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

Camden, Knox County · Ordinances checked 2026-10-01 · Reviewed · 16 cited sections

Restricted

Camden's shoreland zone covers land within 250 ft of tidal water, great ponds, rivers, wetlands and the Harbor Line, and within 75 ft of streams. In the residential and rural districts, new buildings must be at least 75 ft from the water (100 ft from GPA great ponds). Structures and other hard surfaces can cover at most 20% of the shoreland part of the lot, and a vegetated buffer must be kept. Expanding an older building that sits too close to the water is tightly capped, and the part within 25 ft of the water generally can't be expanded at all.

Shoreland zone250 ft from tidal water, great ponds, rivers, wetlands and the Harbor Line; 75 ft from streams [1]
Structure setback (RU-1, RU-2, RR, CR, VE, V)75 ft from the normal high-water line [2]
Structure setback (Natural Resource Protection)250 ft [2]
Setback from GPA great ponds100 ft [3]
Max non-vegetated coverage20% of the shoreland part of the lot [4]
Expansion within 25 ft of waterProhibited (limited exception for a house entirely within 25 ft) [5]
House entirely within 25 ft of waterFootprint up to 800 sq ft or 30% over the 1-1-1989 footprint, whichever is greater [14]
Nonconforming structures within 75 ftCombined footprint up to 1,000 sq ft or 30% over the 1-1-1989 footprint, whichever is greater [6]
Height cap, nonconforming structures within 75 ft20 ft or existing height, whichever is greater (15 ft for a house entirely within 25 ft) [15]
Nonconforming structures within 100 ft of a GPA great pondCombined footprint up to 1,500 sq ft or 30% over the 1-1-1989 footprint; height 25 ft [16]
Buffer clearingNo cleared opening over 250 sq ft; one footpath up to 6 ft wide [8]
Total clearing cap25% of the shoreland lot area or 10,000 sq ft, whichever is greater [11]

Where the rules apply

Camden's shoreland rules cover land within 250 ft of a great pond, river, coastal or freshwater wetland (including all tidal areas), or the Official Harbor Line, and within 75 ft of a stream [1].

Setbacks and coverage

New principal and accessory structures must be at least 75 ft from the normal high-water line in the Rural 1, Rural 2, Rural Recreation, Coastal Residential, Village Extension and Traditional Village districts. In the Natural Resource Protection district the setback is 250 ft [2]. Near GPA great ponds it's 100 ft [3]. Structures, parking and other non-vegetated surfaces together can't exceed 20% of the shoreland part of the lot, except in the B-H, B-1 and B-R districts [4].

Expanding an existing building

A building that's too close to the water can be expanded with a Code Enforcement Officer permit only if the expansion doesn't increase the nonconformity [7]. No part of a structure within 25 ft of the water may be expanded [5]. The exception is a house located entirely within 25 ft, which can grow to 800 sq ft or 30% over its January 1, 1989 footprint, whichever is greater, and no taller than 15 ft or its existing height [14]. For structures less than 75 ft from the water, the combined footprint of all structures can't grow past 1,000 sq ft or 30% more than the January 1, 1989 footprint, whichever is greater [6], and no structure can be taller than 20 ft or its existing height, whichever is greater [15]. Within 100 ft of a GPA great pond (or a river flowing to one), the caps are 1,500 sq ft or 30% and 25 ft [16]. Before the CEO issues the permit, abutters get two weeks' notice by mail [13].

Trees and vegetation

Within 75 ft of most waters (100 ft of GPA great ponds), a vegetated buffer must be kept [9]. No cleared opening may exceed 250 sq ft in the canopy, though one winding footpath up to 6 ft wide is allowed [8]. Farther back, you may selectively cut no more than 40% of tree volume in any 10 years [10]. Total cleared area, including the house, driveway, lawn and septic, can't exceed 25% of the shoreland lot area or 10,000 sq ft, whichever is greater [11].

Permits

Shoreland projects need a permit from the Code Enforcement Officer. You must submit photos of the shoreline vegetation and site before work and within 20 days after you finish [12]. Our copy of the zoning ordinance includes amendments only through June 14, 2022, so later changes may apply.

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

Next steps

  1. Check Camden's shoreland zoning map to see if your lot is within 250 ft of the water or Harbor Line (75 ft of a stream), and which district applies.
  2. Measure your planned work's distance from the normal high-water line, and total up existing structures and hard surfaces against the 20% cap.
  3. Take pre-construction photos of the shoreline vegetation and site.
  4. Apply to the Code Enforcement Officer (207-236-3353 ext. 7112) for a permit before cutting trees, adding on, or building.

Common questions

What is the shoreland zone in Camden, Maine?
It covers land within 250 ft of tidal water, great ponds, rivers, wetlands and the Harbor Line, and within 75 ft of streams. In the residential and rural districts, new buildings must be at least 75 ft from the water, or 100 ft from GPA great ponds.
How much of my lot can be covered in the Camden, Maine shoreland zone?
Structures, parking and other non-vegetated surfaces together can cover at most 20% of the shoreland part of the lot, except in the B-H, B-1 and B-R districts.
Can I expand a house near the water in Camden, Maine?
Tightly limited. No part of a structure within 25 ft of the water may be expanded, with a narrow exception for a house entirely within 25 ft. For structures less than 75 ft from the water, the combined footprint can grow to 1,000 sq ft or 30% over the 1989 footprint, whichever is greater.
Can I clear trees in the Camden, Maine shoreland zone?
Only within limits. A vegetated buffer must be kept, no cleared opening can be over 250 sq ft, and total clearing is capped at 25% of the shoreland lot area or 10,000 sq ft, whichever is greater.

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 Camden's published ordinances. Section numbers are as printed in the source.

  1. §290-10.2A, Shoreland areas: applicability, Zoning Ordinance (Chapter 290) - town PDF, p. 109
    A. Applicability. This section applies to all land areas within 250 feet, horizontal distance, of the normal high waterline of any great pond or river; within 250 feet, horizontal distance, of the upland edge of a coastal wetland, including all areas affected by tidal action; within 250 feet, horizontal distance, of the upland edge of a freshwater wetland; within 250 feet of the Official Harbor Line as described in the Official Zoning Map B of the Town of Camden (where the Harbor line is different from the normal high waterline); and within 75 feet, horizontal distance, of the normal high waterline of a stream.
  2. §290-10.2M(10), Shoreland areas: nearest horizontal distance, Zoning Ordinance (Chapter 290) - town PDF, p. 116
    The nearest horizontal distance of all new principal and accessory structures shall be set back from the normal high waterline as follows: (a) Natural resources protection:* 250 feet. (b) Rural 1, Rural 2, Rural Recreation, Coastal Residential, Village Extension, and Traditional Village Districts: 75 feet.
  3. §290-10.2M(10)(d), Great ponds, Zoning Ordinance (Chapter 290) - town PDF, p. 116
    (d) Nearest horizontal distance: great ponds. The nearest horizontal distance from the normal high waterline of a great pond classified GPA to the nearest point of all new principal and accessory structures, or substantial expansions of legally existing nonconforming buildings or structures, within the shoreland area in any zoning district shall be set back at least 100 feet, horizontal distance, from the normal high waterline.
  4. §290-10.2M(8), Ground coverage, Zoning Ordinance (Chapter 290) - town PDF, p. 116
    (8) Ground coverage. The total footprint area of all structures, parking lots and other nonvegetated surfaces on a lot shall not exceed 20% of the lot or a portion thereof located within the shoreland area, including land area previously developed; except in the Harbor Business (B-H), the Downtown Business (B-1), and the River Business (B-R) Districts.
  5. §290-6.6A(1), Changes in nonconforming structures in shoreland areas, Zoning Ordinance (Chapter 290) - town PDF, p. 36
    (1) Expansion of any portion of a structure within 25 feet of the normal high waterline of a water body, tributary stream, or upland edge of a wetland is prohibited, even if the expansion will not increase nonconformity with the water body, tributary stream or wetland setback requirement.
  6. §290-6.6A(3)(a), Changes in nonconforming structures in shoreland areas, Zoning Ordinance (Chapter 290) - town PDF, p. 36
    (a) For structures located less than 75 feet from the normal high waterline of a water body, tributary stream, or upland edge of a wetland, the maximum combined total footprint for all structures may not be expanded to a size greater than 1,000 square feet or 30% larger than the footprint that existed on January 1, 1989, whichever is greater.
  7. §290-6.6A, Changes in nonconforming structures in shoreland areas, Zoning Ordinance (Chapter 290) - town PDF, p. 36
    A nonconforming structure may be added to or expanded after obtaining a permit from the Code Enforcement Officer if such addition or expansion does not increase the nonconformity of the structure and is in accordance with Subsection A(1) and (2) below.
  8. §290-10.2S(2)(a), Clearing or removal of vegetation, Zoning Ordinance (Chapter 290) - town PDF, p. 120
    (a) There shall be no cleared opening or openings greater than 250 square feet in the forest canopy (or other existing woody vegetation if a forested canopy is not present) as measured from the outer limits of the tree or shrub crown. However, a single footpath not to exceed six feet in width as measured between tree trunks and/or shrub stems is allowed for accessing the shoreline, provided that a cleared line of sight to the water through the buffer strip is not created.
  9. §290-10.2S(2), Clearing or removal of vegetation, Zoning Ordinance (Chapter 290) - town PDF, p. 120
    (2) Except in areas as described in Subsection S(1), above, within a strip of land extending 100 feet, horizontal distance, inland from the normal high waterline of a great pond classified GPA or a river flowing to a great pond classified GPA, or within a strip of land extending 75 feet, horizontal distance, from any other water body, tributary stream, or the upland edge of a wetland, a buffer strip of vegetation shall be preserved as follows:
  10. §290-10.2S(3), Clearing or removal of vegetation, Zoning Ordinance (Chapter 290) - town PDF, p. 121
    (3) At distances greater than 100 feet, horizontal distance, from a great pond classified GPA or a river flowing to a great pond classified GPA, and at distances greater than 75 feet, horizontal distance, from the normal high waterline of any other water body, tributary stream, or the upland edge of a wetland, there shall be permitted on any lot, in any ten-year period, selective cutting of not more than 40% of the volume of trees four inches or more in diameter measured 4 1/2 feet above ground level.
  11. §290-10.2S(3), Clearing or removal of vegetation, Zoning Ordinance (Chapter 290) - town PDF, p. 121
    In no event shall cleared openings for any purpose, including, but not limited to, principal and accessory structures, driveways, lawns and sewage disposal areas, exceed in the aggregate 25% of the lot area or 10,000 square feet, whichever is greater, including land previously cleared.
  12. §290-5.5, Photographic record in Shoreland Overlay Zone, Zoning Ordinance (Chapter 290) - town PDF, p. 30
    All applicants for a permit for any applicable development within the Shoreland Zone must submit to the Code Enforcement Officer preconstruction photographs and, no later than 20 days after completion of the permitted project or development, post-construction photographs of the shoreline vegetation and development site.
  13. §290-6.6A(5), Changes in nonconforming structures in shoreland areas, Zoning Ordinance (Chapter 290) - town PDF, p. 37
    (5) Upon satisfaction of all criteria and applicable chapter requirements, the CEO shall issue the permit two weeks after mailing notices by first class prepaid U.S. postage to the last known mailing address of all abutters.
  14. §290-6.6A(2)(a), Changes in nonconforming structures in shoreland areas, Zoning Ordinance (Chapter 290) - town PDF, p. 36
    (a) The maximum total footprint for the principal structure may not be expanded to a size greater than 800 square feet or 30% larger than the footprint that existed on January 1, 1989, whichever is greater. The maximum height of the principal structure may not be made greater than 15 feet or the height of the existing structure, whichever is greater.
  15. §290-6.6A(3)(a), height limit (sentence continues from p.36: "The maximum height of any structure may not be greater"), Zoning Ordinance (Chapter 290) - town PDF, p. 37
    than 20 feet or the height of the existing structure, whichever is greater.
  16. §290-6.6A(3)(b), Changes in nonconforming structures near GPA great ponds, Zoning Ordinance (Chapter 290) - town PDF, p. 37
    (b) For structures less than 100 feet from the normal high waterline of a great pond classified as a GPA or a river flowing to a great pond classified as GPA, the maximum combined total footprint for all structures may not be expanded to a size greater than 1,500 square feet or 30% larger than the footprint that existed on January 1, 1989, whichever is greater. The maximum height of any structures may not be made greater than 25 feet or the height of the existing structure, whichever is greater.
This page summarizes Camden's posted ordinances as of 2026-10-01. Ordinances are amended, and individual lots can have overlays, subdivision covenants, or HOA rules that are stricter. Confirm with Planning, Development and Code Enforcement Department (207-236-3353 ext. 7112 (dept); CEO ext. 7114) before you build. Spot an error?