Major Projects

General Information

• Applicant: L&R Northpoint Holdings LLC
• Project Name: Yard South
• Address:
  1 Madison Street // 149 Front Street
  South Portland, ME 04106
• Project Scope/Abstract: L&R Northpoint Holdings, LLC is seeking approval for a zoning map amendment, zoning text amendment, and a contract zone at 149 and 159 Front Streets; 110 and 120 Breakwater Annex; 1 Madison Street; 2 Breakwater Drive. The map amendment involves the creation of a new “Yard South” (YS) zoning district on the subject properties; the zoning text amendment modifies the zoning ordinance to establish the YS zone and provide the associated bulk, space, land use definitions, and related standards for the district (affecting Sections 27-117, 27-201, 27-401 through 27-404, and 27-871 through 27-900 of the ordinance). The contract zone text amendment creates a proposed “Yard South Contract Zone District” (YSCZ) that modifies the proposed YS zoning district. The contract zone text amendment establishes the YSCZ district and associated bulk, space, land use, and related standards (affecting Section 27-120, 27-401,  27-403, 27-404, 27-1281, and 27-1803). The subject properties are in the Shipyard Zoning District, the Breakwater neighborhood, and within the Shipyard Development District Key Land Use Policy area and Mixed-Use Growth Area Land Use Designation of the Comprehensive Plan.  The zoning text, map, and contract zone amendments are intended to enable the development of up to 1,200 residential units, 216,400 square feet of mixed nonresidential uses, and 100 hotel rooms. These statists on units, rooms, and square footages, may be updated upon full review of the application. 
  • An application for the Zoning Text, Zoning Map, and Contract Zone amendments to the zoning ordinance was filed on 7/31/2024.
  • Through email, the applicant has withdrawn the zoning amendments application for "Yard South," effective Nov. 4, 2024
• Project Materials: All materials are available and actively updated at: www.bit.ly/yard-south-materials
• Status: The zoning amendments application was filed July 31, 2024. The application was withdrawn on Nov. 4, 2024. 
• Last updated by staff: November 4, 2025

Project Steps

1. Pre-Application Meeting: Initial meeting between City and applicant to discuss requirements for an application. ✅ 
   • Status: Completed February 7, 2023
   • View the meeting and files
     
     • NOTE 1: A related, but entirely separate, application (PID 2165) was filed on May 6, 2024 by the South Portland Housing Development Corporation to construct soil cover systems on over 2.03 acres of the site (addressed as 149A Front Street), outside the shoreland area, to control for contaminated soils and prevent offsite transport of contaminants via stormwater runoff, erosion, or aerosolized dust. This project is funded through the U.S. Environmental Protection Agency (U.S.EPA) Brownfield Cleanup program and is being performed under the oversight of Maine Department of Environmental Protection and U.S.EPA. The work involves constructing a soil cap above contaminated soils and fill material (of up to 2 feet deep); targeted soil excavation and off-site disposal of contaminated material; and to establishing site restrictions to ensure future control of contaminants via a revised Environmental Media Management Plan and Post-Closure Cover System Maintenance Plan. The soil remediation project requires Site Plan approval by the Planning Board. Any action−approval or otherwise−on the soil remediation application is not an approval or any indication of support for any requests that may be made by L&R  Northpoint Holdings LLC for any rezoning, subdivision, or site plan approvals for the project known as "Yard South".
       
     • NOTE 2: The pre-application materials have been superseded by the formal application submitted on July 31, 2024.  
2. Application Filed: The City received a Contract Zone Text and Zoning Map amendment application on July 31, 2024. ✅
   • Status: Application is under staff review. Application materials are available at: https://drive.google.com/drive/folders/1PrPkLZHC40dcFIX522i-XvLsEUw3psec?usp=sharing 
3. Staff review: 30-day review period by the City to identify application deficiencies. ✅
   • Status: Staff review is complete. Staff comments compiling all comments have been distributed via a Completeness Letter that has been posted at the following link: 
   • https://drive.google.com/drive/folders/1zyBBMeolmETxiI3JlMPmfk7b3WZH4k5A?usp=sharing
4. Applicant Revisions: Undefined period for applicant to address all deficiencies in the application.
   • Status: The applicant has withdrawn the application as of Nov. 4, 2024. No further processing of the application will occur. 

Project Scope:

Meeting House Hill Park, LLC was awarded a contract to submit a subdivision and site plan to redevelop the City’s decommissioned Public Works yard at 42 O’Neil Street into a residential development with a public park and community garden. The project contains 43 dwelling units with a mix of owner-occupied single-family and town-homes under a homeowner’s association, and townhome apartments for rent.  The site is located in the Meetinghouse Hill neighborhood and is surrounded by primarily residential development, with steep slopes on the eastern side of the site near Kent Road and Hillside Avenue.

Project Approvals:

The Planning Board approved the Site Plan and Final Major Subdivision on 6/22/2022

 Project Phasing

The Contract Zone includes four phases of development, each of which must be substantially completed according to an agreed development timeline.

Phase I 

Includes demolition, street construction, and 9 single family homes (9 of 43 total housing units in the project)

Criteria for Phase I Completion:

1. Must start within 1yr of approval (i.e. 6/22/2023) Complete  ✔
2. All utility mains and stubs: Complete ✔
3. O’Neil St extension: Complete ✔
4. All house foundations poured: Complete ✔
5. Occupancy Certificate issued for 7 of 9 homes: In Progress  (Expected by Summer 2025)
6. Substantial completion within 3yrs of approval (i.e. 6/22/2025): In Progress (Expected by Summer 2025)

 Status of Phase I as of 11/7/2024

Foundations have been poured for 8 of 9 homes. Two (2) Certificate of Occupancy have been issued. Occupancies expected on 8 of 9 homes by late Spring, 2025.  

Phase II

Build out of multi-family townhome units on Lot 10, which are a combination of duplex, triplex, and two buildings of 8-units each (21 of 43 total housing units in the project)

Criteria for Phase II Completion:

1. Must start within 2yrs of approval (i.e. 6/22/2024): Completed ✔
2. Occupancy Certificate issued for all Phase I homes: In Progress (Expected by Summer 2025)
3. Construction of private street called “Solar Way”: In Progress (Expected by Summer 2026) 
4. Final surface coat applied to O’Neil St extension: Not Started (Expected by Summer 2026)
5. Occupancy Certificate issued for all Phase II homes: In Progress (Expected by Summer 2026)
6. Substantial completion within 4yrs of approval (i.e. 6/22/2026): In Progress (Expected by Summer 2026)

Status of Phase II as of 11/7/2024

Paving to the base coat of asphalt for Solar Way scheduled to be complete by Nov. 15, 2024, final coat of asphalt to be completed at the end of construction for this phase. Building permits have been issued for 1 and 3 Solar Way (duplex and triplex). Foundations are poured for both as well as framing and final fixtures. Certificate of Occupancy inspections expected to be requested by January, 2025. 

A Building Permit for 2 Solar Way (8 unit townhome block identified as Building A.3) is expected to be submitted to the City by the end of 2024. The second 8-unit townhome (Building B) will likely request Building Permits by late Fall 2025, and will be occupied by the Summer, 2026. Final coat of paving on O’Neil will coincide with completion and occupancy of the townhomes. Developer will subsequently convey O’Neil Street extension to the City, pending City inspection.

 Phase III

Includes build out of three rental housing buildings, which are two triplexes and one townhome block of seven units (11 of 43 total housing units in the project)

 Criteria for Phase III Completion:

1. Must start within 3yrs of approval (i.e. 6/22/2025): Not Started
2. Construction of private street called “Sundial Way”: Not Started
3. Occupancy Certificate issued for all Phase III homes: Not Started
4. Substantial completion within 5yrs of approval (i.e. 6/22/2027): Not Started

Status of Phase III as of 11/7/2024

Phase III has not begun but developer is aware of the need to “start” by summer 2025. 

Phase IV

Includes build out of two public open spaces, which comprise a park area in the center of the development and a green area and potential community garden space adjacent to Pitt Street

 Criteria for Phase IV Completion:

1. Must start within 3 months of the date of issuance of the first Certificate of Occupancy as part of Phase III and completed within 1yr of that date: Not Started
2. Open spaces will be conveyed to the City post-construction: Not Started

 Status of Phase IV as of 11/7/2024

Phase IV has not begun. Developer expects to complete the larger park before Phase III because he intends to access Phase III via Pitt Street, and therefore needs to complete the park and move backwards from there to the final townhomes. The Community Garden area will be last to be completed.

PLEASE NOTE: This project is no longer proceeding per City Council Workshop Meeting on November 6, 2025

On May 14, 2024 the City Council approved the Crosstown Connector Preliminary Design & Environmental Impact Study as part of the proposed Fiscal Year 2025 (FY25) budget. 
 
 On April 1, 2025 the City Council selected Gorrill Palmer as primary engineering consultant firm to commence the study for a twelve (12 month) time-period, utilizing Flycatcher LLC as the environmental assessment sub-contractor and Camoin Associates as the economic development assessment sub-contractor. 

Project Scope:

The City of South Portland is undergoing a preliminary (30%) roadway design engineering study to plan for a new “Crosstown Connector” roadway between Main Street and Highland Avenue along and extending from Rumery Street. This work will build from a 2001 technical study and update key findings of traffic, safety, environmental, and land use conditions to analyze the feasibility of the project. 

The Study is expected to leverage technical field analysis and modeling software for existing and future conditions in the area surrounding the proposed roadway, and include a deliberative engagement process with the public and relevant stakeholders within the project area. The Study will also produce a preliminary estimate of the economic development potential enabled by the roadway, through the provision of new frontage on previously-inaccessible properties.

The final product will be a 30% engineering design plan set that includes at least one roadway alignment with topographical details and a cost estimate for various roadway configurations taking into account multiple types of roadway users. This work will include coordination with all utilities, CSX Transportation (owner/operator of an intersected railroad), research of potential environmental constraints and impacts, research of potential local, state, and federal funding sources to construct the roadway, roadway engineering renderings, and a presentation to the Planning Board and City Council.

For More Information: Please contact Milan Nevajda, Planning Director, mnevajda@southportland.gov