Board backs revival of Lincolnville theater with restrictions on outdoor sound and reduced parking

The Planning & Zoning Board approved a package of exceptions and variances to allow the adaptive reuse of 82–86 Washington Street — the historic Lincolnville-era theater building — as a commercial entertainment venue.

Applicant Paul Morris described a plan to restore the theater as an indoor performance and film space with modest on-site parking, off-site parking arrangements and limited outdoor activity tied to neighborhood events. The board granted three use-by-exception items (theater use in a commercial-low district, sale of beer and wine with alcohol content not more than 14% for on- and off-premises consumption, and an off-site private parking agreement) plus variances to reduce required off-street parking from 17 spaces to six plus an ADA stall and to permit a six-by-eight-foot landing at a zero front setback to match the existing historic façade.

Neighbors and local preservation advocates spoke in strong support, saying the project would restore an important cultural landmark and contribute to economic revitalization. Board members conditioned the approvals on operational limits — including outdoor acoustic music limited to 10 p.m. and no amplified late-night outdoor events — and requested that final event and noise-management plans be coordinated with staff before issuance of permits.

The applicant said the venue will host films, small performances and gallery events, will use food trucks during operating hours, and will not include a full commercial kitchen. The board’s roll-call vote approved the consolidated package of exceptions and variances.

Board members emphasized that approvals were tied to the specific program, site plan and proposed conditions; any future owner or operator proposing different uses would need to return for additional approvals.