GPBR Legislative Updates 

REALTOR Rally Recap & Housing Headlines

We had a great time and turnout at the REALTOR Rally at the State House last week! MAR shared valuable updates and insights on pending legislation - check out their Bill Tracking Report HERE to stay informed.

As the weather heats up, so does development! Windham alone has nearly 1,000 proposed residential units in the development pipeline!

Meanwhile, proposed property tax increases are coming into focus. Current projections include:



• Portland: 6.2% increase
• Westbrook: 4% increase

With June primaries around the corner, be on the lookout for sample ballots and candidate information from your local town offices. We’ll keep you up to date as the information becomes available. Towns will have absentee ballot requests available the second week in May.  

Top Headlines:

Anatomy of a Housing Proposal Toppled by NIMBYs – Coverage by the Portland Press Herald

Portland Mayor Mark Dion is seeking volunteers for a new Social Housing Task Force. Apply by Wednesday, April 30 (or until filled).

Portland City Manager’s Budget Proposal calls for a 6.2% citywide tax increase – Full story in the Portland Press Herald

Cape Elizabeth

• Residents have filed a citizens petition and gathered enough signatures to send potential town center zoning amendments to referendum placing it on the June ballot. You can review the
•  proposed language here.
• Press Herald Article here
• Summary of Amendments here
• Increasing density
• Allowing residential use on the first floor
• Increasing building height 
• Expanding the uses allowed in a building connector
• Decreasing roof pitch
• Change opening space dimensions on the first floor
• Cape Newsletter here
• Town Council Sends School Construction Project to June 10 Referendum
• Cape Town Council Housing Goals here
• Ongoing:
• Housing Projects: 
• 18-unit condominium project at 90 Ocean House Road. More info and sketch here.
• UPDATE - Gull Crest - Feasibility study for potential housing at Gull Crest, the last council action was November 13, 2024 Item #162-2024. https://www.capeelizabeth.com/events/27010 As of now, there is no specific project that has been submitted by or to the town. Read language here.
• Cape Climate Action Plan here.
• Cape building permits available here 
• Cape Elizabeth FloodPlain Management Ordinance here
• 2025 tax rate information here
• Town Council and Planning Board agendas. 
• Meeting calendar here.

Cumberland

• Nomination papers are available now, for the following elected positions to be voted on June 10, 2025.
• 2 (Two) seats for Town Council - AT-LARGE, 3 (three) year term
• 1 (One) seat for Town Council – WEST, 2 (two) year term
• 2 (Two) M.S.A.D. 51 School Board of Directors, 3 (three) year terms
• Absentee Ballot Request here 
• Current Construction Project info here.
• Housing Task Force Committee here
• Town Council agendas. 
• Planning Board agendas

Falmouth 

• The Town of Falmouth municipal election will be held on Tuesday, June 10, for the purpose of electing:
• Three (3) people to the Town Council for three (3) year terms.
• Two (2) people to the School Board for three (3) year terms.
• The final Coffee with Counselors for this Council year will be held virtually, Wednesday, May 7, from 6 pm to 7 pm with Councilors Hach and Mahoney. Zoom link for May 7 Coffee.
• Falmouth Focus Newsletter here
• FY26 Municipal Budget Process Update - The budget development process for the FY26 municipal budget is underway. Below is a schedule of upcoming meetings.
• April 28, 2025, 7pm – Town Council – Council vote to approve FY26 Budget
• Budget Documents here
• Additional Coffee with Counselors are scheduled for: 
• May 7, 6pm-7pm, Councilors Hach and Mahoney. Zoom link 
• Falmouth Focus, Volume 7, Issue 5 here
• Falmouth Vision and Values Final Report here 
• Housing Affordability in Falmouth here
• Current Bids and RFPs Falmouth here
• Calendar and agendas here.

Freeport

• Freeport Draft Plans
• Vision Statement here
• Future land Use here 
• Goal, Policies, Strategies here 
• Implementation Table here
• Freeport residents unite to tackle climate change, covered here by the PPH 
• Freeport Planning Partnership Initiative will also analyze housing development opportunities on adjacent land served by infrastructure and utilities.
• The Freeport Planning Board, Town Council and municipal staff enacted policy changes to remove barriers to new housing development. In January 2025, the exempted multifamily housing projects from the subdivision review to streamline the approval process for new projects. Freeport’s downtown zoning requires zero land per dwelling unit and one parking space or less per apartment due to regulatory changes in recent years designed to increase flexibility for housing projects.
• Freeport Climate Action Plan here.
• Freeport Comprehensive Plan Update here.
• Calendar and agendas here

Gorham 

• Gorham Town Council Report here
• Gorham Climate Resiliency Results available here
• Gorham School Board seat open ONE (1) persons for School Committee to serve the remainder of this years term
• Nomination papers will be available from the Town Clerk’s Office beginning on Thursday, February 27, 2025. Completed nomination papers must be submitted to the Town Clerk’s office no later than 5:00 p.m. on Thursday, April 10, 2025.  
• Town Council agendas

Gray

• June Election - Candidates here
• Gray News About Town Newsletter here
• Town of Gray’s Draft FY26 Budget Available to View here
• Open Seats 
• Gray Town Councilor
• One three-year term to expire June 2028
• One balance of a three-year term to expire June 2026
• Gray Town Manager Hosts Monthly Listening Sessions at Local Eatery Starting in 2025, more info here. 
• Two newly approved subdivisions from the recent planning board meetings Mayall Mills and Stillwater Phase 2.
• Transformation Project website here
• Council meeting schedule here

New Gloucester 

• The Town of New Gloucester has contracted with the Greater Portland Council of Governments (GPCOG) for Planning Department Assistance until a permanent Town Planner is hired. 
• Nomination papers, for New Gloucester residents, are available beginning Thursday, February 27th for the following positions:
• Select Board - 2 positions (for 3-year terms each)
• SAD #15 School Board- 2 positions (for 3-year terms each)
• Water District Trustee - 1 position (for a 3-year term)
• Council meeting schedule here

North Yarmouth 

• Suzy Dowling won special election to fill the remainder of a term ending 
• Election Results here 
• June Election info here
• Comprehensive Plan Proposed changes to Land Use here. 
• Meeting and agenda here.

Portland 

• Portland City Council is about to consider a storefront vacancy tax
• City Seeks Volunteers to Serve on Social Housing Task Force Mayor Mark Dion is seeking volunteers to serve on a new Social Housing Task Force - The deadline is Wednesday, April 30, or until filled.
• Portland landlords ordered to pay tenants $34,000 in overcharged rent, covered here by the PPH
• Sitting Down With Portland’s Tenants Unions, covered here by Pine and Roses
• Right now, we have three areas of focus for the tenants union. We have a “complaints & research” group, which has been fielding communications that we get from tenants. An “events and membership” group, which is focusing on growing our membership engagement. And finally, a “communications and education” group. This handles a lot of our social media and extends education about tenants rights in Portland.
• Portland city manager’s budget proposal calls for 6.2% citywide tax increase, covered here by the PPH
• Neighbors concerned over large development coming into residential Portland neighborhood - 50 unit on Belfort, covered here by WGME
• In Portland’s Arts District, Equality Commons will add 54 apartments by summer 2026, covered here by MaineBiz
• Portland officials defend General Assistance amid push to cut spending, covered here by Maine Morning Star
• Another former scrapyard in Portland is targeted for housing Redfern Properties wants to build more than 500 market-rate apartments in Bayside, covered here by the PPH 
• Innovative builders challenge traditional housing market, showcase work at Portland event- Builders showcased energy-efficient and low-cost designs at the Portland Home Show, covered here by Newscenter
• Reimagining Franklin Street Open House, April 17
• Open House to kick off the Reimagining Franklin Street Project on Thursday, 4/17, 4:30-6:30 PM at the Portland Public Library The interactive event invites attendees to learn about past planning efforts and discuss their ideas and priorities for an updated street design and land use plan. Listen to this podcast from the 3/27 GPCOG Let’s Connect Greater Portland show to learn more about the project.
• Portland Council Seats
• District 3
• At-large Pious 
• Absentee Voting Information for June 10 Municipal Election
• Voters can now request their absentee ballot 
• Proposed Project Located at 9 Boyd Street
• Cumberland Housing, LP, Mayo Housing, LP and Portland Housing Development Corporation (PHDC) have submitted a major site plan application to facilitate the construction of a two new multi-family affordable housing buildings, one with 92 units and the other with 27 units.
• Portland ReCode and STR presentation here by Waypoint 
• Portland Planning’s Instagram here.
• New City Zoning Map - ReCode  Find the updated zoning maps + land use code, along with more information on ReCode here.
• Council goals to guide the future policy of the Council: Read the goals in full and learn Next Steps here. 
• The City of Portland’s 2023-2024 HUD Consolidated Annual Performance and Evaluation Report (CAPER) is now available for review and comment online here. 
• Meeting schedule here

Pownal 

• Pownal is seeking proposals from qualified contractors to perform a revaluation of all real and personal property in the Town, effective April 1, 2027
• RFP_for_Revaluation_for_the_Town_of_Pownal.pdf
• Pownal Annual Town Report here
• Pownal Election Information here 
• Meeting calendar here

Scarborough 

• Forum: Pause housing growth in Scarborough until there’s a plan, covered here by the PPH 
• Attend a Budget Roundtable Discussion
• The public is invited and encouraged to participate in budget discussions to give input:
• April 15, 7:00pm
• April 29, 5:00pm
• Board and Committee Newsletter here
• Scarbrough April Newsletter here
• Council Corner: A housing to-do list HERE, INCLUDES: Hosting a workshop to discuss Council thoughts on affordable and workforce housing & STR 
• Latest STR Language here
• Scarborough Flood Vulnerability Assessment here
• Most Recent Newsletter here
• 2024 Town Wrap-up here
• Draft Open Space Plan Available for Review Soon After months of consultant work, a draft Open Space Plan will soon be available for the community to review later this month.
• Town Council agendas. 
• Planning Board agendas. 

South Portland 

• South Portland slaps Portland Jetport with tree Violation Notices, covered here by the PPH
• Budget Workshops - FY26 Municipal Budget page
• April 22, 2025 - City Council Budget Workshop # 2 (see department budgets being discussed)
• May 6, 2025 - City Council Public Hearing & Approval of School Budget
• May 13, 2025 - City Council Budget Workshop # 3 ("Parking Lot" Items)
• June 10, 2025 - School Budget Referendum Vote
• South Portland’s 2024 Annual Report here 
• Community Newsletter here
• Production versus Permits 23/24 here.
• 2025 Work Plan here.
• City Announces Changes to Improve Development Review and Permitting, changes covered here
• Current South Portland building projects here.
• South Portland City Council and Planning Board agendas

Westbrook

• Westbrook mayor caps city spending; prelim tax rate up 4%, covered here by the PPH
• Westbrook schools’ proposed $53.4 million budget gets initial approval, covered here by the PPH 
• Absentee Ballot Info here 
• Westbrook Council withdraws support for the Gorham Connector: 'Not aligned with our values': covered here by WMTW
• June 10, 2025 - Municipal School Budget Validation Referendum more info here
• Meeting and events calendar.

Windham

• North Windham Sewer Project Underway, more info here
• A follow-up evaluation to the North Windham Moves study of 2022, this Downtown Windham Traffic Evaluation considers the impacts of five proposed development projects in the area.
• Located near Manchester Drive: 172 residential units are proposed to be built. 
• turning Leaf Road: Assumed 80 condos. This development is forecast to
• Microtel Inn & Suites: Assumed to add 100 keys to their existing building. 
• Behind Home Depot: 300 residential units. This
• Behind Dugout Ice Cream down Enterprise Drive: Assumed two hotels with 150 keys each and 400 units of multifamily housing. 
• Windham April Newsletter here
• Windham Housing Study here: Windham Housing Study Presentation 1-14-25.pdf
• Downtown Windham Traffic Evaluation here.
• Windham Annual Report here
• Windham’s strategic economic development plan here.
• Windham Building Growth Ordinance here.
• Windham Energy Plan available here 
• Meeting calendar here.

Yarmouth 

• Yarmouth solar project hits zoning hurdle - cannot proceed unless the zoning is amended to allow commercial solar use, covered here by the PPH Project
• Project Details here 
• Prop Tax Revaluation 
• 2025 Property Revaluation info here
• The Greater Portland Council of Government invites all community members to attend community input sessions for the Reimagining Route 1 project
• April 30, from 12:00PM to 1:00PM Virtual/Zoom 
• North Star Planning & Levine Planning Yarmouth Audit Report & Recommendations - Audit Report
• Comments from Parks & Land and Tree Advisory Committees: Comments
• Tree Protection Ordinance coming in June 
• The following positions will be in the June Ballot:
• Town Council: 2 - three year terms
• School Committee: 2 - three year terms
• Water District Trustee: 1 - three year terms 
• Municipal Budget Approval on June Ballot - Budget info here
• Affordable Housing Committee Info here 
• New Yarmouth Comprehensive Plan adopted 6/24 here 
• Yarmouth Climate Action Plan here
• Yarmouth ADU Guide here
• Yarmouth Affordable Housing Strategy here. 
• Meeting calendar here

Other State/National

• Brunswick - Brunswick's Rental Registry
• No Fees
• One time registration considered  
• State Bills of Concern:
• LD 1534: An Act Enabling Municipalities to Protect Tenants and Stabilize Rents - See Language here 
• LD 847: An Act to Prohibit Housing Discrimination See Language Here
• LR 2072 LR 2072, “An Act To Create a Residential Rental Unit Registry” (Rep. Ambureen Rana, D–Bangor) 
• Anatomy of a housing proposal toppled by NIMBYs - The Portland Press Herald,  covered by the PPH
• In seeking to preserve their communities, Mainers risk killing them, Sun Journal Editorial here 
• Zoning won’t solve Maine’s housing crisis — and zoning didn’t create it | Opinion, covered here by the PPH
• 137 new affordable apartments are coming to nine Maine communities MaineHousing leaders used the remaining funds from the Rural Affordable Rental Housing Program to pay for the projects, covered here by the PPH 
• York Residents Divided over STR’s and AirBnb, covered here by SeaCoast
• 132 Legislature Bill Directory here. 
• MAR Bill Tracking Report here
• GrowSmart Maine Policy Action 2025 here
• MEREDA Spring Legislative Update here 
• Maine Affordable Housing Coalition Bill Tracker here
• HR&A report commissioned by Mills Admin to produce step by step plan as to how to reach state housing goals to be released soon  
• America’s Rental Housing Joint Center For Housing Studies Report here.
• Build Maine + GrowSmart Maine POLICY ACTION 2025 Overview here
• Mills Administration and MaineHousing launch statewide housing data portal here

Statewide Housing Production Goals here