North Yarmouth goes to the polls on March 15 to decide whether to reinstate a building cap for its village districts. The previous cap was phased out in 2007. If approved, a 15-permit limit, similar to the current cap for Farm and Forest District, will replace the unlimited number of permits currently allowed.
Like other rural communities in southern Maine, North Yarmouth is grappling with balancing economic sustainability and maintaining its identity amid the impact of expansion of surrounding urban areas.
The recent housing boom has significantly altered the appearance of the village districts. Referendum organizers said the pace of development caught residents off guard. Lack of a building cap and changes to the Land Use Ordinance (LUO) forcing lot uniformity, allowing smaller acreage, and prioritizing density are blamed for accelerating the trend.
According to Rich Parenteau beginning in 2019, “The result has been a new construction rate more than double the previous 10-year run rate average of new homes.”
Data from Greater Portland Council of Governments (GPCOG) highlights the growing impact of Portland on surrounding towns. The “Portland Urbanized Zone (UZA)” extends through Windham into Raymond, as well as the Route 1 corridor to Freeport. It also encompasses the southern section of North Yarmouth along Routes 115 and 9.
Goals within North Yarmouth Comprehensive Plan mirror priorities outlined in PACTS (part of GPCOG) long-range planning documents, characterizing North Yarmouth as part of Portland’s metropolitan region.
Referendum organizers said “they had no choice” but to push for a special town meeting. More than 375 residents signed the petition. Linc Merrill said residents are upset at what they see happening. Reinstating the cap for village districts would allow the town time to evaluate the impact of recent growth.
According to information from the petitioners, the cap in the Farm and Forest district is working, to control the pace of development. Parenteau challenged the idea that if you don’t allow unlimited building in the Village districts, it will push building out to the Farm and Forest. “We need the same protection of building pace in the village districts as currently exists in Farm and Forest”
Judy Potter said she has attended nearly every municipal meeting since 2018. A growing group of residents have joined her to speak up about taxes, caring for long-time residents, protecting town resources and preserving quality of life.
According to Potter, the group has been regularly bringing their concerns to the Select Board, as well as Planning Board and Economic Development and Sustainability Committee (EDSC). More recently, talking with Code Enforcement Officer Ryan Keith. “They aren’t listening,” Potter said
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“In all of this, the focus doesn’t seem to be on figuring out what is best for North Yarmouth. Instead, it’s like the priority is proving we’re wrong,” said Paul Whitmarsh
More buildings isn’t the only concern. Most of the new development has been within the Groundwater Protection Overlay. Parenteau said residents have consulted officials in neighboring towns as well as at the state level about the issues facing North Yarmouth.
At the April 20, 2021 Select Board meeting, Merrill expressed frustration at the lack of action from the Select Board. Merrill stated, “A group of residents has been coming week after week to ask questions without any measurable response from the Select Board. So, I'm not sure if there is a process, but I still have questions."
Select Board documents show the board knew of growing resident concern as early as September 2019. During the September 17, 2019 meeting, Selectperson Jim Moulton stated he was aware of growing resident concern regarding timing of expansion of the village center.
Select Board goals documents for FY21 and FY22 confirm the board committed to analyzing the impact of recent growth on the school district and budgeting. FY21 goals review indicate the analysis had not been started, while FY22 goals added the need to discuss a growth cap.
February 2021 Department Head Comments to the Planning Board regarding the preliminary review of York Ridge Subdivision noted flaws within the LUO regarding maintaining open space. The document also stated the parcel of land should probably not have been part of the village districts for 25-50 years.
For the past 12 months, resident Bill Young has taken to Facebook to share concerns regarding North Yarmouth. Young is a staunch critic of current North Yarmouth policies. He has become a local celebrity and gathered a large following to his posts, titled “Episodes” and names the group he speaks for “Quorum of Concerned Residents”.
Not everyone agrees with Young’s position, and he regularly debates with residents over issues.
Opponents of the referendum believe development is inevitable, and current town policies will protect North Yarmouth character and rural areas for decades.
Former EDSC chair Diane Morrison and former Select Board member Anne Graham have challenged arguments against concentrating density in the village districts. Both Morrison and Graham have voiced strong support of the Comprehensive Plan and resulting changes to the LUO at numerous Select Board meetings.
Challengers have criticized the referendum process and are encouraging residents to vote no because they want a different plan.
Kate Perrin posted to the community Facebook page, “There are better solutions than a yes vote.” In response to information about the size of current zoning, Perrin wrote, “Thanks for sharing. Based off this explanation, I think what really needs to be done is to review and reduce the village residential zone with the public’s input. I wish this referendum could have addressed this root cause. But it didn’t, so I will vote NO so that an actual solution can be found.”
Further complicating this issue is proposed state legislation, LD 2003. If passed, the bill would restrict local control and prevent towns from developing policies to regulate growth. Included are provisions that specifically prohibit growth caps and remove local authority to develop policies similar to North Yarmouth's Comprehensive Plan and LUO.
Young said, "Augusta is watching what is happening in North Yarmouth."
Whether residents support or oppose the referendum, response to the initiative demonstrates general agreement among residents that something needs to be done and dialog is needed.
Referendum supporters see the ballot initiative as a way to ‘tap the brakes’ on development so the town can absorb recent growth. This will give officials time to analyze the situation and determine what course corrections are needed to get the town back on track towards economic viability while preserving the characteristics that attract people to the town.
Parenteau said, “We aren’t opposed to development. We just want responsible growth.”