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MaineLD 1751132nd Maine Legislature (2025-2026)HouseWALLET

An Act to Improve the Growth Management Program Laws

Sponsored By: Tiffany Roberts (Democratic)

Signed by Governor

HOUSINGHOUSING - REGULATION

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Bill Overview

Analyzed Economic Effects

18 provisions identified: 14 benefits, 0 costs, 4 mixed.

Clear income tests for affordable housing

The law sets clear income tests for affordable housing. Rental homes are affordable if a household at or below 80% of area median income pays no more than 30% of monthly income. Owner‑occupied homes are affordable if a household at or below 120% of area median income pays no more than 30% of monthly income. These rules guide local plans and housing programs.

More projects qualify under plans

The law expands eligible projects under growth management. Mixed‑use housing developments now qualify. Sewer, water, and other utility construction, extension, and upgrades also qualify. This supports building homes and basic services in the right places.

Stronger local plan content and maps

The law raises what local plans must include. Plans need a full inventory, public input, and 10‑year projections for people, housing, jobs, and public services. Goals and policies must match state growth goals, the state climate action plan, and any coastal policies. Each plan must add a future land use plan and mark growth and rural areas. Growth areas need clear standards, timely permitting, and needed services; rural areas need policies to limit incompatible development. Plans must include a capital investment plan and a timetable for ordinances and other actions.

Clearer planning definitions and tools

The law clarifies key planning terms and tools. It updates cluster development so towns can allow smaller lots in return for shared open space and shorter roads and utilities. It also defines what a comprehensive plan and a growth management program must include and requires they follow state procedures and goals.

Curb sprawl and plan transport

The law strengthens goals to curb sprawl and protect rural character and working lands. It also makes transportation planning a core part of growth planning, alongside public facilities and services. Towns must consider planning, financing, and building transportation for expected growth.

Grant boost for climate‑ready towns

The law gives planning grant priority to towns or regions with a local climate action plan. If they already have a comprehensive plan, those with a climate vulnerability assessment get priority. Awards still depend on available funds.

Modern tools and regional teamwork

The law defines “place type” so towns share common planning terms. It encourages towns to work together on regional plans and policies. The Department sets tiered inventory rules and allows data to be gathered in rounds. A map of key conditions is required only if the state provides data and tools at minor cost or less. When required, the map covers the environment, water supplies, natural hazards, and resource‑based economy.

Plan for floods, ports, and water

The law requires local plans to protect water quality and manage water use. It tells towns to protect ports and harbors and keep shore access for commercial fishers and the public. Plans must address risks from sea level rise, flooding, and extreme weather to buildings, roads, and utilities.

Simpler plan certification and appeals

The law streamlines plan review. If a town seeks a consistency certificate, unchanged parts with a current approval keep that approval. If a plan is found inconsistent, the town has 24 months to fix it without meeting new standards adopted during that time. A town can also appeal a finding within 20 business days. For a specific statutory test, the Department of Agriculture, Conservation and Forestry decides if the plan meets section 4326.

Smooth transition and plan stability

Plans submitted within 24 months after final adoption of the new rules are reviewed under the old law, unless a town asks to opt in and the Department agrees. A town’s adopted comprehensive plan stays in force until it is amended or repealed under this law.

State approvals last 12 years

A consistency finding for a comprehensive plan is valid for 12 years from the issue date. If issued after January 1, 2013, it stays valid until December 31, 2028 or 12 years after issuance, whichever is later. The Department’s certification of a growth management program also lasts 12 years.

Stronger housing and aging goals

The law updates state housing goals. Towns must promote housing choice and affordability for low- and moderate‑income households. Plans encourage homes near jobs and services. Towns are also asked to create age‑friendly policies so older adults can age in place.

Stronger public input and guidance

The law strengthens public input and planning help. Proposed plans must be available at town offices and by the usual public channels at least 30 days before a hearing, and updated drafts before any follow‑up hearing. The state must publish guidance on outreach, surveys, and making drafts easy to review. It must also prepare a planning guide that includes a place‑type approach and create technical materials on using place types. The state must partner with at least three communities using place types and share what works.

Walking and biking projects qualify

Towns can include bicycle and pedestrian infrastructure as eligible projects in their growth management programs. This supports sidewalks, bike lanes, and safer local travel.

Easier regional planning and budgets

The law makes it easier for towns to plan together. Municipal officers can set up a planning committee for one town or a group of towns. Towns in a joint effort may use their land‑use authority across their whole area and decide if rules are run by one town or shared. They must also agree on how much each town will pay and the funding sources for plan, implementation, and enforcement costs.

Faster plan reviews, shorter comments

The Department tells a town within 10 business days if a plan is complete for review. The public has 20 business days to send written comments after that notice. The Department then issues its written finding within 35 business days after saying the plan is complete. These changes speed early steps but lengthen the final review window.

More oversight in state rulemaking

The law adds more oversight to rulemaking. Initial program rules are major substantive and must define “downtown,” which can take longer but adds review. Before writing rules, the agency must convene a stakeholder group and invite the Housing and Economic Development Committee. The agency must send an implementation progress report by January 15, 2026. The Department of Health and Human Services must also follow the growth management law.

Removes outdated planning law text

The law removes several specific paragraphs from the planning statutes. These clean‑ups may change procedures for towns but do not create new benefits or costs for households.

Sponsors & Cosponsors

Sponsor

  • Tiffany Roberts

    Democratic • House

Cosponsors

  • Allison Hepler

    Democratic • House

  • Amanda Collamore

    Republican • House

  • Anne-Marie Mastraccio

    Democratic • House

  • Holly Eaton

    Democratic • House

  • Nicole C. Grohoski

    Democratic • Senate

  • Richard A. Bennett

    Independent • Senate

  • Richard Bradstreet

    Republican • Senate

  • Suzanne Salisbury

    Democratic • House

Roll Call Votes

All Roll Calls

Yes: 63 • No: 85

House vote • 6/17/2025

ACC MAJ OUGHT NOT TO PASS REP

Yes: 63 • No: 85

Actions Timeline

  1. Signed by Governor, ACTPUB Chapter 393

    6/20/2025

  2. PASSED TO BE ENACTED, in concurrence.

    6/18/2025Senate

  3. PASSED TO BE ENACTED. Sent for concurrence. ORDERED SENT FORTHWITH.

    6/18/2025House

  4. Reports READ On motion by Senator CURRY of Waldo Tabled until Later in Today's Session, pending ACCEPTANCE OF EITHER REPORT Taken from the table by the President On motion by Senator CURRY of Waldo The Minority Ought to Pass As Amended by Committee Amendment "A" (H-766) Report ACCEPTED READ ONCE Committee Amendment "A" (H-766) READ and ADOPTED Under suspension of the Rules, READ A SECOND TIME and PASSED TO BE ENGROSSED AS AMENDED by Committee Amendment "A" (H-766) in concurrence

    6/18/2025Senate

  5. Reports READ.Motion of Representative GERE of Kennebunkport to ACCEPT the Majority Ought Not to Pass Report FAILED.ROLL CALL NO. 570(Yeas 63 - Nays 85 - Absent 1 - Excused 2)On motion of Representative GERE of Kennebunkport, the Minority Ought to Pass as Amended Report was ACCEPTED.The Bill was READ ONCE.Committee Amendment "A" (H-766) was READ and ADOPTED.Under suspension of the rules, the Bill was given its SECOND READING without REFERENCE to the Committee on Bills in the Second Reading.The Bill was PASSED TO BE ENGROSSED as Amended by Committee Amendment "A" (H-766).Sent for concurrence. ORDERED SENT FORTHWITH.

    6/17/2025House

  6. The Bill was REFERRED to the Committee on HOUSING AND ECONOMIC DEVELOPMENT.In concurrence. ORDERED SENT FORTHWITH.

    4/23/2025Senate

  7. Committee on STATE AND LOCAL GOVERNMENT suggested and ordered printed. On motion of Representative SALISBURY of Westbrook, the Bill was REFERRED to the Committee on HOUSING AND ECONOMIC DEVELOPMENT.Sent for concurrence. ORDERED SENT FORTHWITH.

    4/22/2025House

Bill Text

  • Amendment C-A (H-766), adopted by House & Senate

    PDF

  • Enacted

    PDF

  • Introduced

    PDF

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