By MAYOR LIAM LAFOUNTAIN, City of Biddeford
On Monday, March 2 at 6 p.m., the Institutional Zone Review Committee will hold its first public hearing at City Hall. The meeting begins the public input phase of a broader review of how Biddeford regulates institutional development.
For many residents, the term “Institutional Zone” may not be familiar. In practical terms, it is the zoning framework that governs development at the University of New England’s Biddeford campus.
UNE’s campus sits largely within an area that, under typical zoning rules, is generally limited to single-family houses.
In 2001, the city created a dedicated zoning district to allow the university to build and grow in ways that no other entity could within that setting. The ordinance established a structured process requiring a comprehensive Institutional Master Plan, a document outlining anticipated growth over five to ten years and analyzing impacts on traffic, parking, infrastructure, municipal services, and campus design standards.
The University of New England has long been an important part of Biddeford’s civic and economic fabric. It is one of the city’s largest employers and contributes to the local economy, research activity and cultural life.
Students, faculty, and staff are neighbors and active participants in Biddeford. The relationship between Biddeford and UNE has evolved over time, shaped by growth on both sides.
The City’s zoning has long provided a clear pathway for institutional growth. However, the Institutional Zone ordinance has not been comprehensively updated in nearly 25 years. As both the university and the city have evolved, it is reasonable to review whether that framework remains aligned with current conditions and future expectations.
In recent years, several development projects within the Institutional Zone have generated strong reactions. Often, disagreements have centered less on whether development should occur and more on how clearly the ordinance defines what is permitted, how impacts are evaluated, and how decisions are made. When expectations among the university, the city, and residents are not fully aligned, even well-intended projects can become contentious.
That context, in part, led the city council to establish the Institutional Zone Review Committee at the beginning of this council term.
The committee serves in an advisory capacity. It does not approve projects, determine property sales, or make final legislative decisions. Its responsibility is to review the ordinance, gather public input, and recommend whether revisions are warranted. Any proposed changes will proceed through the standard public legislative process before the Planning Board and City Council.
Formed through the regular public appointment process, the committee operates in open session under Maine’s Freedom of Access laws. All members are Biddeford residents. The membership includes two city councilors, the president of the University of New England, the president of the Hills Beach Neighborhood Association, a facilities manager who previously worked for UNE and is a UNE graduate, and a local real estate professional. Together, they reflect a range of civic, professional, and neighborhood perspectives within the city.
Meetings are open to the public, materials are posted online, and the process is structured to ensure transparency, accountability, and broad participation before any ordinance changes are considered.
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The process is structured to ensure transparency, accountability,
and broad participation before any ordinance changes are considered.
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Residents may attend meetings in person or communicate directly with the committee via its group email account at InstitutionalZoneReview@biddefordmaine.org
As part of this review, the City Council adopted a temporary six-month moratorium on new institutional development and university uses. The pause is not directed at any single proposal and does not prohibit the purchase or sale of property within the Institutional Zone, nor does it prevent any property owner, including the University of New England, from entering into a real estate transaction.
It applies only to new development activity or changes of use during the review period, allowing the city to evaluate and, if necessary, update the ordinance before additional projects proceed under standards that may soon change.
Zoning ordinances shape municipalities for decades, influencing infrastructure investments, traffic patterns, public safety demands and neighborhood character.
Recent institutional projects have underscored the need for clearer expectations and a more consistent and transparent framework. As public interest has grown, so too has the expectation that development decisions be predictable and participatory. Reviewing the ordinance openly and deliberately is a responsible step toward that goal.
Public comment from Biddeford residents on March 2 and in the months ahead will help inform this work and strengthen the final recommendations. The objective is a regulatory framework that provides clarity, consistency, and confidence as institutional growth continues in Biddeford.
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ABOUT THE AUTHOR: Liam LaFountain is serving his first term as Mayor of Biddeford and previously served two terms on the Biddeford City Council. He welcomes questions, comments, and ideas and can be contacted directly at liam.lafountain@biddefordmaine.org. The views and opinions herein are solely those of the author.
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