North Berwick Planning Board weighs ordinance changes, debates noise limits and parking for event centers

The North Berwick Planning Board held a public hearing Jan. 22 to consider three zoning ordinance changes: redefining designated growth areas to require public water and sewer, allowing bed-and-breakfasts to serve alcohol with proper liquor licenses, and adding performance standards for Special Event Centers in residential zones. Chairperson Jon Morse opened the hearing and asked Town Manager Dwayne Morin to summarize the draft ordinances.

Morin said the growth-area change aligns the town with recent Maine state legislation by specifying that designated growth areas are where public water and public sewer exist. He described the proposed bed-and-breakfast change as narrowly focused to permit licensed alcohol service to patrons attending events, not to create walk-in drinking establishments.

The hearing’s most extensive discussion focused on the proposed Special Event Center performance standards. Dwayne Morin and staff said the draft reflects research and multiple revisions over the past year, including samples from other municipalities. The draft would allow commercial event venues in some residential zones, limit use to a set number of annual events for certain activities, and require a parking plan and conditions attached to conditional-use approvals.

Local residents and stakeholders questioned several specific provisions. Ryan Gosser urged the Board to consider rezoning options instead of changing definitions. Michael Gullikson (speaking for an absent resident) flagged clerical edits and suggested language adjustments so the Code Enforcement Officer (CEO) would not be the sole gatekeeper for charitable breakfasts. Dwayne Morin said comments would be recorded and that the draft had not yet had legal review.

Neighbors and prospective venue operators debated noise controls and enforcement. Several speakers — including Dylan Hague and Norma Dowling — urged decibel-based limits or property-line setbacks; others argued for daytime allowances or venue self-enforcement. The draft compromise discussed by the Boards would initially limit outdoor amplified sound to two events per year at centers in residential zones, with the expectation the policy could be revisited later if it proves workable. Participants raised enforcement concerns, noting the town currently lacks a decibel meter and that police response could interrupt events; Morin demonstrated a phone decibel app showing conversational levels near 50 dB and referenced a draft threshold of 55 dB at property lines discussed by attendees.

Parking, occupancy and transportation mitigation were also prominent. Board members and commenters noted occupancy limits are governed by the State Fire Marshal’s code, and the draft would require a parking plan that could include contracts for bussing or shuttle services to reduce on-site parking demand. Dwayne Morin said the Select Board asked for a parking guideline of roughly one car per two attendees for certain events; David Ballard clarified that an acceptable parking plan can demonstrate alternative solutions without changing the ordinance text itself.

Attendees requested clarification on permit duration and new construction. Board discussion confirmed that conditional-use permits would stay with the property unless the use or dynamics change, and several speakers asked to extend a proposed deadline that would limit new construction in some zones; board members suggested replacing the current July 1, 2026 cutoff with a date one year after ordinance approval so communities and applicants have time to adapt.

Planning Coordinator Matt LeConte asked the Planning Board to bring the hearing’s comments to the Select Board at its next meeting for further consideration. The public hearing closed at 8:04 p.m. The meeting adjourned at 8:26 p.m. after a separate procedural vote.

Next steps: the Boards will present the revised draft and public comments to the Select Board, which will decide whether to place the three changes as separate warrant articles on the municipal ballot.