📰BIDDEFORD | Revisiting the Rules for Institutional Development

By Liam LaFountain, Mayor of Biddeford

March 1, 2026, On Monday, March 2 at 6:00 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. 

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. 

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.