February 2025 Local Housing Policy Report

Two major projects in Portland have recently received approval from the City Council, set to bring hundreds of market-rate rental units to the area. The Thompson's Point development is exempt from Portland’s inclusionary zoning ordinance, which mandates that 25% of units be affordable. This exemption applies because the project was approved before the ordinance was enacted in 2015. Also included is a 148 room hotel and a 463 car parking garage.

In 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.

While on the subject of June ballots, several towns are holding special elections, including North Yarmouth, New Gloucester, and Gray.

Many communities are also actively working on updating their comprehensive plans, namely Freeport and Pownal are seeking input from residents.



If you haven’t already, be sure to check out the Maine Housing Production Needs Study (HR&A Report). It provides a strategic roadmap to help Maine achieve its ambitious housing goals - HR&A Report here.

Town by Town Issues & Happenings:

Cape Elizabeth

• Developer urges Council to move quicker on Proposed zoning amendments in Cape Elizabeth’s town center that would permit Center Court, a 33-unit housing development for people 55 and older, otherwise deal "could be dead" Covered here by the PPH
• Cape Town Council Housing Goals here
• February Cape Town Managers Report Here
• 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 through 2/9
• Cape Elizabeth FloodPlain Management Ordinance here
• 2025 tax rate information here  
• Town Council and Planning Board agendas. 
• Meeting calendar here.

Cumberland

• Current Construction Project info here.
• Drowne Road Affordable Housing Project Info here 
• The Planning Board unanimously approves 72 three-bedroom condominiums at the intersection of Blackstrap Road and Upper Methodist Road. Covered here by the Press Herald
• Cumberland is looking at three affordable housing projects covered by the Portland Press Herald here.
• Housing Task Force Committee here
• Town Council agendas. 
• Planning Board agendas

Falmouth

• Falmouth adopts a revised comprehensive plan with edits. The edits specified housing goals for the community, as well as details of Falmouth's natural resources. Covered here by the PPH. Falmouth Town Council adopted a revised 2024 comprehensive plan
• Falmouth moves forward with workforce housing project The town entered into a purchase and sale agreement with Scittery Woods Partners to finalize site details and affordability requirements for the land next to the Falmouth police station, moving closer to a sale with the developer, covered here by the PPH.
• Falmouth updates residents on short-term rental ordinance, collects comments Falmouth’s Assistant Town Manager Maggie Edson led the public forum, completing one of the Ordinance Committee’s steps in reviewing its policy, a priority outlined in the town’s 2024-2025 Work Plan. Covered here by the PPH. 
• Coffee with Town Councillors
• March 14, 8am-9am, Councilors de Lima and Morton 
• April 10, 12pm-1pm, Councilors Johnson and TBD 
• Falmouth Vision and Values Final Report here 
• Housing Affordability in Falmouth here
• Current Bids and RFPs Falmouth here
• Calendar and agendas here.

Freeport

• Comp Plan Public Workshop on 1st Draft 3/18, more info here. 
• 2/28 Short-term Rental Registrations Due - More Info here 
• Freeport’s Dogbone District, a desirable mixed-use and residential development in the dog bone, will meet many community needs, addressing missing middle and multifamily housing located on or adjacent to existing infrastructure, while supporting economic vitality in the downtown, more info here. 
• Design Review Ordinance Update- new construction, additions, and renovations in Downtown Freeport. The Design Review Ordinance was created to help ensure Freeport’s historic buildings are preserved, and that new construction fits in Downtown. More Info here. 
• Housing Projects: 
• Preliminary Subdivision plans for an Affordable Housing Development on a portion of land with frontage on Varney Road - Forty-two dwelling units 
• Freeport Climate Action Plan here.
• Freeport Comprehensive Plan Update here.
• Calendar and agendas here

Gorham

• Council Denies Shaw Brothers Quarry Expansion, Following the quarry expansion denial, Shaw Brothers plans a trailer park Covered here by the PPH.
• Phase 1 of construction for Gorham’s Robie Park nears start date. Construction is expected to start in early spring and includes plans to install a new playground, remove a basketball court for later relocation, covered here by the PPH.
• ‘Huge’ housing project proposed at former Gorham golf course moves forward The Planning Board on Monday, Feb. 3, unanimously voted 7-0 to recommend contract zone approval for developer Nick Troiano for Gorham Fairways, setting up final approval needed from the Town Council. Covered here by the PPH.       
• The Gorham Town Council is starting to lose support for the Gorham Bypass 
• Substantial projects in Standish, residents worry about the additional traffic  
• 155 condo units off of Bonny Eagle Rd 
• 60 apartments - 5 three story buildings with 12 units each - off of Rose Ln 
• Developers looking at up to 200 units on land adjacent to Standish Hannaford 
• Town Council agendas

Gray

• First Residential Project of 2025 in Gray, Maine, Construction set to begin in the coming weeks, with the goal of providing energy-efficient, modern single-family residences designed to meet the growing demand for quality housing in Gray covered here.
• The Town of Gray hosted its third and final proposed zoning workshop on February 24 at 6 p.m. at the Town Hall. The previous two workshops in February focused on the Dry Mills and Libby Hills. Current Comp Plan here. 
• Unable to attend and want to give input - Click here.
• Election on June 10, 2025:
• Gray Town Councilor
• One three-year term to expire June 2028
• One balance of a three-year term to expire June 2026
• Water District Trustee
• One five-year term to expire June 2030
• 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
• February Gray Newsletter 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

• Nomination Papers Available for March 18, 2025 Special Election to fill the remainder of a term ending June 30, 2026 on the Select Board. More info here. 
• Candidates Night March 5th 6:30PM, more info here. 
• Comprehensive Plan Proposed changes to Land Use here. 
• Meeting and agenda here.

Portland

• Portland establishes ethics commission more than 2 years after voters approved it, Council voted 8-1 with Sykes opposing, covered here by the PPH
• The City of Portland is pleased to announce that it has hired WSP USA Inc. (WSP) to conduct the final planning phase for the Reimagining Franklin Street effort.
• Franklin Street Master Plan 
• YMCA Shelter closing next month covered here by the PPH. 
• Portland officials defend General Assistance amid push to cut spending, covered here by The Maine Morning Star.
• RFP For City Owned Brighton Ave Properties RFP here.
• Potential proposers and their contractors, architects, engineers, etc. are free to view the property on the following dates:
• OPTION 1: March 3, 2025 12 Noon – 1:30PM
• OPTION 2: March 12, 2025 1:30PM – 3:00PM
• Portland Planning’s Instagram here.
• Why has a historic building in Portland been vacant for more than 15 years? The prominent building at the corner of Congress and High streets has been under slow and steady construction since 2010, disgruntling neighbors who wonder why it's been so hard to fill. Covered here by the PPH.
• U.S. Department of Transportation’s Reconnecting Communities Pilot Program for the first phase of design for the Franklin Street redesign project. The federal funding will be matched by the City and MaineDOT, each contributing $250,000.
• Franklin Street Master Plan 
• Portland paused hotel development. Then it left time for 2 to go forward, Portland city councilors voted 6-2 to impose a six-month moratorium on new hotel construction, Covered here by the BDN
• Portland receives federal funds to tackle homelessness with housing projects - The Cumberland County Home Consortium (CCHC) has been awarded a one-time funding opportunity from the federal government to develop affordable rental housing and supportive services. Covered here by WGME
• RFP-Proposals to Utilize Federal Funds for Affordable Rental Housing + Services to Reduce Homelessness - Read the full update to learn more. Applications are due Monday, February 3, at 2 PM.
• New City Zoning Map - ReCode went into effect on December 4, 2024, one month after the City Council’s vote. 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

• The Downs in Scarborough adds high-end condos to ongoing project, Covered here by Spectrum News
• In the Know: Town of Scarborough: What’s in store for 2025, covered here by the PPH.
• March 5: Open Space Plan Workshop -The Town Council will learn more about the draft Open Space Plan in an upcoming workshop scheduled for March 5th. 
• The Town Council passed a resolution to authorize a US Department of Transportation RAISE grant to improve the Payne Road corridor. It would transform the corridor into a modern 4-lane, multi-modal street with bike lanes, a multi-use path, accommodations for transit expansion, and a new bridge 
• In the Know: That’s a wrap: A look back at 2024, covered here by the PPH
• Municipal Budget Presented March 26 - The FY2026 budget will be largely driven by council goals and continuing to maintain quality service to the community. The proposed municipal budget will be presented by the Town Manager at the end of March.
• February Town 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

• Production versus Permits 23/24 here.
• South Portland's Mall Plaza — across from Maine Mall — sells for $20M, covered here by MaineBiz.
• Solar farm proposal in South Portland raises neighborhood alarms. Residents worry recent tree cutting by the Portland jetport is just the beginning of problems related to development on property owned by the Roman Catholic Diocese of Portland. Covered here by the PPH. 
• South Portland halts disputed tree removal near jetport Officials at Maine's largest airport must show the runway approach project hasn't violated local, state and federal land use laws. Covered here by the PPH
• 2025 Work Plan here.
• Council rejected studying a potential parking garage project with the Prentice Organization.
• 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

• Tenants arrive at Westbrook’s $140M Rock Row Health Campus The Dempsey Center officially relocated its South Portland office to Rock Row this week. New England Cancer Specialists also has started operations at the campus. Covered here by the PPH.
• Building boom to reduce Westbrook housing shortfall, covered here by the PPH 
• Brian McCambridge was appointed for the remaining term of the Ward 1 seat through City Council Resolve 2025-02. 
• Westbrook Housing Authority officially opened its Stacey M. Symbol Apartments at 68 Nicklaus Lane, 60 affordable housing units for senior citizens, covered here by the PPH. 
• Proposed residential complex with 110 market-rate rents on the horizon for Westbrook, covered here by the PPH 
• In Westbrook, $21M Stroudwater complex opens with 55 apartments, covered by Maine Biz here
• In Westbrook, Two separate Westbrook apartment complexes are in the final stages of construction, and will add 115 total units of affordable housing to the city by this fall  Covered by MaineBiz here
• Meeting and events calendar.

Windham

• Windham Housing Study here: Windham Housing Study Presentation 1-14-25.pdf
• Downtown Windham Traffic Evaluation here.
• First units are complete at The Cove at Highland Lake, an active 55-plus community, covered here by the PPH. 
• Windham affordable housing project moves one step closer, covered here by the PPH
• Town of Windham is looking for feedback on municipal services, this may be a good opportunity to give feedback on the permitting process Survey 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 Planning Board unanimously approves 18-unit affordable housing project. The development on Cleaves Street, which will be next to Yarmouth Town Hall, is the first affordable housing project to be approved in town in a decade. Covered here by the PPH.
• The Town Council voted to amend the charter to target households in a wider range of income, covered here by the PPH
• Royal River Dam Removal Information:
• The Town Council adopted a Resolution in Support of Action to Restore the Royal River: Town Council Resolution (as Amended and Approved): Royal River Restoration 1.2.25 Covered here by the PPH
• The Town Manager communicates that the Council will be looking at density, which may be a tough sell for the current council. 
• NorthStar Planning Memorandum “Yarmouth Ordinance Audit & Recommendations – Barriers to Housing Memorandum here 
• Tree Advisory Committee’s tree protection standards can become a typical condition of approval on any project- Link to the Tree Advisory Committee Preferred Trees & Recommended Tree Protection Measures 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

• 132 Legislature Bill Directory here. 
• Advocacy Scoop: 2025 Tax Reform Priorities - In the latest episode of the Advocacy Scoop - A Taxing Conversation
• Maine is stifling this homemade solution to the housing crisis, covered here by the BDN
• Letter: Raymond citizens group concerned about short-term rentals, covered here by the PPH.
• York looking at STRs again, covered here by Sea Coast Online.
• How can Maine fix its housing crisis? A new report has dozens of ideas The 83-page breakdown creates a roadmap for lawmakers on incentivizing development, collecting data and assembling a workforce to build the thousands of units the state desperately needs. Covered here by the PPH.
• Great Maine Neighborhoods Website by GPCOG
• New Building and Energy Code in Effect April 7
• For those in building and construction, please be aware that the State of Maine has amended the Maine Uniform Building and Energy Code adoption. Municipalities must enforce the newly adopted 2021 I-codes and corresponding standards as of April 7, 2025. More information will be available in the coming weeks. View the codes here. The amendments will be posted on the State Fire Marshal's Office, Building Codes division website when available. Maine Uniform Building and Energy Code – Code Adoption Update
• Maine State’s Chamber webinar on what to expect in the next legislative session, watch it here
• Speaker of the House Ryan Fecteau brought up getting rid of owner occupancy requirements on ADUs.
• Substantial projects in Standish, which will affect Gorham traffic 
• 155 condo units off of Bonny Eagle Rd 
• 60 apartments - 5 three story buildings with 12 units each - off of Rose Ln 
• Developers looking at up to 200 units on land adjacent to Standish Hannaford 
• Maine is lagging the lofty housing goals it set last year, Covered by BDN 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. 
• Deteriorating Rental Affordability An Update on America’s Rental Housing 2024 by The Joint Center For Housing Studies - Report here
• Who’s Applied So Far for Maine’s New Eviction Prevention Pilot Program? Covered here by the Maine Anchor
• Build Maine + GrowSmart Maine POLICY ACTION 2025 Overview here
• Maine Is Building the 10th Fewest Multi-Family Homes in the U.S., covered here 
• State Advocates Bullish on Maine’s Housing Goals, covered here by Maine Public 
• Mills Administration and MaineHousing launch statewide housing data portal here
• Statewide Housing Production Goals here