pond (10 acres or larger), river, stream, and some freshwater wetlands requires a Natural Resources Protection Act (NRPA) permit from the DEP. Almost any alteration in these areas requires NRPA approval, including any displacement of soil, sand, vegetation, any placement of fill, and any construction, repair or alteration of a permanent structure. To obtain a NRPA permit, an applicant must show, among other things, that:

  • There is no practicable alternative to the proposed work
  • The project will not result in an unreasonable impact
  • Compensation will be provided for loss of resource values

For certain categories of activities that trigger NRPA but are likely to result in de minimus impacts, the DEP applies a presumption that the work complies with NRPA permitting standards. For such activities a streamlined permit-by-rule process is available.

Federal Permitting. There are two types of activity in coastal and shoreland areas that could require a permit from the U.S. Army Corps of Engineers. Any structure placed either permanently or temporarily in “navigable waters” requires a permit under section 10 of the U.S. Rivers and Harbors Act (typically called a “Section 10 permit”). A navigable water is mostly what it sounds like (it’s big enough to fit a boat), and is defined by regulation as “waters that are subject to the ebb and flow of the tide, and those inland waters that are presently used, or have been used in the past, or may be susceptible for use to transport interstate or foreign commerce while the waterway is in its ordinary condition at the time of statehood.” For non-tidal waters, determining whether that general definition applies to a particular waterbody requires reference to additional regulations and case law. Examples of structures that could trigger section 10 include piers, docks, bridge abutments, transmission lines, retaining walls, and revetments located on intertidal or submerged land.

In addition, any deposit of material (usually placement of fill) in “waters of the United States” requires a permit under Section 404 of the U.S. Clean Water Act (typically called a “404 permit”). The exact definition of “waters of the United States” has been subject to decades of rulemaking and litigation, but it is quite broad and as a practical matter it includes almost all wetlands in the state.

FEMA Floodplain Permitting and Insurance. Many municipalities in Maine have adopted floodplain management ordinances in order for property owners to be eligible for subsidized flood insurance through the Federal Emergency Management Agency (FEMA). (Whether the federal government should be subsidizing construction in flood-prone areas is another question.) If your development is in such a municipality, any new work that takes place in a mapped floodplain requires a permit. FEMA is close to completing a lengthy process of updating its floodplain maps in Maine. If you are contemplating obtaining flood insurance (a matter of concern as sea level rises and storm cycles intensify), there may be an opportunity to get grandfathered into lower rates associated with previous mapping.

Prior to pursuing any coastal or shoreland development, work with an attorney to first identify what regulations you might be subject to and how best to mitigate risk in the process.

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MEREDA’s Morning Menu Breakfast Event “Town Hall with the Mayor: Kate Snyder, City of Portland”

MEREDA is honored and excited to invite its membership to “Breakfast with the Mayor of Portland, Kate Snyder”.  A welcomed opportunity to engage in a “Town Hall Meeting” discussion about the role of this leadership position within our community, and discover what we can learn about each other. Ms. Snyder is thrilled to join MEREDA at this early and formative moment in her 4-year term to ensure she hears what matters most to our membership.  Mayor Snyder will be “interviewed” by MEREDA Board Member and Events Committee Chair, Shannon Richards, of Hay Runner.

Make plans to join MEREDA on March 19, 2020 from 7:30 AM – 9:00 AM at the Clarion Hotel in Portland to learn about the City of Portland’s new Mayor, Kate Snyder.

About the Event:

MEREDA’s Morning Menu – Town Hall with Mayor Kate Snyder, City of Portland

Clarion Hotel
1230 Congress Street
Portland, ME

Breakfast: 7:30 – 8:00 AM
Program: 8:00 – 9:00 AM

About the Presenter:

Kate Snyder is the Mayor of Portland, Maine, the largest city in the state. Ms. Snyder also served on the Portland Board of Public Education (2007-2013) where she served two years as Finance Chair and two years as Chair of the Board.

Prior to becoming Mayor, Ms. Snyder helped to found, and then worked as the Executive Director of the Foundation for Portland Public Schools from 2014-2019, a non-profit with the mission to generate philanthropic support for Portland Public Schools.

Before the Foundation for Portland Public Schools, Ms. Snyder worked in the private sector for Zylo Media, a Portland, Maine-based digital media startup. She also worked in Augusta during Governor John Baldacci’s administration as the Executive Director for the Board of Corrections.

Ms. Snyder. holds a Bachelors’ Degree in Government and French from Skidmore College, a Masters Degree in Public Policy & Management, and a Certificate of Graduate Studies in Applied Research and Evaluation Methods from the University of Southern Maine’s Muskie School of Public Service.

Snyder has served as a Board Member for Jobs for Maine’s Graduates, the Portland Parks Conservancy, and Portland Tomorrow. She recently completed a leadership development course with Maine Network Partners.

Registering for this Event:

MEREDA Members: $45 each | Non-Members: $55 Each
Prices Increase by $10 after March 12.

Your RSVP is requested by March 12. Payment is expected at the time of registration. No refunds will be granted to anyone who registers but fails to attend or who cancels after March 12.

For more information and to register, visit  https://www.mereda.org

MEREDA’s Morning Menu is Sponsored by Norway Savings Bank.

 

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Stop me if you’ve heard this before

by Justin Lamontagne, CCIM, SIOR, Partner, Designated Broker at NAI The Dunham Group

Is it plagiarism if you copy yourself? I hope not, because here goes…

“Vacancy rates are getting critically low. As the economy improves, Maine’s small and medium sized businesses are growing accordingly. Add to that new-to-market industries like craft brewing and medicinal marijuana cultivation, and the pressures on end-users have never been higher.”

I wrote that in 2015 when the vacancy rate was in the 4-5% range. Flash forward five years and the strains on industrial tenants and buyers are even greater. Indeed, our overall vacancy rate has dropped below 2%, which is staggeringly inhibitive to business growth and relocation needs. I called this an economic development issue in the past and I still believe it. We have worked with several great companies in recent years whose growth was slowed (though not necessarily stopped) by lack of bricks and mortar. Companies are figuring out band-aid solutions like multiple smaller locations and shorter-term lease commitments. Others are choosing the very expensive route of new construction.

Speaking of new construction; “while there are obvious advantages to building new (ideal layout and design, energy efficiencies, etc.), the cost still doesn’t compete with existing inventory. That gap, however, is shrinking as sale price per square foot continues to increase.”

That beautiful bit of prose was written by yours-truly in 2016 when average sales prices on existing property were hovering near $55/sf and replacement costs were under $100/sf. This year, our average sales prices have soared to $70/sf and peaking at or higher than $100/sf for prime locations and specialty buildings. However, a “gap” remains as construction costs have also continued to precipitously rise. Cost estimates range greatly based on site work, design, materials, etc. But, for the most part, we are coaching our clients interested in building new to plan on $125-$145/sf for ground-up development.

2016 was also the first year we saw real “speculative investment” in the industrial market. I wrote, “developers and investors, recognizing the high cost of construction but stable lease rates, are buying empty buildings with the goal of leasing them out.” This trend continues into 2020, as owner/users are still competing with investors for any sale inventory we can get our hands on. In years past, occupants were always the best positioned to win these competitions as banks were bullish to lend to a sure thing. However, in 2019, we saw the influence of all-cash and 1031-Exchange offers. Sellers were, of course, happy to avoid a leveraged due diligence period.

Whether you are a tenant or buyer, the best advice I can share holds true to what I first wrote in 2015, “Our experience in representing tenants and buyers in this market has changed dramatically since the recession. Today, I am advising my clients to budget for more time, and to allow for compromise in infrastructure and location. At the same time, be ready to jump when opportunity arises and be willing to pay a premium to win a deal.” Well said, Justin.

And while I’m patting myself on the back, I nailed this prediction in 2018; “I anticipate further industrial construction and absorption in the coming year. And because industrially zoned land is limited, I also expect interest in repositioning and redevelopment of existing buildings.” In 2019 we saw several new construction projects (although, I would argue, not enough) as well as major redevelopment projects of older industrial stock. I see no reason that trend won’t continue, particularly with the newly added Scarborough Downs Innovation District. This is an incredible swath of developable land, 154 acres just off I-95, Exit 42. It is precisely the type of splash Greater Portland needs in terms of new, industrially zoned land.

I have been studying the Southern Maine industrial market for over ten years now. There have been some fascinating trends and changes. But the overarching theme has been consistent. We are in a historical bull-market, with few signs of material change to come in 2020.

So that’s my story…and I’m sticking to it.

Justin Lamontagne, CCIM, SIOR
Partner | Designated Broker
NAI The Dunham Group
justin@dunhamgroup.com

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Maine Real Estate & Development Association (MEREDA) Recognizes Outstanding Members with Annual Awards

In a ballroom overflowing with the broad spectrum of Maine’s real estate and development professionals, MEREDA President Gary Vogel singled out five individuals at last week’s annual Forecast Conference. If tasked with building a structure, this quintet certainly would be qualified to do so: an architect, an interiors expert, a City planner, a lawyer and an artisan took the stage. Instead of an assignment, Vogel handed out MEREDA’s Annual Awards to this group responsible for significant and lasting contribution of responsible real estate development in Maine in 2019.

Brian Curley, President of CHA Architecture, received the 2019 Robert B. Patterson, Jr. Founders’ Award, recognizing his distinguished contributions and support of MEREDA as a highly effective volunteer, providing significant leadership and guidance. An active and enthusiastic member of MEREDA’s Board of Directors from 2011 to 2019, Curley served as vice president for four of those years; he also served on the Executive and Conference Committees.

MEREDA awarded this year’s President’s Award to Bruce Jones, recently retired from Creative Office Pavilion, and the MEREDA Board in December of 2019. MEREDA relies heavily on its volunteer board and committee members, and Vogel singled out Jones as an exceptionally dedicated volunteer who contributed with energy on every level. Since joining MEREDA in 2010, Bruce served on the Board of Directors for seven years, as the Vice President for four years, co-chaired the Conference Committee, and served on the Executive Committee.

Each year, MEREDA presents the Public Policy award to an individual whose efforts have had a considerable impact on public policy changes to benefit responsible real estate development in Maine. Jeff Levine, Adjunct Faculty at the Muskie School and MIT, Department of Urban Studies and Planning, took home the 2019 Public Policy award. From his willingness to present at numerous MEREDA events, to his passionate and diligent work on the behalf of the City of Portland, this award is certainly well-deserved.

The Volunteer of the Year Award is given by MEREDA’s current President to those who selflessly and tirelessly give their time, talents, and energy to MEREDA and its efforts. In recognition of their invaluable work on MEREDA’s 2019 Spring Conference, Shannon Richards of Hay Runner and Matt Worthen of Eaton Peabody shared this year’s Award. Shannon and Matt spearheaded the development of the 2019 Spring Conference, which fostered a thought-provoking discussion around the future of housing in Maine. The duo also served as the program’s moderators.

MEREDA congratulates these five outstanding members, and thanks every volunteer whose contributions of time and talent make the association’s continued success possible.

Gary Vogel, MEREDA President, Jeff Levine, Adjunct Faculty at the Muskie School and MIT, Department of Urban Studies and Planning, Shelly R. Clark, MEREDA Vice President of Operations, Matt Worthen, Eaton Peabody, Shannon Richards, Hay Runner, Bruce Jones, recently retired from Creative Office Pavilion, and Brian Curley, CHA Architecture.

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Join MEREDA for Breakfast on Feb. 25 for a Morning Menu Presentation: “Portland’s Arts District Garage: A Case Study of Private Parking Structure Development”

The five-story, 280-spaced Arts District Garage parking structure on the corner of Brown Street and Cumberland Ave was completed in the summer of 2019. The Arts District Garage project provides lasting new value and utility to the adjacent 10-story office tower at 511 Congress Street, frees up over 150 off-site parking spaces elsewhere in the City, and opens new opportunities to develop potentially hundreds of new residential units in the neighborhood.

Join us for a MEREDA breakfast where garage owner Ed Gardner will discuss considerations leading to the genesis of the project and the operating experience thus far. Project Architect Travis Nadeau of Platz Associates will explain the project’s unique exposed architectural steel design and the permitting process. Developer Ethan Boxer-Macomber of Anew Development will discuss some of the unique financial, public review, and construction administration challenges presented by the project.

Join MEREDA for breakfast on February 25 from 7:30 AM – 9:00 AM at the Holiday Inn By the Bay to learn more about this exciting new project and the some of the unique facets of private parking structure development.

About the Event:

MEREDA’s Morning Menu – Portland’s Arts District Garage: A Case Study of Private Parking Structure Development

Holiday Inn by the Bay
88 Spring Street
Portland, ME

Breakfast: 7:30 – 8:00 AM
Program: 8:00 – 9:00 AM

About the Panelists:

Ed Gardner’s first business investment was a 12-unit apartment building, purchased at the age of 17. From there, he acquired 2 convenience stores. In 1995, Ed bought his first in-town investment, the Portland Performing Arts Center, home of Portland Stage Company. At 54, he celebrated the purchase of property #50 and his largest real estate acquisition, 511 Congress Street Plaza. Owner of Gardner Real Estate Group, Ed is a consistent Top Producing real estate broker in Greater Portland. He was awarded Maine’s REALTOR of the Year, is past presidents of both the Maine Association of REALTORS and the Greater Portland Board of REALTORS. He is the current president of Greater Portland Landmarks and a founder and board member of Portland Equality Community Center.

Travis Nadeau brings over seventeen years of experience in a wide range of municipal, residential, civic, religious, and retail projects, from 70-unit apartment buildings to 175,000 square foot retail entertainment centers. His resume includes the design coordination of six historic tax credit projects, and winners of two Maine Preservation Awards, with the 49-unit Lofts at Bates Mill and the Business Service Center, the adaptive reuse of Maine’s first indoor automobile dealership in downtown Lewiston, Maine. Focused on client satisfaction and effective communication, the design of parking garages has been a specialty for Travis, with projects including a 380-vehicle garage in Lewiston, a 730-vehicle parking structure for the Thompson’s Point mixed-use development in Portland, Maine, and a 523-vehicle parking component of a mixed-use development in historic Downtown Portsmouth, New Hampshire.

Ethan Boxer-Macomber is principal of Anew Development, a Portland-based real estate development company that he founded in 2013. Anew Development partners with for-profit companies and non-profit organizations to plan and implement high quality, sustainable, and community focused residential, commercial and mixed-use developments in communities across Southern Maine. Ethan pairs his training and experience in the areas of real estate development, urban design, land use planning, and housing and community development with a creative, collaborative, and community-minded approach to achieve highest value project outcomes.

 

Registering for this Event: Click Here to Register Now

MEREDA Members: $45 each | Non-Members: $55 Each
Prices Increase by $10 after February 18.

Your RSVP is requested by February 18. Payment is expected at the time of registration. No refunds will be granted to anyone who registers but fails to attend or who cancels after February 18.

Click Here to Register Now

This MEREDA Morning Menu is sponsored by Norway Savings Bank. 

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