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Building near the water in Auburn, Maine (shoreland zoning)

Auburn, Androscoggin County · Ordinances checked 2026-10-19 · Reviewed · 8 cited sections

Restricted

This page covers only the Lake Auburn Watershed Overlay and flood-zone permits. Near Lake Auburn, new or expanded buildings must be at least 100 feet from the normal high-water mark, and septic, fertilizer, pesticide and tree-cutting rules apply; in flood zones you need a city flood hazard development permit. We couldn't review Auburn's shoreland rules for other waters such as the Androscoggin River or Taylor Pond, so check with the Planning office.

Lake Auburn building setback100 ft from normal high-water mark (private docks excepted) [1]
Septic disposal field setback (Lake Auburn overlay, 2,000 gal/day or less)400 ft from any lake, pond, stream or brook [2]
Fertilizer-free zone (Lake Auburn overlay)Within 100 ft of water or wetlands [3]
Pesticide-free zone (Lake Auburn overlay)Within 250 ft of water or wetlands [4]
Clearcutting (Lake Auburn overlay)Max 25% of lot or 2 acres, whichever is less [5]
Flood hazard areasFlood hazard development permit required before development [6]

What this page covers

This page covers only the Lake Auburn Watershed Overlay District and flood hazard permits. The overlay rules below come from Ord. 21-11182024, which the City Council adopted on December 2, 2024 [8]. It doesn't cover the Androscoggin River, Taylor Pond or other waters (see the last section).

Lake Auburn: 100-foot building setback Lake Auburn is the drinking-water supply for Auburn and Lewiston. Any new or expanded building or structure must be at least 100 feet inland from the lake's normal high-water mark, unless it needs direct water access as an operational necessity. Private docks qualify. Boathouses, storage sheds, garages and other structures don't [1].

Other overlay rules near water

  • Septic: For flows of 2,000 gallons a day or less, a new, expanded or replacement disposal field must be at least 400 feet from any lake, pond, stream or brook [2]. Owners in the overlay without public sewer must have their septic systems inspected on a cycle set by the city [7].
  • Fertilizer and pesticides: Fertilizer may not be used within 100 feet of a lake, pond, stream, brook or mapped wetland [3]. Pesticides of any kind are prohibited within 250 feet [4].
  • Tree cutting: Clearcutting is limited to 25% of a lot or 2 acres, whichever is less [5]. Tree cutting on lots over two acres needs a forester's harvest plan approved by the city.

Floodplains

In FEMA special flood hazard areas, such as along the Androscoggin River, you need a flood hazard development permit from the city before any construction or other development begins [6].

What we couldn't review

Auburn's general shoreland and water-body setback rules are in Article XII of the zoning ordinance, which applies along the Androscoggin River, Taylor Pond and other waters. That article is published only on Municode, and we couldn't download it. Neither could we get the Taylor Pond Watershed Overlay text. So for property outside the Lake Auburn watershed we can't state the water setback, expansion limits for older buildings, or vegetation-clearing rules. Maine's minimum shoreland standards apply statewide, and the city's rules must be at least as strict. Check with the Planning office before any work within 250 feet of water.

See how Auburn compares with 8+ other Maine towns on building near the water (shoreland zoning) →

Next steps

  1. Check the city zoning map and FEMA flood maps to see whether your lot is in the Lake Auburn or Taylor Pond Watershed Overlay, a shoreland area or a special flood hazard area.
  2. Before any work within 250 feet of water, contact the Planning, Permitting & Code Department at Auburn Hall, 60 Court Street (207-333-6601) for the setbacks and permits that apply.
  3. If you're in a flood hazard area, apply for a flood hazard development permit (Planning office, ext. 1133) before starting.
  4. In the Lake Auburn watershed, plan septic work with a licensed site evaluator. Submit any required septic inspection report to the city.

Common questions

How far from Lake Auburn can I build in Auburn, Maine?
At least 100 feet. New or expanded buildings in the Lake Auburn Watershed Overlay must be at least 100 feet inland from the normal high-water mark; private docks are the exception. Boathouses, storage sheds and garages don't qualify.
What are the shoreland zoning rules for the Androscoggin River in Auburn, Maine?
We couldn't review them. Auburn's general shoreland rules for the Androscoggin River, Taylor Pond and other waters are in a part of the zoning ordinance we couldn't download. Check with the Planning office before any work within 250 feet of water; flood zones need a flood hazard development permit.
Can I use fertilizer or pesticides near Lake Auburn in Auburn, Maine?
Not close to the water. In the Lake Auburn Watershed Overlay, fertilizer may not be used within 100 feet of a lake, pond, stream, brook or mapped wetland, and pesticides of any kind are prohibited within 250 feet.
What are the septic rules in the Lake Auburn watershed in Auburn, Maine?
For flows of 2,000 gallons a day or less, a new, expanded or replacement disposal field must be at least 400 feet from any lake, pond, stream or brook. Owners in the overlay without public sewer must have their systems inspected on a cycle set by the city.
Do I need a flood permit to build in Auburn, Maine?
Yes, in FEMA special flood hazard areas, such as along the Androscoggin River, you need a flood hazard development permit from the city before any construction or other development begins.

Maine's shoreland zoning rules

Under the Mandatory Shoreland Zoning Act (38 M.R.S. §435–449), every town must enforce shoreland zoning at least as strict as the DEP's minimum guidelines (Chapter 1000).

What's in the shoreland zone: land within 250 ft of a great pond, river, tidal water, coastal wetland or most freshwater wetlands, and within 75 ft of a stream.

State minimum standards:

  • Setbacks for new buildings: 100 ft from great ponds classified GPA and from rivers that flow into them. 75 ft from other water bodies, tributary streams and wetlands.
  • Lot coverage: non-vegetated surfaces (buildings, driveways, etc.) are capped at 20% of the shoreland part of the lot in most districts.
  • Expanding an older building that sits too close to the water: no expansion of any part within 25 ft of the water. Within 75 ft, the total footprint is capped at 1,000 sq ft or 30% more than the footprint on Jan. 1, 1989, whichever is larger, and height at 20 ft or the existing height.
  • Vegetation buffer (within 100 ft of GPA ponds, 75 ft of other waters): no cleared opening over 250 sq ft, except one winding footpath up to 6 ft wide. Selective tree cutting only, with no more than 40% of tree volume removed in 10 years.
  • Total clearing: at most 25% of the shoreland lot area or 10,000 sq ft, whichever is larger, in most districts.

Work in or beside the water may also need a DEP permit.

State sources: 38 M.R.S. §435 (Shoreland areas) · DEP Chapter 1000: Guidelines for Municipal Shoreland Zoning Ordinances · Maine DEP Shoreland Zoning program · 38 M.R.S. §480-C (NRPA permit requirement)

What the ordinance says

Exact text from Auburn's published ordinances. Section numbers are as printed in the source.

  1. Ord. 21-11182024, Sec. 60-953 Dimensional regulations; building setbacks (Lake Auburn Watershed Overlay District), City Council Ordinances adopted in 2024 (compilation) - incl. Ord. 21-11182024 Lake Auburn Watershed Overlay text/map amendments and Ord. 23-12022024 LD 2003 housing/ADU amendments, p. 71
    Any new or expanded buildings or structures, except those requiring direct access to the water as an operational necessity, shall be constructed not less than 100 feet inland from the normal high-water mark of Lake Auburn. Operational necessity shall include private docks, but shall not include boathouses, storage sheds, garages, or other structures.
  2. Ord. 21-11182024, Sec. 60-952(1)(b)(2)a. (Lake Auburn Watershed Overlay District), City Council Ordinances adopted in 2024 (compilation) - incl. Ord. 21-11182024 Lake Auburn Watershed Overlay text/map amendments and Ord. 23-12022024 LD 2003 housing/ADU amendments, p. 64
    Where the daily wastewater flow is, or is reasonably likely to be, 2,000 gallons or less, the system shall be set back at least 400 feet from the normal high-water mark of any lake, pond, stream, or brook.
  3. Ord. 21-11182024, Sec. 60-952(2) fertilizer (Lake Auburn Watershed Overlay District), City Council Ordinances adopted in 2024 (compilation) - incl. Ord. 21-11182024 Lake Auburn Watershed Overlay text/map amendments and Ord. 23-12022024 LD 2003 housing/ADU amendments, p. 68
    c. Fertilizer used within 100 feet of the normal high-water mark of a lake, pond, steam, brook, or NWI Wetland.
  4. Ord. 21-11182024, Sec. 60-952(2)(g)(4) pesticides (Lake Auburn Watershed Overlay District), City Council Ordinances adopted in 2024 (compilation) - incl. Ord. 21-11182024 Lake Auburn Watershed Overlay text/map amendments and Ord. 23-12022024 LD 2003 housing/ADU amendments, p. 69
    The use or application of pesticides (whether natural, organic, “non- synthetic,” synthetic or otherwise) within 250 feet of the normal high-water mark of a lake, pond, steam, brook, or NWI Wetland is prohibited.
  5. Ord. 21-11182024, Sec. 60-952(2)(i) Tree clearing and forestry (Lake Auburn Watershed Overlay District), City Council Ordinances adopted in 2024 (compilation) - incl. Ord. 21-11182024 Lake Auburn Watershed Overlay text/map amendments and Ord. 23-12022024 LD 2003 housing/ADU amendments, p. 70
    Clearcutting is limited to 25% of the total area of a lot or two acres, whichever is less; provided that on lots of 20 acres or more, one clearcut of not more than two acres in every 20 contiguous acres may be made.
  6. Floodplain and Watershed page, Floodplain Info, Floodplain and Watershed page (Floodplain Overlay, Taylor Pond and Lake Auburn Watershed Overlays, septic inspection program)
    Before any construction or other development (as defined in Section 60-893 ), including the placement of manufactured homes, begins within any areas of special flood hazard established in section 60-892 , a flood hazard development permit shall be obtained from the planning and development department.
  7. Ord. 21-11182024, Sec. 60-952(1)(b)(5) septic inspections (Lake Auburn Watershed Overlay District), City Council Ordinances adopted in 2024 (compilation) - incl. Ord. 21-11182024 Lake Auburn Watershed Overlay text/map amendments and Ord. 23-12022024 LD 2003 housing/ADU amendments, p. 65
    Commencing July 1, 2024, the owner of each building or dwelling unit in the Lake Auburn Watershed Overlay District not served by public sewer shall have their private subsurface wastewater disposal system inspected to ensure continuing compliance with this section and the latest version of the Maine Subsurface Wastewater Disposal Rule, 10-144 C.M.R. ch. 241.
  8. Ord. 21-11182024 (Division 4 Lake Auburn Watershed Overlay District text/map amendments), adoption record, City Council Ordinances adopted in 2024 (compilation) - incl. Ord. 21-11182024 Lake Auburn Watershed Overlay text/map amendments and Ord. 23-12022024 LD 2003 housing/ADU amendments, p. 60
    Passed second reading/public hearing 7-0, 12/2/24.
This page summarizes Auburn's posted ordinances as of 2026-10-19. Ordinances are amended, and individual lots can have overlays, subdivision covenants, or HOA rules that are stricter. Confirm with Planning, Permitting & Code Department (Building, Plumbing & Code Services), Auburn Hall, 60 Court Street (207-333-6601 (Code Supervisor ext. 1150)) before you build. Spot an error?