On the agenda: Brunswick meeting — Data Center (Aug 3)

1. 8.3.26 Workshop Agenda
Documents:
AUGUST 3, 2026 WORKSHOP.PDF
2. Data Center Workshop Packet
Documents:
TC WORKSHOP PACKET - DATA CENTERS.PDF
3. Maine Street Overlay Workshop Packet
Documents:
MSO PACKET TC WORKSHOP AND INTRO.PDF

Town of Brunswick, Maine
TOWN COUNCIL
Town Council Workshop
Monday August 3, 2026, 5:00 P.M.
Town Hall - Council Chambers
85 Union Street, Brunswick, Maine
The public can view the meeting in the following ways:
•
•
•
•

In-Person: Town Hall, 85 Union Street
Television: TV3 (Channel 3 on Comcast)
Live Stream: http://tv3hd.brunswickme.org/CablecastPublicSite/watch/1?channel=1

ZOOM: https://us02web.zoom.us/j/82515822013?pwd=mMac8Ce27gFDTliIzvc8DGlVWpMQga.1

The Zoom attendance option is provided as a convenience to the public; however, due to technical issues or breaches of protocol, it
may not always be available. If you want to ensure your comments are heard, you are advised to submit them in writing and/or
attend the meeting in person.

Conflict of Interest Policy
Councilors shall declare potential conflicts at the start of the meeting or prior to any item.
Roll Call of Members/Acknowledgement Notice
Pledge of Allegiance
NEW BUSINESS
1.

The Town Council will discuss proposed Data Center Ordinance

2.

The Town Council will discuss the Maine Street Overlay

3.

Adjourn the Workshop

Town of Brunswick, Maine
DEPARTMENT OF PLANNING & DEVELOPMENT

MEMORANDUM
TO:

Town Council
Julia Henze, Town Manager

FROM:

Julie Erdman, Director of Planning and Development
Jimmy Dealaman, Principal Planner
Tyler McGrath, Planning Intern

DATE:

July 27, 2026

SUBJECT:

Discussion of Potential Data Center Regulations

I. INTRODUCTION
On June 1, 2026, the Town Council adopted a 180-day moratorium on the siting, permitting, construction,
or operation of new, enlarged, or expanded data centers with an electrical capacity of 1 megawatt or
greater (Attachment 1). The moratorium was intended to provide the Town with time to consider
regulations addressing the potential impacts of these facilities, including demands on electrical and water
infrastructure, noise, and other environmental impacts.
At tonight’s workshop, staff are seeking to introduce Councilors to this topic and share a preliminary draft
of potential zoning regulations for the Council’s initial consideration (Attachment 2). Working with staff,
Planning Intern Tyler McGrath prepared this draft after researching the approaches used by other
communities to regulate data centers. This initial draft is intended to present one possible regulatory
framework and help Councilors begin considering key policy questions, including whether and to what
extent data centers should be allowed and what facility sizes may be appropriate for Brunswick. Before
reviewing the draft framework, staff will provide introductory information about data centers and their
potential impacts.
II. ABOUT DATA CENTERS
Data centers are an increasingly prominent land use that has expanded rapidly in recent years, particularly
as demand for cloud computing, digital services, and artificial intelligence has increased. Data centers
provide the physical infrastructure needed to house computer servers and related equipment that store,
process, and distribute large volumes of digital information. Depending on their size and cooling
technology, data centers can require substantial amounts of electricity and water. The larger facilities may
consume electricity on a scale comparable to that used by tens of thousands of homes. Regulations may,
however, require measures to reduce or offset these impacts, such as energy-efficiency measures,
renewable-energy strategies, and closed-loop cooling systems that reduce water consumption.
There are no universally accepted classifications for “small,” “medium,” and “large” data centers.
Municipalities typically establish their own thresholds based on local conditions, anticipated infrastructure
impacts, and regulatory objectives. Staff are seeking the Council’s feedback regarding which, if any, of
these facility scales may be appropriate in Brunswick.

The table1 below provides general estimates of the characteristics associated with different scales of data
centers:
Category

Energy
Draw

Micro data
center

Under
100150kW

Description

Equivalent
Single-Family
Homes (SFHs)2
80-130 SFHs

Typically occupies less than 5,000 square feet of
space. The smallest recognized data center is
generally used by single companies or for remote
offices. Micro data centers usually exhibit a
capacity of 10 server racks or less, which works
out to a total capacity of approximately 140
servers.
Small data
1–5MW Typically requires between 5,000–20,000 square
800-4,300 SFHs
center
feet of space and may host anywhere from 500 to
2,000 servers
Average data
Around
Typically has between 2,000 and 5,000 servers.
~86,000 SFHs
center
100MW Likewise, its square footage could vary from
between 20,000 square feet and 100,000 square
feet.
Hyperscale data Over
Typically contains at least 5,000 servers and
>86,000 SFHs
centers
100MW occupies at least 10,000 square feet of physical
space
Note: A kilowatt (kW) and a megawatt (MW) are units used to measure power demand at a given time.

III. SUMMARY OF POTENTIAL APPROACH
Brunswick is a relatively small community and already has an existing data center at Brunswick Landing,
operated by FirstLight, which staff estimate has an electrical demand of approximately 750 kW. Based on
these local conditions, staff used 1 MW as the threshold between minor and major data centers. Under the
preliminary framework, facilities with a maximum electrical demand between 100 kW and less than 1 MW
would be classified as minor data centers, while facilities with a maximum electrical demand of 1 MW or
greater would be classified as major data centers. Both classifications would be allowed only in the Growth
Industrial District and would be subject to separate review processes. Facilities with a maximum electrical
demand of less than 100 kW would not be subject to data-center-specific standards.
Minor data centers would be subject to specific performance standards and require a Conditional Use Permit
approval from the Planning Board. These potential standards would address the following areas:
•
•
•
•
•

Water consumption and closed-loop cooling;
Energy consumption and efficiency;
Renewable energy;
Backup generators;
Electrical, water, and sewer capacity;

IBM, “What Is a Hyperscale Data Center?,” IBM Think, https://www.ibm.com/think/topics/hyperscale-datacenter.
2
Approximate Northeast single-family home equivalents are based on average annual electricity use reported
in the U.S. Energy Information Administration’s 2020 Residential Energy Consumption Survey, Table CE2.2.
1

Town of Brunswick, Maine
DEPARTMENT OF PLANNING & DEVELOPMENT

•
•
•
•

Noise and vibration;
Buffering and screening;
Decommissioning and financial security; and
Annual operational reporting

Major data centers would require contract zoning, allowing the Council to review each proposal
individually and determine whether it would provide a public benefit, be consistent with the Comprehensive
Plan, and be appropriate for the proposed location. Any required conditions would be established through
the contract zoning agreement based on the specific characteristics and potential impacts of a proposal.
Staff initially considered whether the draft should prohibit larger-scale data centers altogether. While an
outright prohibition may be an available policy option, such an approach would require further in-depth
analysis of the potential impacts of these facilities. This could include a grid-impact analysis prepared by a
qualified energy professional. Developing that supporting analysis would require additional time and Town
resources. Because the contract zoning approach would retain Council review of any proposed major data
center, staff are seeking direction on whether the Council believes this process would provide sufficient
oversight or whether staff should devote additional resources to evaluating whether an outright prohibition
is warranted.
Staff also received written comments from Tucker Favreau, a Brunswick resident and member of the
Town’s Sustainability Committee, who is knowledgeable about this topic. His perspective is included for
the Council’s reference as Attachment 3.
At this evening’s workshop, staff request the Council’s feedback on the proposed regulatory framework,
particularly whether the proposed electrical-demand thresholds appropriately distinguish minor and major
data centers, whether the review requirements for each category provide an appropriate level of oversight,
and whether staff should further evaluate an outright prohibition of major data centers. Staff will continue
to research the topic and incorporate the Council’s initial guidance into an updated draft for subsequent
review.
IV. ATTACHMENTS
1. Data Center Moratorium
2. Initial Draft Data Center Zoning Amendments
3. Comments Submitted by Tucker Favreau

Town of Brunswick, Maine
Data Center Moratorium
WHEREAS, the Town Council of the Town of Brunswick, Maine, after due consideration,
find pursuant to 30-A M.R.S. § 4356 as follows:
1) There has been a recent increase in proposals to develop large-scale data centers within
the State of Maine;
2) Data centers consume disproportionate amounts of water and electrical energy, often
equivalent to that used by tens of thousands of homes;
3) Data centers are known to strain local energy grids and result in an increase in residential
utility costs;
4) Data centers can create noise pollution, heat islands, and have significant environmental
impacts, requiring large amounts of water to function;
5) The development of data centers within the Town, without appropriate ordinance and
regulatory standards, is likely to result in an overburdening of Town resources and
facilities;
6) The Brunswick’s Land Use Ordinance and other available Town Codes and regulations
are inadequate to prevent the serious public harm that may result from the development
of data centers in the Town or provide for the effective review and regulation of the
location and operation of data centers in the Town;
7) The Town requires at least 180 days to gather information regarding the potential effect
of data centers on the local energy grid and environment and to develop and implement
ordinances and regulations necessary to address these development pressures and protect
the public health and safety and welfare of the Town’s residents; and
8) The Town Council finds that the foregoing facts necessitate the imposition of a temporary
moratorium on data centers.
NOW THEREFORE, be it ordained by the Town Council of the Town of Brunswick as
follows:
1) This Data Center Moratorium (“Moratorium”) is hereby enacted pursuant to the authority
granted to Town of Brunswick under 30-A M.R.S. § 3001 and 30-A M.R.S. § 4356 and,
in furtherance thereof, the Town Council hereby declares a moratorium on the siting,
permitting, construction and operation of data centers within the Town of Brunswick;
2) This Moratorium shall take effect immediately upon its adoption by the Town Council
and shall remain in effect for one hundred and eighty (180) days from its effective date,
unless extended by order of the Town Council or repealed or modified by ordinance, for
the express purpose of drafting an amendment to the Brunswick Land Use Ordinance and
other Town codes and regulations to establish appropriate standards for the siting,
permitting, construction and operation of data centers within the Town of Brunswick.

Error! Unknown document property name.

3) During the effective period of this Moratorium, no official, officer, board or agency of the
Town of Brunswick shall accept, process, approve, deny or in any other way act upon any
application or request for any type of permit or approval relating to the siting, permitting,
construction or operation of a new, enlarged or expanded data center with electrical
capacity of 1 megawatt or greater within the Town of Brunswick.
4) For the purposes of this Moratorium, "data center" means any facility which may be a
freestanding structure or a facility within a larger structure, that primarily contains
electronic equipment used to process, store and transmit digital information that uses
environmental control equipment to maintain the proper conditions for the operation of
electronic equipment.
5) Notwithstanding 1 M.R.S. § 302, or any law to the contrary, and regardless of the date of
its enactment, this Moratorium shall apply retroactively to any and all proceedings or
applications filed on or after date of enactment.
6) If any data center is opened or operated within the Town in violation of this Moratorium
Ordinance, such operation shall constitute a violation of this Moratorium and each day of
such violation shall constitute a separate violation of this Moratorium. The Town’s
officers, officials and employees are hereby authorized to institute any and all rights
available to it pursuant to 30-A M.R.S. § 4452, including fines and penalties, injunctive
relief, and its reasonable attorneys’ fees and costs in prosecuting any such violation; and
7) Any of the Town’s ordinances that are inconsistent or in conflict with the provisions of
this Moratorium are hereby repealed to the extent applicable for the duration of the
moratorium imposed by this Moratorium. If any section or provision of this Moratorium
is declared by a court of competent jurisdiction to be invalid, such a declaration shall not
invalidate any other section or provision.

Error! Unknown document property name.

Sec. 3.2. Growth Area Permitted Use Table.

Definitions
Sec. 1.7.2. Definitions
Closed-Loop Cooling System: A system that constantly reuses and recycles an initial load
of water within its operation, significantly reducing the draw on external water sources. A
closed loop system shall not use evaporative cooling and may consist of methods
including, but not limited to, air-cooled (dry) cooling, rear-door heat exchanger cooling,
hybrid dry economizer cooling, direct-to-chip cooling, or immersion cooling.
Data Center: A facility, or portion thereof, housing computer systems, servers, networking
equipment and other components for the principal commercial use of managing, storing,
processing, or distributing digital data, including applicable server rooms. Data centers are
classified according to the electrical-demand thresholds established in Sections 3.4.1.Y
and 3.4.1.Z.
Electrical Demand: The total power consumed by a facility’s servers, storage, cooling,
ventilation, generators, and other networking devices. For the purposes of data centers, onsite generation shall be included in the calculation of electrical demand, except for on-site
solar generation.
Power Usage Effectiveness (PUE): Determined by calculating the total electrical demand
divided by the total power consumed by the components that process, manage, or store
data. This can help indicate how efficiently a data center runs by showing the amount of
energy consumed for data processing in relation to the energy consumed to support that
processing.
Server Room: A dedicated room or enclosed area containing servers and/or other
computer equipment that is located within and supports functions of a principal use and
relies on the principal use’s existing HVAC and electrical supply.
Water Usage Effectiveness (WUE): Determined by calculating the total water consumed in
one hour divided by the total power consumed by the components that process, manage,
or store data in one hour, expressed in liters (L) per kilowatt-hour (kWh). This can help
indicate how efficiently a cooling system consumes water.

Sec. 3.2. Growth Area Permitted Use Table.
P = Permitted

C = Allowed Only with a Conditional Use Permit

X = Prohibited

A = Allowed Only as an Accessory Use

Z = Contract Zoning
Supplemen
tary Use
Standards

CURRENT ZONE
Land Use

GR1

GR2 &
GR10

GR3

GR4

R2

R3, R4, R5
R7
& R6

GR5

GR6

GR7

GR8

GR9

GM1

GM2

GM3

GM7

GM8

GC1

TR1

TR2

TR3 & TR4

TR5

MU2

MU3 &
MU6

MU4, I1, &
TC1, TC2, &
MU1 & CC HC1 & HC2
RCMU
I4
TC3

MUOZ

CU1 & CU3 CU5 & C6

CU4 & CU7 CU/TC

GM4

GM5

GM6

GC2

GC3

GC4

GA

GI

GO

GN

R-AR

I2, I3, &
RBTI

R-R & OS

BCN

1997 ZONING DISTRICT
RR

R1 & R8

Principal Uses
[All other non-Industrial Uses omitted from this table.]
Industrial Uses
Contractor'
X
s space
Industry,
X
Artisan
Industry,
X
Class I
Industry,
X
Class II
Junkyard or
automobile X
graveyard
Marine
X
activity
Mineral
X
extraction
Recycling
collection
facility, as X
a principal
use
Renewable
energy
generating
C
facility, as
a principal
use
Utility
facility,
C
major
Utility
facility,
P
minor
Warehousi
ng and
X
storage
Data
Centers,
X
Minor
Data
Centers,
X
Major

X

X

X

X

X

X

X

X

C

C

C

C

C

P

P

X

X

X

C

X

X

A

P

X

X

X

X

X

X

X

X

X

X

P

P

P

P

P

P

P

X

X

X

X

X

X

P

P

X

X

X

X

X

X

X

X

X

X

P

C

C

C

C

X

P

X

X

X

X

X

X

P

P

X

X

3.4.1.P

X

X

X

X

X

X

X

X

C

C

C

C

X

X

P

X

X

X

X

X

X

P

P

X

X

3.4.1.Q

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

3.4.1.R

X

X

X

X

X

X

P

X

P

P

P

P

P

P

P

X

X

X

X

X

X

P

P

P

X

3.4.1.S

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

P

X

X

3.4.1.T

X

X

X

X

X

X

X

X

P

C

C

Z

C

P

Z

X

X

X

X

X

X

Z

P

X

X

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

P

C

C

P

C

X

C

C

C

C

C

C

C

C

C

C

C

Z

C

C

Z

C

C

C

C

C

C

Z

C

C

X

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

X

X

X

X

X

X

X

X

P

C

P

P

C

A

P

C

P

A

A

P

X

P

P

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

C

X

X

3.4.1.Y

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

X

CZ

X

X

3.4.1.Z

Notes:
[1] Limited to passive recreation uses.
[2] Change of Use Permit required for non-medical to medical office (Table 5.2.9.B).
[3] Residential storage may be permitted in all locations where single and two-family homes are permitted without the need for a principal structure on the lot and subject to all the requirements
pertaining to principal structures.
* No marijuana uses shall be permitted prior to January 1, 2019.

3.4.1.O

3.4.1.U

Sec. 3.2. Growth Area Permitted Use Table.

Supplemental Use Standards
3.4.1. Principal Uses
Y. Data Centers, Minor. The requirements of this section apply to data centers with a
maximum electrical demand between 100 kW and 1 MW at full build-out.
(1) Water Consumption and Thermal Management.
a. A closed-loop cooling system is required.
b. The facility must be served by a public, special district, or other centrally
managed water and sewer system.
c. The applicant shall provide a report prepared by a qualified professional of
the proposed cooling system that includes the following:
i. The design and plans of the proposed cooling system.
ii. The estimated average daily and maximum daily water usage
associated with facility operations.
iii. The estimated maximum instantaneous flow rate for the project along
with the minimum, average, and maximum durations and frequencies
at which that flow rate is anticipated to occur.
iv.
The estimated Water Usage Effectiveness (WUE) of the facility.
v.
Demonstration of compliance with Water Supply and Quality
standards of Section 4.5.2.
vi.
A narrative describing the relationship between the anticipated
electrical demand and water use.
(2) Energy Consumption and Efficiency.
a. An energy efficiency of equal to or less than 1.6 PUE is required.
b. At least 50% of power consumed shall be produced or offset by renewable
energy sources, or solar panels must occupy at least 50% of the roof area.
c. The applicant shall provide a report prepared by a qualified professional
detailing the following:
i. The anticipated average and maximum electrical demand at full buildout along with daily, monthly, and annual usage patterns.
ii. The estimated Power Usage Effectiveness (PUE) of the facility.
iii. The estimated amount of power produced or offset by renewable
energy sources.

Sec. 3.2. Growth Area Permitted Use Table.
iv.

The number, size, fuel type, and location of all generators and on-site
power generation.

d. On-Site Power Generation
i. Generators may only operate for 1 hour per week, on weekdays
between 9 a.m. and 5 p.m. and may not operate on holidays.
ii. Generators may only exceed these limits in the case of a power
outage or an electrical utility response event.
iii. Generators must be acoustically enclosed or utilize similar noise
mitigation.
iv.
Generators must comply with the U.S. Environmental Protection
Agency (EPA) New Source Performance Standards (NSPS) for at least
Tier 4 emission standards.
(3) Municipal Service and Utility Capacity Verification. The applicant shall provide
written confirmation from the electric, water, and sewer providers outlining the
proposed project and status of the providers’ capacity and ability to provide service.
(4) Sound and Vibrations.
a. Data centers must comply with the noise standards in Section 4.14.1.C.
b. No noises or vibrations may adversely impact abutting residential uses or
rights of way.
c. The Planning Board may require a sound study prepared by a qualified
professional to confirm compliance.
(5) Site Design, Buffering, and Screening. Buffering and screening shall be provided
in accordance with the landscape buffer requirements of Section 4.6.4.
(6) Decommissioning Plan. The applicant shall submit a decommissioning plan
prepared by a qualified professional, licensed soils engineer, and/or licensed
landscape architect. The plan must include the following:
a. The removal of servers, racks, and cabling.
b. The removal of cooling systems, generators, and fuel tanks.
c. The demolition or repurposing of all buildings and structures.
d. Stabilization or re-vegetation of the site as necessary to minimize erosion.
e. A calculation and explanation of the anticipated present value of the cost to
execute the decommissioning plan.

Sec. 3.2. Growth Area Permitted Use Table.
f. A standby letter of credit or other form of financial security acceptable to the
Town, in an amount sufficient to cover the entire estimated cost of
decommissioning, which shall be renewed every five years.
(7) Annual Reporting. The Planning Board may require submission of an Annual
Operations Report to verify compliance with the approved data center classification
and the applicable standards. At a minimum, the report shall include:
a. The maximum electrical demand and average PUE for the preceding
calendar year.
b. The average daily and maximum daily water usage and average WUE for the
preceding calendar year.
c. The identification of any discharge of cooling or process water to the
municipal sewer system, where applicable.
d. Generator testing logs for the preceding calendar year.
e. A description of any operational or physical changes affecting electrical
demand, cooling systems, water usage, or sewer usage.
(8) Future Improvements. Any operational or physical change to a data center that
increases the maximum electrical demand resulting in the data center exceeding
the applicable limits of the existing classification must be submitted to the Planning
Board, at which time the classification may be adjusted and the relevant permit
requirements and performance standards will apply. This includes changes to a use
not previously classified as a data center that may now be classified as such.

Z. Data Center, Major: The requirements of this section apply to data centers with a
maximum electrical demand of 1 MW or greater at full build-out.
(1) A major data center will be governed entirely by the terms of a contract zoning
agreement pursuant to Section 5.2.13.

From:
To:
Cc:
Subject:
Date:

Tucker Favreau
Tyler McGrath
Julie Erdman; James Dealaman
Re: Data Center Ordinance Draft
Thursday, July 23, 2026 10:25:00 PM

Good evening,
I have read through the draft ordinance and have some thoughts and additional references
that may prove useful.
On the thresholds for minor vs major data centers, I think the current 1MW threshold is a bit
too low to separate minor from major. While I am not personally aware of a formal, widely
accepted standard for these thresholds, I have generally seen focuses on 20 MW+ facilities as
"Major" ones. Though I do think that what constitutes a major facility depends upon the local
environment. If there is appetite for more nuance in the ordinance, I would suggest expanding
the categories a bit and perhaps setting an outright ban on any centers exceeding a certain
threshold (e.g. 50+ or 100+ MW). An expanded category list below that top threshold could
include small, medium, and large facilities under the following bands:
Small: Demand < 5 MW
Medium: 5 MW < Demand < 15 / 20 MW
Large: Demand > 20 MW
Again, this mostly depends upon any desired nuance for differing regulations between each
category of facility and could be overkill depending upon the overall intent of the board.
On the second portion regarding PUE, I think the existing requirement is a bit too lenient
though acknowledge that perhaps the intent is to improve it for larger facilities that have
greater impacts. The European Union has already done quite a bit of benchmarking in this area
and has set future goals nearing 1.2 for new facilities this year. Germany has actually enacted
law, not just goals, stipulating a PUE of <= 1.2 starting this year for new facilities. Below is an
excerpt from one resource discussing some known industry values:
"Google's global fleet averaged PUE 1.09 in 2024, with individual sites reaching 1.04. Meta
reported a fleet average of 1.08, with its Prineville facility approaching 1.06. AWS averaged
1.15 across its owned portfolio, with European sites at 1.04. Microsoft reported 1.16 for
FY2024."
That resource goes on to say that the global average beyond just the top market companies
does drop towards a PUE average of 1.54. However, the data shows that much better rates are
achievable and that stringent local requirements should be easily achievable in brand new
facilities. I would recommend a much more aggressive PUE requirement of <= 1.4 for any
newly constructed facilities. Though again, this particular value may be more important for
larger facilities than ones that are very small. You can read through the resource
here: https://www.moduledge.com/blog/pue-data-center
There is also a good general overview and another specific mention of PUE averages on this
resource as well: https://www.moduledge.com/blog/eu-data-center-regulations-2026

Finally, one last resource to consider, particularly for possible reporting requirements, is this
European Union regulation (Annex II for reporting metrics): https://eurlex.europa.eu/eli/reg_del/2024/1364/oj/eng
I recognize that we are clearly not in Europe and that there are certainly climate and
regulatory differences that exist between them and us, but they have done quite a bit of work
in this area. I think it makes sense to take their findings and regulations and adjust them to our
needs.
Hopefully this long ramble with likely too much personal opinion thrown in is at least
somewhat helpful in your endeavours. I have mostly stuck to the threshold discussion and
PUE requirements but am happy to discuss further topics if deemed potentially useful. Thank
you for taking on this task and working to ensure that Brunswick remains a safe community
that truly responds to the concerns of its people. Data center discussions certainly feel
unavoidable these days.
Sincerely,
Tucker Favreau
On Wed, Jul 22, 2026 at 4:30 PM Tyler McGrath <[email protected]> wrote:
Hi Tucker,

Brunswick’s Planning and Development Department has been working on an ordinance
draft to address data centers, and we’re looking to get some feedback. We appreciated the
expertise you shared with the Town Council when they adopted the data center moratorium
and thought you would be a great resource.

If you could take a look at the draft (attached) and give us any thoughts you may have,
specifically regarding the thresholds for minor and major data centers and Power Usage
Effectiveness, we would really appreciate it.

We look forward to working with you on this!

All the best,
Tyler

Tyler McGrath

Intern
Planning and Development

85 Union Street        

Brunswick | ME 04011
www.brunswickme.org

E: [email protected]

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Town of Brunswick, Maine
DEPARTMENT OF PLANNING & DEVELOPMENT

MEMORANDUM
TO:

Town Council
Julia Henze, Town Manager

FROM:

Julie Erdman, Director of Planning and Development
Jimmy Dealaman, Principal Planner

DATE:

July 27, 2026

SUBJECT:

Maine Street Overlay District (MSO) Zoning Text Amendments

I. INTRODUCTION
Brunswick’s Downtown is the civic,
commercial, and cultural heart of the
community. It is a vibrant, walkable,
mixed-use area served by public transit
and surrounded by diverse residential
neighborhoods that support and reinforce
its role as the town center. Located within
the Designated Growth Area, where the
Comprehensive Plan anticipates
accommodating most of the Town's
future growth, Downtown is identified as
a key area for targeted improvements
Figure 1: Oblique Aerial View of Downtown Brunswick, facing
that support denser housing,
south. Source: Google Earth
revitalization, and infill opportunities on
underutilized properties.
To help implement this vision, staff is proposing a new Maine Street Overlay (MSO) that would better
align zoning standards with the envisioned outcomes for Downtown, while also strengthening pedestrian
activity and fiscal productivity along this corridor. Staff has attached a draft of the new overlay
(Attachment 1) as well as other supporting zoning text amendments (Attachment 2). On July 14, the
Planning Board reviewed the proposed amendments, found them consistent with Brunswick’s
Comprehensive Plan, and on July 21, the Village Review Board endorsed the draft, finding it compatible
with Village Review Overlay which overlaps the proposed MSO District.
II. SUMMARY
The proposed amendments would establish a new MSO District (MSO) that would apply to proposed new
buildings and additions fronting Maine Street from Mill Street to Noble Street. The overlay is intended to
encourage high-quality, mid-scale mixed-use development and additional upper-story housing, while
maintaining Maine Street’s pedestrian-oriented character.

The amendments include new dimensional,
building form, parking, and design
standards tailored to Maine Street. The
proposed standards would allow additional
building height, with buildings permitted up
to 4.5 stories and a maximum height of 53
feet for flat roofs or 65 feet for pitched roofs
and non-habitable roof features. The overlay
would also retain a minimum building
height of two stories or 24 feet to help
maintain a consistent downtown street
Figure 2: Example of Contextual Massing Study for a Flatwall. For buildings exceeding 40 feet, any
Roof Building. Source: Able City Memo, Attachment 3.
side or rear portions above that height
would be required to step back at least 15
feet where it abuts single- or two-family residential uses, helping reduce the perceived scale of additional
height near lower-intensity residential properties. The amendments also include a maximum building
length of 225 feet and a requirement that any building façade length that exceeds 60 feet will be divided
into two or more increments and use modulation techniques to prevent overly long, uninterrupted building
forms and to maintain a development pattern that reflects the scale and rhythm of traditional downtown
buildings.
In addition to height and massing standards, the amendments would establish building placement and
frontage requirements, limit the location of above-ground parking near Maine Street, and require
buildings to include active ground-floor uses, greater storefront transparency, façade articulation, durable
high-quality materials, public entrances, and pedestrian-scaled features such as awnings, lighting, seating,
and other appurtenances. The overlay also includes standards for open spaces, sidewalk zones, and public
realm improvements to support a safer, more active, and more walkable downtown environment. To
further support the efficient use of land along Maine Street and reduce the amount of parking required in a
walkable, pedestrian-oriented corridor, the overlay provides targeted relief from existing parking
standards by allowing each residential unit to provide one parking space regardless of the number of
bedrooms, and by allowing available on-street parking to be considered for retail sales and services uses
as part of a parking demand study.
Given the prominence of Brunswick’s Downtown, staff consulted with Able City, an urban design firm,
to assist with drafting the proposed form-based zoning standards for the MSO District. Able City also
prepared a supplementary memorandum that provides an overview of the draft overlay, compares existing
regulations with the proposed standards, evaluates the standards against a recently submitted development
proposal, and includes illustrative massing examples showing how the proposed height standards could
affect the scale and appearance of new development along Maine Street (Attachment 3).
In addition, the Department’s intern, Tyler McGrath, assisted with supplemental urban design research to
provide further context for the proposed amendments. His memorandum (Attachment 4) provides
examples from other downtown communities to help illustrate how an additional story of height can be
incorporated into a downtown setting while maintaining pedestrian scale and compatibility with
surrounding development.

Town of Brunswick, Maine
DEPARTMENT OF PLANNING & DEVELOPMENT

III. COMPREHENSIVE PLAN CONSISTENCY
The proposed overlay is located in the Designated Growth
Area which encourages reinvestment in areas of concentrated
growth where space and infrastructure capacity exist to support
growth objectives, and where orderly development can
complement the surrounding context (p. 37). Further, the Plan
identifies the Downtown/Town Center as a key area for
targeted improvements that can support denser housing,
revitalization, and infill opportunities on underutilized
properties (pp. 39, 45).
Staff have reviewed the proposed amendments and believe
they are consistent with the following:
Action Strategy A.5: describes considering the use of form- Figure 3: Comprehensive Plan Policy
based code in the Growth Area to regulate desired new Area Diagram
development and fine-tune dimensional standards, including
building size, scale, and massing, to ensure that new development complements surrounding neighborhoods
(p. 94). The overlay is written as a form-based code that focuses on building form, placement, height,
massing, and ground-floor design to ensure that new development is compatible with the character and
pedestrian-oriented environment of Downtown Brunswick.
Action Strategy G.16 describes planning for and funding new replacement infrastructure systems to support
land use and economic development goals for catalyst sites like Downtown Maine Street (p. 117). The
overlay is consistent with this strategy because it focuses additional development potential in an area where
infrastructure upgrades are already contemplated and where increased reinvestment can support more
concentrated growth and fiscal productivity.
Action Strategy G.17 promotes creating beautiful streets for shopping, gathering, and socializing and
exploring opportunities for designating Shopfront Street locations and considering associated design
standards for potential amendments to the zoning code (p. 117). The overlay is also consistent with the
“Shopfront Street” concept, which emphasizes active ground-floor design and a high-quality pedestrian
environment in areas intended for shopping, dining, strolling, and gathering. This proposal requires new
buildings to include active ground-floor uses, greater storefront transparency, façade articulation, durable
materials, public entrances, and pedestrian-scaled features that reinforce Maine Street’s role as Brunswick’s
downtown.
IV. PLANNING BOARD DISCUSSION
At its July 14 meeting, several Planning Board members raised questions and concerns regarding the
potential effects of the proposed parking reduction on downtown on-street parking. A primary question was
whether residents with more than one vehicle would make greater use of on-street parking, increasing
demand for available spaces, and how any resulting parking-occupancy issues could be addressed.
Staff Response: Staff appreciate the Planning Board raising this question and recommend that the broader
policy implications be discussed further by the Town Council. Staff also note that, if the overlay is adopted,
development resulting from the amendment would likely occur incrementally over an extended period
rather than all at once. Staff would continue to monitor parking conditions as development occurs and bring
any recommended actions to the Council for consideration.

The Planning Board also asked whether the amendment could ultimately necessitate construction of a
parking garage. Staff do not anticipate that the amendment would create an immediate need for such a
facility. If downtown parking demand eventually reaches a level at which additional structured parking
should be considered, that need would likely arise within a broader, much longer-term planning horizon
rather than as a direct result of this amendment. The Town recently commissioned TYLin to conduct a
parking study (link to study), which found that the existing parking supply within the broader downtown
study area1 is sufficient overall to meet current demand and that additional parking supply, such as a garage,
is not needed at this time. The study examined several parking-growth scenarios and found that, even with
a 20 percent increase in demand, public parking would have a projected occupancy rate of 59 percent, while
overall combined public and private parking occupancy would be approximately 55 percent (p. 9). The
study identified localized areas of higher occupancy but found that this level of growth could be
accommodated within the study area, with some users likely needing to park within approximately a fiveminute walk of their destination (p. 2). If nearer-term measures become necessary to address increased or
localized parking demand, the study recommends strategies such as revised parking time limits and
enforcement, shared use of underutilized private lots, and improved wayfinding to help motorists locate
available parking. For these reasons, staff believe parking conditions can be monitored and managed
incrementally as development occurs and that the proposed amendment would not necessitate construction
of a parking garage. Staff also reiterate that the proposed reduction in minimum parking requirements would
not establish a parking maximum; developers would retain the ability to provide additional parking based
on the needs of a particular project.
Staff recommend that the Council discuss the proposed MSO District, particularly the proposed parking
reduction, and provide direction on whether it should remain in the draft. Staff can revise the amendment
accordingly based on that feedback.
V. REQUESTED ACTION
Following the workshop, it is requested that the Town Council schedule a public hearing on the attached
draft zoning text amendments for August 17, 2026.
VI. ATTACHMENTS
1.
2.
3.
4.

1

Draft Zoning Text Amendments to Section 2.3.12 (Maine Street Overlay)
Draft Supporting Zoning Text Amendments (Sections 4.2.3, 4.9.1, 4.19)
Memo from Able City - Maine Street Overlay (MSO) District
Urban Design Examples Memo from Tyler McGrath

The 2025 Parking Study area encompasses a broader area than the proposed overlay and is generally bounded by
Federal Street, the Androscoggin River, Pleasant Street, Spring Street, Noble Street, and Bath Road.

§2.3.12 – Maine Street Overlay (MSO) District
1. PURPOSE
The purpose of the Maine Street Overlay (MSO) District is to implement the community's vision for enhancing Maine Street by
establishing design standards that reflect its unique character and development objectives. The MSO District provides a framework
that promotes high quality, mid-scale mixed-use development while ensuring that new development reinforces Maine Street as a
vibrant, walkable, pedestrian-oriented center.
The purpose of this district is to:
1. Allow increased building height where development incorporates specified design elements that enhance the quality and
character of the built environment.
2. Create a continuous building edge with minimal setbacks that defines the public realm and reinforces a pedestrian-oriented
streetscape.
3. Encourage additional housing and destinations within walking distance of Maine Street to support local businesses and
contribute to Brunswick’s tax base and economy.
4. Add open spaces in the form of urban squares and green pocket parks.
5. Encourage high-quality architectural design through building articulation, durable materials, and pedestrian-scaled design
elements.
A. DEFINITION AND DELINEATION.
1. The Maine Street Overlay (MSO) District applies to all proposed new buildings and additions fronting Maine Street from
Mill Street to the north and south to Noble Street.
The Town’s Zoning Ordinance and Municipal Code shall otherwise remain applicable to all development in the MSO
District, except that where the standards of the MSO District conflict with other provisions, the standards of the MSO
District shall control.
2. The Village Review Design Guidelines shall remain applicable to development in the MSO as specified in Section 2.3.9.
3. Where a provision of this Section 2.3.12 permits waiver or modification of a specific dimensional, design, parking, or other
narrow requirement “may” be permitted or allowed, but does not specify by whom or when, that zoning relief may be
allowed by the Reviewing Authority.
4. In the event of any conflict between the text of this Section 2.3.12, a table, or an illustration or diagram, the text shall
prevail over a table, illustration, or diagram, and a table shall prevail over an illustration or diagram.
5. The Reviewing Authority shall review applications for compliance with this Section, as specifically set forth in this Section
2.3.12.

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2. DIMENSIONAL REQUIREMENTS

MSO District

Table 1-1: Building Placement

Building Placement

See Figures
1-3, 1-4, 1-5

Minimum Setbacks
Front Build-to-Zone or Setback

0’ to 5’

A

0’ to 10’
0’ min (attached)
5’ min (detached)

B
C

80% min.
50% min.

E
F

Front

5’ max.

A

Side Street

5’ max.

B

Side Street Build-to-Zone
Interior Side Property Line Setback

Frontage Buildout
Frontage Buildout Maine Street
Frontage Buildout Side Street

Permitted Encroachments1 by Appurtenance

Coverage
Lot Coverage (% maximum)
Open Space (% minimum)

100% max
5%

Building Form
Building Height
4.5 stories
53’ flat; 65’ pitched and non-habitable
roof features
2 stories
Building Height (min)
24’
Rear Stepback Abutting a Single- or Two-Family Portions of buildings higher than 40
feet shall be stepped back a minimum
Residential Use
of 15 feet from abutting rear lot line.
Side Stepback Abutting a Single- or Two-Family Portions of buildings higher than 40
feet shall be stepped back a minimum
Residential Use
of 15 feet from abutting side lot line.
13’ to 15’
Ground Story Height Measured Floor-to-Floor
(min)
Upper Floor(s) Story Height (min)
8’ clear; 9.5’ floor-to-floor
Building Height (max)

Build Length (max)

J
J
J
J
D
C
L
M, N

225’

Frontage Type
Minimum Ground Story Active Commercial Use
Depth
Ground Floor Fenestration

20’

P

70% min

L

Parking Setbacks (for Outdoor Parking Areas)

1

Front Parking Setback

20' min

Q

Side Street Parking Setback

3’ min

R

Side Parking Setback

0’ min

S

Rear Parking Setback

5’ min

T

Notwithstanding this allowance, the town reserves all aerial rights in the ROW.
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Figure 1-3: Building Placement

Figure 1-4: Parking Location

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Figure 1-5: Height

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3. PARKING
A. PARKING REQUIREMENTS

I. One vehicle parking space shall be provided for each dwelling unit, regardless of the number of bedrooms. The Reviewing
Authority may approve a different parking requirement based on a Parking Demand Study.
II. For any retail sales and services use listed in Table 4.9.1.A, Minimum Number of Off-Street Vehicle Parking Spaces, the
Reviewing Authority may also consider available on-street parking as part of a parking demand study.
III. No portion of any above-ground vehicle parking area shall be located within 20 feet of the Maine Street public right-of-way.
Compliance with this provision shall be required notwithstanding any nonconforming status of a structure or use and shall be
implemented upon any reconstruction of the principal structure.
IV. Parking shall be located behind the Front Façade of buildings and accessed from Side Streets or through adjacent parking
areas whenever possible.
V. Shared driveways between adjacent lots are encouraged to reduce curb cuts.
VI. Shared parking areas, garages and decks are encouraged to allow more active frontages and reduce the number of on-lot
parking areas.

4. DESIGN STANDARDS
A. BUILDING STANDARDS
I. FAÇADE COMPOSITION
a. BASE, BODY AND CAP - The Base, Body, and Cap of a Building communicate height and break the
Building into discernible parts to prevent it from being out of scale with the surrounding built environment.
Expression Lines can be used to separate each of these components.

Figure 1-6: Composition
1. Required Expression Lines:
a) Expression Lines shall either be moldings extending two inches or more, or jogs of two inches
or more in the surface plane of the Building wall.
b) Building mass may be subdivided by Expression Lines into one, two, or three horizontal
25807343.1

layers.
c) An Expression Line shall be used at the top of any Storefronts. A Storefront Expression Line
may consist of a band including a Sign Band.
d) The top of each Building with a Flat Roof must be emphasized with a projecting Cornice that
features a deeper projection, and therefore stronger shadow line, than any other Expression
Line on the corresponding Façade.
b. WIDE FAÇADES
1. Façade Length Threshold: Any Building Façade facing a public street or pedestrian way that
exceeds 60’ in length shall be visually divided into two or more increments to reflect the scale and
rhythm of traditional Building patterns. No single increment shall exceed 60’ in length.
2. Required Modulation Techniques: Façade articulation shall be achieved using any or all of the
following techniques:
a)
b)
c)
d)
e)
f)

Changes in wall plane with a minimum depth or projection of 12 inches
Material or color changes that correspond with a structural bay or vertical break
Vertical articulation elements such as pilasters, engaged columns, or projecting bays
Variation in roofline, including changes in Parapet height or Cornice detail
Recessed Building entrances or Storefronts
Regularly spaced bay systems with visible structural rhythm

3. Architectural Consistency: All modulation elements shall be architecturally integrated and consistent
with a Building’s overall design language, rather than appearing as strictly decorative features.

4. Pedestrian Orientation: On Street-facing Façades, modulation elements shall align with ground-level
entrances, Storefront divisions, or other pedestrian-oriented elements.

II. BUILDING ENTRANCES & ACCESS
a. The primary entrance of every Building shall directly face either a Street or Open Space that opens
directly onto the Primary Street Frontage.
b. Buildings may have more than one entrance.
c. Separate commercial spaces located on upper floors shall be accessible via a clearly visible, wellmarked ground-level entrance directly from the public sidewalk or main Building lobby and, if part of
the same business is located on the ground floor, may be internally accessible from the ground floor.
d. Entrances accessible to the public shall be provided at intervals no greater than 50’, unless
otherwise approved by the Reviewing Authority.
e. Each entrance shall be articulated as a recognizable focal point through the use of Storefront design,
changes in material, canopies, recesses, or similar architectural treatments that define and highlight the
entrance.
f. Door openings in masonry Façades should include a structural lintel above to express the
conveyance of Building weight. A similar method using wood trim can be used on wood-clad
Façades. Public entrances that swing outward shall be recessed three or more feet deep, measured
from the Base, into the Façade

III. WINDOW AND DOOR OPENINGS
a. The design of windows shall promote cohesion with surrounding architectural context and reinforce the
overall architectural character of the Building.
b. Individual windows on each Façade shall be oriented vertically, meaning that the height of each window
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shall be greater than the width of that window.
c. Windows on upper floors shall be smaller in size than the modal windows on the ground floor and shall
encompass a smaller proportion of the Façade surface area.
d. Windows in masonry Façades should include a structural lintel above to express the conveyance of
Building weight. A similar method using wood trim can be used on wood-clad Façades.
e. The top sill of Storefront windows shall be at least eight feet above the adjacent sidewalk.
f. Permanent or retractable security gates, grilles or bars are prohibited.

IV. MATERIAL CHANGES
a.
b.
c.
d.
e.
f.

Buildings shall present a coherent and restrained material palette. Material and color changes shall
serve a clear architectural purpose, such as highlighting an entry, anchoring a Base, or reinforcing
structural rhythm—not simply to add visual variety.
Excluding trim or accent materials, no more than three material types shall be visible on any single
Building Façade.
Material changes shall wrap around corners, where visible from public Streets or pedestrian paths, to
avoid a false-front appearance.
Changes from one material or color to another along the horizontal direction shall occur at Inside Corner
Transitions.
Changes in material or color along the vertical direction shall occur at a hard-edge Bump-Out Transition.
High-quality materials such as, but not limited to, brick, natural stone, glass, or masonry, shall
predominate. Note that high quality cast stone, or architectural precast concrete with integral color and
fine aggregate finish may be permitted. Exterior Building materials shall not include smooth-faced
concrete masonry units (CMUs), rough troweled stucco, vinyl siding, synthetic stone veneer, tilt-up
concrete panels or prefabricated steel panels, unless the visible finish is brick or stone.

25807343.1

V. STOREFRONTS
a. Ground Story Active Uses
i. The ground story of a Commercial Use shall be a Storefront, and must occupy at least 70% of the
length of the exterior ground floor Façade(s) facing any Street Frontage. In Figure 1-6: Example
Storefront Features the Storefront is composed of labels D and C
ii. The Storefront shall have a minimum Ground Story Depth from the front of the Building as set
forth in Table 1-1: Building Placement. In Figure 1-6: Example Storefront Features the depth is
measured from the door, label B.

Figure 1-6: Example Storefront Features

VI. APPURTENANCES
Each Building with a Storefront shall include three or more complementary Appurtenances to enhance the Frontage’s
functionality, identity, and pedestrian experience. Appurtenances which cast shade are encouraged.
a. Appurtenances shall include:
i. Awnings or Canopies
ii. Projecting (Blade) Signs
iii. Pedestrian-Scale Lighting
iv. Outdoor Seating and Dining Elements
v. Bay Windows
vi. Display Windows
vii. Entry Recesses or Alcoves
viii. Planters, Window Boxes, or Hanging Baskets
ix. Menu or Service Boards (Restaurants/Cafes Only)
x. Integrated Public Art or Murals

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b. Appurtenances may encroach within the setback or within the Build-to-Zone.
c. Appurtenances shall not project above the eave or Parapet line of the Building, unless specifically allowed by the
Reviewing Authority
d. An Appurtenance may not cross onto adjacent private property without a recorded easement or
comparable instrument so allowing.
e. No more than 30% of the total Façade area of a Building may consist of projecting Appurtenances.
f.

An Appurtenance extending over a public sidewalk or other public way shall be subject to the Town’s right to
address resulting safety issues, including removing the offending Appurtenance at the expense of the
property owner.

g. Awnings, canopies, arcades, galleries, and colonnades shall be designed to shelter pedestrians from the
elements, create a transition of scale from the Street to the Building entry, reduce heat against the
Storefront glass, and provide a distinctive image and identity for businesses in the building. Lighting shall
not be directly attached to a canopy or awning.

VII. FAÇADE TRANSPARENCY REQUIREMENTS
All Building Façades facing onto a Street or public space shall meet these minimum transparency requirements to ensure
that there are not blank walls facing a Street and that the Façade supports active Street Frontages, pedestrian
engagement, and public safety through natural surveillance.
a. Ground story Commercial Uses shall have 65% minimum Façade Transparency measured from 2’ to
10’.
b. Upper stories shall have 15% minimum Façade Transparency measured from the top of the finished
floor to the finished ceiling.

Figure 1-7: Floor Facades

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VIII. BUILDING HEIGHT
a. Overall Building Height shall be measured vertically, in stories and in feet, in accordance with the
definition of Building Height in Table 1-1: Building Placement
b. A Parapet shall not be considered part of the Building Height unless it is designed for
occupancy or structural enclosure; exceeds 4’ in height above the highest point of the roof
surface, is not used for screening Mechanical Equipment; or exceeds 8’ in height above
the highest point of the roof surface, if used for screening Mechanical Equipment.
c. When a lot slopes downward from the Front Lot Line, neither cellars nor basements shall count
toward the number of stories or Building Height. For the purposes of this subsection, whether a lot
slopes downward shall be determined by reference to the existing natural topography prior to any
grading or site alteration. Any regrading or excavation intended to create a slope shall not qualify a
lot for this provision.
d. Non-habitable roof features such as chimneys, elevator penthouses, rooftop mechanical
equipment, railings, and similar projections may exceed the Building Height limit limited to Table 11: Building Placement.

Figure 1-8: Height Measurements
IX. OPEN SPACES
a. New Open Spaces must be refurbished Sidewalk Zones, Plazas or Pocket Parks.
b. All Open Spaces shall be at grade level and shall be accessible to the public at posted times.
c. The ground level of a Open Space shall be a combination of paving, lawn, or ground cover
integrated in design with trees and shrubs. Fountains, sculptures, and works of art are
encouraged. Plantings or fixtures shall not obstruct sight visibility triangles at Street
intersections.
d. Stormwater management improvements shall be integrated with the final landscape design
as aesthetically and visually pleasing design elements.
e. Whenever possible, landscape design shall promote sustainability awareness and
education through interpretive signs, demonstrations, and other displays.
10
25807343.1

PLAZA

A Plaza is a predominantly hardscaped Open Space located adjacent to high
activity commercial or Public Buildings. Plazas are typically paved and furnished
with seating, lighting, and landscaping elements such as planters or trees. They
are designed for heavy, active pedestrian use, casual gathering, and programmed
events like performances or markets.

POCKET PARK
A Pocket Park is a small landscaped Open Space intended to provide space for
quiet, passive resting, gathering, and socializing. Pocket Parks are intended to be
nestled between town center buildings or spaces where there is not sufficient
space for a Building or structure.

Figure 1-9: Open Space Types

X. PUBLIC REALM STANDARDS
The public realm shall be designed to support a safe, active, and connected pedestrian environment. Maine Street
shall function as the primary mixed-use street and civic corridor of the downtown. The following standards shall be
met to the extent the developer has the legal right to do so.
a. The street shall incorporate street trees, planting areas, pedestrian-scale lighting, and street furnishings
to create a cohesive and comfortable environment for pedestrians and to support adjacent ground-floor
uses.
b. Sidewalks shall be designed to accommodate walking, gathering, landscaping, and active ground-floor
uses, and shall be measured from the back of curb regardless of right-of-way location. Required
sidewalk zones and pedestrian realm improvements may be located within private property, provided
that public access is maintained through easement or other legal arrangement acceptable to the Town.
i.

Sidewalk Zones
Figure 1-10: Pedestrian Realm Sidewalk Zones

11
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The sidewalk shall include the following zones:
a) Furnishing Zone (6–8 feet minimum):
Located directly behind the curb, this zone shall accommodate street trees, planting
areas, lighting, benches, bicycle racks, and other streetscape elements. This zone
also serves as a buffer between pedestrians and vehicular traffic.
b) Clear Zone (6 feet minimum; 8–10 feet preferred):
A continuous, unobstructed pedestrian travel way shall be provided to support
accessible and comfortable movement along the street.
c) Frontage Zone (2–8 feet):
Located adjacent to buildings, this zone may accommodate outdoor dining, displays,
signage, and building entries. This area shall remain flexible to support active groundfloor uses.
d) Total Sidewalk Width: Minimum: 14 feet / Preferred: 18–24 feet where feasible
XI. SIGNS
Signs shall comply with Section 4.13 (Signs)

5. DEFINITIONS
Appurtenances: Porches, balconies, patios, canopies, awnings, and similar frontage elements, which extend outward
from the Facade of a Building. For the purposes of measuring setbacks and Build-to Zones, Appurtenances are not
part of and do not count towards the Facade itself.
Art gallery: A use of a building or portion thereof for the exhibition and display of original or limited-edition works of
visual art for public viewing, and which may include the sale of such works, but does not include the on-site creation
of art as a principal Use.
Artisan Manufacturing or Assembly: The on-site production of goods by hand, or with the use of small-scale, light
Mechanical Equipment, where the manufacturing process has minimal impact on surrounding properties. This
includes activities like woodworking, glass blowing, metalworking, ceramics, and jewelry making. An Artisan
Manufacturing and Assembly includes commercial art studios, and other arts or crafts and similarly scaled
avocations.
Base: The lowest portion of a Façade that intersects the sidewalk. It visually “anchors” the building, typically contains
the Storefront/entry level, and is often differentiated by heavier materials, greater transparency, and pedestrianscaled detail. In tripartite composition, this is the bottom zone of the elevation.
Body: The central portion of the Façade above the Base and below the Cap. It is usually made up of the repetitive
upper stories with a consistent window rhythm and simpler articulation that ties the composition together. In tripartite
composition, this is the middle zone of the elevation.
Building Height: The vertical distance of a Building as measured from the average established grade measured along
all Street Frontages to the roof ridge or uppermost point of the structure other than Mechanical Equipment or
Appurtenances.
Building Length: Building Length. The greatest horizontal dimension of a building, measured between the outermost
exterior walls of the building footprint, regardless of whether such dimension runs parallel, perpendicular, or at an
angle to a public right-of-way. For purposes of this measurement, unenclosed porches, balconies, awnings, stoops,
steps, and similar projections shall not be included unless otherwise specified.
12
25807343.1

Build-To Zone (BTZ): A designated area on a lot, measured as a range of distances from a Street Lot Line or
Frontage line, within which the Façade of a Building is required to be located.
Bump-Out Transition: The point of transition between the main wall of the Building Façade and a portion of the
Building Facade that projects outward, creating a “bump” or extension from the main plane of the wall, often used to
highlight a specific feature, such as a bay window, entryway, or decorative element.
CAP: The uppermost portion of a Façade that terminates the Façade against the sky. It may include a pronounced
Cornice or Parapet, slimmer upper banding, or roof forms that “crown” the composition and complete the vertical
hierarchy. In tripartite composition, this is the top zone of the elevation.
Commercial Use: Retail, service, office, and other non-residential uses intended as a business enterprise.
Cornice: Projecting horizontal decorative molding along the top of a wall or Building.
Expression Line: A horizontal line created by a change of materials or by a continuous projection no less than two
inches deep.
Façade Transparency: The proportion of the surface area of a Building’s Façade made up of transparent window
glass or other openings.
Façade, Front: The Façade of a Building that faces a Front Lot Line.
Fence, Interior: A fence along a Lot Line shared with another Lot and not located along a Street.
Fenestration: The openings in the Façade of a Building, including windows and doors. Fenestration is measured from
the inside face of the jambs on any window or door trim but excluding non-transparent parts such as lintels, frames,
sills, transoms, and mullions, but including window parts such as muntins if they are less than an inch wide.
Finished Grade: The surface of the ground after completion of any change in contour, if any; otherwise, the natural
surface of the ground.

Flat Roof: A roof with a pitch no greater than 2%. A Flat Roof shall include a Parapet wall to ensure safety and fire
protection, as well as for aesthetics.
Food Service Establishment, Formula Based: Food service establishment that is required by contractual or other
arrangement to maintain one or more standardized features, including but not limited to a common trade name,
trademark, logo, service mark, décor, color scheme, uniforms, menu, recipes, food preparation methods, operating
procedures, signage, or architectural design, that are substantially identical to those used at other locations. A food
service establishment shall not be considered formula-based solely because it purchases products from a common
supplier or participates in a cooperative purchasing or marketing program, provided it retains independent control
over its name, menu, branding, operations, and design.
Forecourt: The space created when the primary portion of a Building’s Front Facade is at the BTZ while a small
percentage is set back. This space can be used as an apartment entry court, garden space, or for outdoor dining.
Frontage: The area between a Building Façade and a Front Lot Line, including the area’s built and planted
components.
Gallery: A surface projecting from the Front Façade of a Building, and overhanging a portion of the Build-to Zone that
overlaps with the sidewalk and is sufficiently wide to permit pedestrian travel. A Gallery eliminates the need for an
awning or canopy. Intended for buildings with ground-floor commercial or Retail uses.
13
25807343.1

Health And Wellness Services: Establishments primarily engaged in providing services to promote physical fitness,
mental health, preventative care, and personal well-being.
Heavier Materials: Building materials that are more substantial or dense, often used to convey a sense of solidity and
permanence, including stone, brick, concrete, or metal panels. These materials are typically used at lower levels or at
key structural points to provide a grounded and robust aesthetic.
Home Occupation: Any non-residential use customarily conducted entirely within a Dwelling unit, carried on by the
resident thereof, and clearly incidental and secondary to the residential use of the Dwelling unit.
Inside Corner Transitions: Design treatment where two walls meet at an interior corner of a building. This could
involve a beveled, rounded, or angled edge that softens the junction between two walls.
Light Fixture: A complete lighting unit consisting of one or more lamps (bulbs or LEDs), together with the hardware
that encloses and protects the lamp(s), ballast or driver if any, reflectors or refractors, lenses, and any associated
mounting equipment or parts.
Live/Work Space: The use of all or a portion of a dwelling structure for both habitation and work by a person engaged
in the creation, manufacture, or assemblage of commercial graphic arts; fine arts.
Lot Line: The lines bounding a legal Lot.
Mechanical Equipment: Any heating, ventilation, and air conditioning (HVAC), plumbing, utility, or electrical
equipment including air compressors, hoods, mechanical pumps, exterior water heaters, water softeners, utility and
telephone company transformers, meters or boxes, storage tanks, generators, geothermal wells, and similar
elements.
Mixed-Use: A Development or Building containing a mix of residential and Commercial Uses.
Office, General: The regular processing, manipulation, or application of business information or professional
expertise predominantly for administrative, professional, and clerical operations.

Open Space: A Plaza or Pocket Park.
Parapet: The portion of a Building Facade that extends vertically above the roofline, roof deck, or eave, often used to
screen Mechanical Equipment or as part or all of the Cap.
Parking Structure: A structure providing multiple levels of parking.
Plaza: A predominantly hardscaped Open Space located adjacent to high-activity Buildings containing Commercial
or Public Uses. Typically paved and furnished with seating, lighting, and landscaping elements such as planters or
trees. Designed for heavy pedestrian use, casual gatherings, and programmed events.
Pocket Park: A small-scale Open Space, typically less than one-quarter acre in area, integrated within a block or
development to provide passive recreational amenities, visual relief, and gathering opportunities within a walkable
urban environment, and typically intended to serve the immediate neighborhood or block.
Pop-Up Shop: A Temporary Use Commercial establishment operating for 15-90 days in an existing Building or tenant
space, typically used for the sale of goods, art, food, or services. Pop-Up Shops are intended to temporarily activate
vacant or underutilized spaces and are not intended for permanent alteration of the premises or long-term
occupation.
Public Building - A Building designed specifically for a Public Use.
14
25807343.1

Public Use: A Use that is open to the public during typical business hours or as may be posted and provides a focal
point for community interaction and fosters civic participation in public activities, including churches, temples,
synagogues, mosques, and other religious facilities; lodges; college or university facilities; exhibition halls and art
galleries; grade schools; library; meeting halls; museum or similar facilities; performance theaters; post office; fire
house; public administration offices; trade or specialty school facilities; or similar uses.
Rear Adjacency Accommodations: The design, dimensional, and site-planning measures required to mitigate visual,
acoustic, lighting, and privacy impacts on neighboring properties.
Residual Setback From Property Line: The minimum distance that must remain clear between the outermost
projection of a Building (or permitted Encroachment such as a balcony, bay window, or canopy) and the property line.
Retail: An establishment for the Commercial provision of goods, personal services, entertainment, recreational
activities, or similar services, excluding professional or financial services, directly to consumers. Such provision of
goods and consumer services shall be conducted on site, but may be supplemented by telephone and online
transactions or delivery services.
School, Private For-Profit: An educational service for non-primary or secondary educational instruction that is
operated for profit. Private for-Profit schools may include dance or musical instruction, martial arts, fine arts, yoga,
hair styling, or cosmetology.
Secondary Wing: a subordinate portion of a Principal Building that is smaller in Footprint, narrower in width, and as
deep as or shallower than the Principal Building.
Senior Active Living Housing: A residential development restricted to occupancy by persons 55 years of age or older,
consistent with the federal Fair Housing Act.
Side Street Setback: The minimum required distance between any building or structure and Side Street Frontage,
measured perpendicular from the side street Lot Line to the nearest point of the Building or structure.

SIGN BAND: The horizontal portion of a Building Façade, typically located above a Storefront window and below the
second-story windows or Cornice, intended for placement of a wall sign identifying the ground-floor tenant.
Stepback: A space on a lot which is required by this article to be maintained open, unoccupied, and unobstructed,
measured between lot lines and any structure, that occurs at a prescribed height above the ground. Stepbacks shall
apply to all attached accessory structures, including the minimum necessary housing of elevators, stairways, tanks
fans, or other building operating equipment not intended for human occupancy.
Storefront: A Frontage type wherein the Facade is aligned close to the property line with the Building entrance at
sidewalk grade. This type is conventional for Retail use. It has a substantial glazing on the sidewalk level and an
awning, canopy, Gallery, arcade, or Colonnade should overlap the sidewalk.
Substantial Rehabilitation: Alterations, reconstruction, repairs, or a change in use, to a Building or structure, within
any period of 12 months, costing in excess of 50% of the assessed value of the Building or structure at the time of
filing for a Building Permit or involving the rehabilitation of at least 50% of the Gross Floor Area of the Building or
structure.
Temporary Use: A use that is restricted by a specific and limited time frame.
Walkability: Built environments with a mix of housing, Open Space, Retail and service choices within a compact
environment.
15
25807343.1

16
25807343.1

Growth Area Dimensional and Density Standards

GC1
CU1 & 3

75

75

65

65

65

65

65

60

65

75

60

75

n/a
[12]

n/a 75

GN [2]

GM8
MUOZ

65

6

BCN

GM7
,R-CMU

40

n/a 24

GO

GM6[27]
TC1, 2, 3

6

R-R&OS

GM5
HC1 & 2

15

I2,I3 & R-B&TI GI

GM4[1]
MU1, CC

10

GA

GM3
MU4 I1, I-4

10

R-AR

GM2
MU3 & 6

6

GC5

GM1
MU2

6

CU2

GR9
TR5

6

GC4

GR8
TR3 & 4

5

CU/TC

GR7
TR2

10

GC3

GR6
TR1

7

CU4 & 7

GR5
R7

6

GC2

GR4
R3, 4, 5, 6

6[3]

CU5 & 6

GR3
R2

4

n/a for residential uses;
7,000 sq. ft. for non-residential uses
5

12 24 [4]

[5]

24

10 n/a n/a n/a n/a

65

65

40

65

65

50

50 n/a n/a

75
[6]

n/a

100

n/a

[7]

0

15

20

20

15

15

20

20

20

20

15

30

0

15

20

20

20

20

15

20

20

20

20

20

30

15

15

0

15

15

15

15

15

15

15

15

15

15

15

0

20

45

35

35

35

35

50

35

35

35

75

50

60

[11]

Building height,
max. feet,14]

50

70

[25]

20
[3]

35

5

35

5

35

5 [16,
19]

35

35

5 [19] 7.5

35

5

35

5

35

5

40

20

35

5

60

30
[21]

60

0

20

15
[19]

15

15

10

15
[19]

0

10

0

n/a
n/a

[10]

0

80

0[12]
0-5

[9]

24

[24]

n/a for residential uses;
7,000 sq. ft. for non-residential uses

8

Building height,
min. (feet) [26]

Building footprint
per structure, max.
(1,000 square feet)

GR2 & 10

n/a for residential uses;
7,000 sq. ft. for non-residential uses

Lot area, min.[22]
Density, max.
(dwelling units per
acre of net site
area see definition)
Lot width, min.
(feet)
Building frontage,
min. (% of lot
width)
Building frontage,
max. (% of lot
width)
Front setback, min.
(feet)[8]
Build-to Zone
(feet)[8]
Rear setback, min.
(feet)
Side setback, min.
(feet)
Impervious surface
coverage, max. (%
of lot area)

R1 & 8

1997
Zoning
District

R-R

Stand

Current
Zone

GR1

Table 4.2.3: Dimensional and Density Standards for Growth Area Zoning Districts
[Unless separate standards approved in Common Development Plan]

45

0

30

15

15

[19]

[19]

0

30

15

15

[19]

[12]

100 50

60

24

24

[13]

[25]

0[12]
0[12]
100

40
[15]

50

20 n/a

[18]

[23]

[12]

50

15

15

10

[19]

20

20

20

[19]

15

10

[19]

15

15

10

50

50

50

50

80

80

10

15

n/a
n/a

[2]

n/a
40

70
[20]

45

35

70

55 100 60

35

n/a

25%
of
n/a
n/a 8.5 5 [17] n/a n/a n/a n/a n/a
lot
n/a
size

GR6

GR7

GR8

GR9

GM1

GM2

GM3

GM4[1]

GM5

GM6

GM7

GM8

GC1

GC2

GC3

GC4

GC5

GA

TR1

TR2

TR3 & 4

TR5

MU2

MU3 & 6

MU4 I1, I-4

MU1, CC

HC1 & 2

TC1, 2, 3

,R-CMU

MUOZ

CU1 & 3

CU5 & 6

CU4 & 7

CU/TC

CU2

R-AR

GN [2]

GR5
R7

BCN

GR4
R3, 4, 5, 6

GO

GR3
R2

R-R&OS

GR2 & 10
R1 & 8

1997
Zoning
District

I2,I3 & R-B&TI GI

GR1

Stand

Current
Zone

R-R

Table 4.2.3: Dimensional and Density Standards for Growth Area Zoning Districts
[Unless separate standards approved in Common Development Plan]

NOTES:
[1] All new, enlarged, or redeveloped buildings and additions in the GM4 District subject to Development Review shall also be consistent with the
Cook’s Corner Design Standards, unless such design standards are waived in accordance with Subsection 5.2.9.0 (
Waiver Provisions).
[2] Area of new disturbance per parcel shall not exceed 1% of total acreage, measured as of the effective date of this Ordinance.
[3] 1 du per 20,000 sf of net site area for developments using subsurface wastewater disposal systems.
[4] Except that lands north of Bath Road shall be limited to 8 du/ac.
[5] Except that parcel between South Street and Longfellow Avenue shall be limited to 10 du/ac.
[6] Applicable only to the first floor of buildings along Maine Street. Does not apply to buildings on Park Row.
[7] Does not apply to buildings on Park Row.
[8] Front setback averaging applies; See Subsection 4.2.5.B(4)
[9] See Cook’s Corner Design Standards for maximum front setbacks applicable along Bath Rd., Gurnet Rd., proposed Perimeter Rd, Thomas Point
Rd., and all public and private connector roads.
[10] Applicable only to buildings along Maine Street. For all other buildings in the GM6 District, the build-to zone is determined by the range of front
setback of principal buildings on the nearest occupied lots on either side on the same block face. Does not apply to buildings on Park Row.
[11] Limited to 50% impervious coverage and maximum building footprint of 20,000 sq. ft. north of Route 1.
[12] Except that parcels fronting onto Park Row front setbacks shall be consistent with the established average front setback (see subsection
4.2.5.B (4)), shall have minimum side and rear setbacks of 15 feet in width; a minimum lot width of 60 feet; a maximum footprint of 7, 500 square
feet and a maximum impervious coverage of 45%;
[13] Expansions that will increase floor area by 50% or more require minimum height to be met for the entire building.
[14] Unless restricted to a lower height by Flight Path Overlay (FO) District regulations (see Subsection 2.3.7).
[15] Except that lands north of U.S. Highway 1 shall have a maximum building height of 60 ft.
[16] May be increased to up to 30,000 square feet for a community living facility as defined by 30-A M.R.S. § 4357-A, , as amended, with a
Conditional Use Permit approved in accordance with Subsection 5.2.2 (Conditional Permits).
[17] 10,000 square feet for multifamily dwellings, and 20,000 square feet for the Bowdoin College Edwards Center for Art and Dance building.
[18] 300,000 square feet if the structure meets one of the conditions listed in Subsection 4.2.5.B(9).
[19] See Subsection 4.2.5.B(4) for additional setback requirements.
[20] See Subsection 4.2.5.B.(7) for additional height requirements..
[21] No building footprint restriction shall apply for properties located south of Route 1, along Cressey Road and Columbus Drive.
[22] See Subsection 4.2.5.F for minimum dimensional requirements for lots located within the Shoreland Protection Overlay.
[23] Except that public safety municipal facilities shall have no maximum building footprint per structure.
[24] Except that public school facilities shall have no maximum building footprint per structure.
[25] Minimum height shall be determined based on the average height of each building. Utility substations, accessory buildings, and similar structures
or building components, where otherwise allowed, and buildings existing prior to January 1, 2026, may be of lesser height and shall be excluded from
this calculation.
[26] Porches, porticos, and similar attached architectural features may be a lesser height and shall be excluded from the height calculation.
[26][27]
Properties located within the Maine Street Overlay (MSO) District shall be subject to the dimensional requirements of Section 2.3.12,
Maine Street Overlay District, and shall not be subject to the requirements of this Section to the extent such requirements conflict.

Sec. 4.9. Parking and Loading.
4.9.1. Minimum and Maximum Vehicle Parking Requirements.
A.

General Standard. A development shall provide adequate off-street parking and loading/unloading areas for
motor vehicles and bicycles, or shall provide reasonable alternative parking.

B.

Specific Standards.
(1)

Specific Standards: Minimum Number of Off-Street Vehicle Parking Spaces. Except as otherwise
provided in this Ordinance, new development shall provide the minimum number of off-street vehicle
parking spaces in accordance with Table 4.9.1.A, based on the principal use(s) involved and the extent
of development.

Principal Use

Table 4.9.1.A: Minimum Number of Off-Street Vehicle Parking Spaces
Minimum Number of Vehicle Parking Spaces1,2,3,4
Residential Uses

Household Living
Dwelling, 1- or 2-family
(includes all mobile
homes; excludes
accessory dwelling units)
Dwelling, multifamily

2 or more bedrooms
1 bedroom or studio

2 per du
1 per du

2 or more bedrooms
1 bedroom or studio

2 per du
1 per du

Group Living
Assisted/Congregate Living Facility
Boarding house
Nursing home
Residence hall

1 per 3 beds
1 per guest room
1 per 5 beds
1 per 3 beds
Public, Institutional, and Civic Uses
Community, Cultural, and Educational Uses
Club or lodge
1 per 120 sf of assembly space
College
1 per 900 sf of academic space
Community center
1 per 300 sf
Day care facility, small
1 per 325 sf of licensed primary indoor space
Day care facility, large
Hospital
1 per 3 inpatient beds
Library, museum, or art gallery
1 per 500 sf
Municipal facility
1 per 400 sf of office space + 1 per 600 sf of
maintenance, distribution, or storage space
Park or conservation area
See Section 4.9.1.E
Religious institution
1 per 5 persons of maximum occupancy capacity in
assembly space
High school
1 per classroom + 1 per 10 students
School
Middle or elementary
1 per classroom + 10 visitor spaces
school
Communication Uses
Small-scale telecommunication tower
n/a
Telecommunication tower
1 space

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(Supp. No. 37)
Page 1 of 8

Commercial Uses
Agriculture, Aquaculture, and Animal Care Uses
Aquaculture
Equestrian facility
Farm
Kennel
Plant nursery
Veterinary office
Food, Beverage, and Entertainment
Adult entertainment establishment
Golf course
Recreation facility, as a principal use
Restaurant or dining facility
Theater
Lodging
Campground
Hotel
Retail Sales and Services
Farmer's Market
Financial Institution
Neighborhood store
Office
Office, Medical
Retail, Class I
Retail, Class II
Service business, Class I
Service business, Class II
Studio
Transportation and Vehicle-Related Uses
Aviation operations
Aviation-related business
Bus or rail station
Car wash
Marina or boat storage
Parking facility, as a principal use
Ultra-light airpark
Vehicle fueling station
Vehicle sales, rental, or storage
Vehicle service or repair
Contractor's space
Industry, Artisan
Industry, Class I

See Section 4.9.1.E
1 per 5 stalls
n/a
1 per 300 sf used for boarding
1 per 1,000 sf of display area
1 per 500 sf
1 per 300 sf
1 per 300 sf of indoor area + 1 per golf course hole
See Section 4.9.1.E
1 per 4 persons of maximum occupancy capacity of
customer service area(s)
1 per 4 persons of maximum occupancy capacity of
assembly space
1 per campsite + 1 space
1 per guest room + 1 per 800 sf of assembly space
1 per 400 sf of stall and vehicle space, and customer
circulation area
1 per 300 sf
1 per 300 sf
1 per 400 sf
1 per 200 sf
1 per 300 sf
1 per 300 sf
1 per 300 sf
1 per 300 sf
1 per 300 sf
See Section 4.9.1.E
See Section 4.9.1.E
1 per 400 sf of passenger waiting area
1 per 500 sf
0.5 per boat slip or mooring
n/a
See Section 4.9.1.E
n/a
1 per 400 sf of indoor sales display area and office
space
1 per 500 sf
Industrial Uses
1 per 200 sf of office space
1 per 600 sf
1 per 1,000 sf
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(Supp. No. 37)
Page 2 of 8

Industry, Class II
Junkyard or automobile graveyard
Marine activity
Mineral extraction
Recycling collection facility, as a principal use
Renewable energy generating facility, as a principal
use
Utility facility, major
Utility facility, minor
Warehousing and storage

1 per 1,000 sf
1 per 1,000 sf of storage area
See Section 4.9.1.E
See Section 4.9.1.E
3 per station
See Section 4.9.1.E
See Section 4.9.1.E
n/a
1 per 2,500 sf

NOTES:
1. When computation of the number of required parking spaces results in a fraction, the result shall be rounded upward to the
next highest whole number.
2. Except as otherwise provided in this section, where the minimum off-street parking space requirement is based on square
feet of floor area, all computations shall be based on gross floor area.
3. Except as otherwise provided in this section, where the minimum off-street parking space requirement is based on the
maximum occupancy capacity, all computations shall be based on the occupant load of the building or facility as
established in accordance with the Brunswick Building Code.
4. Except as otherwise provided in this section, where the minimum off-street parking space requirement is based on the
number of employees, students, or residents, all computations shall be based on the largest number of persons working
on any single shift (for employees), or the maximum enrollment (for students), or the fire-rated capacity (for residents),
as appropriate.

C.

Special Provisions in the Growth Mixed-Use 6 (GM6) District.
(1) Off-street vehicle parking spaces are not required for a use in the GM6 District that:
(i) Is located on a lot less than 10,000 square feet in size; or
(ii) Is housed in an existing building with less than 10,000 square feet of gross floor area.
(2) There shall be no off-street vehicle parking located within 20 feet of the edge of the public right-of-way
of Maine Street. Compliance with this provision shall be required notwithstanding any nonconforming
status of a structure or use, and shall be implemented upon any reconstruction of the principal
structure. Compliance with this provision shall also be required upon redesign or substantial
reconstruction of the parking area, to the extent reasonably practical (e.g. utility or site constraints or
loss of required parking spaces). Properties in the Maine Street Overlay District shall be subject to the
parking requirements of Section 2.3.12, and shall not be subject to the parking requirements of this
Section to the extent such requirements conflict.

D.

Applicability to Existing Development Use Changes and Expansions.
(1)

A change in the use of an existing development shall be accompanied by the provision of any additional
off-street vehicle parking needed to make up the difference between the minimum number of spaces
required by this Section for the existing use and the minimum number of spaces required by this
Section for the new use.

(2)

If an existing structure or use is expanded in terms of the size unit used in this Section to determine the
minimum number of off-street vehicle parking spaces required for the applicable use (e.g., dwelling
units, floor area, seating capacity), such expansion shall be accompanied by the provision of any
additional off-street vehicle parking needed to make up the difference between the minimum number
Created: 2025-08-14 13:10:49 [EST]

(Supp. No. 37)
Page 3 of 8

of spaces required by this section for the existing development and the minimum number of spaces required by this
section for the expanded development.
E.

Uses with Variable Parking Demands. Some uses have widely variable parking demand characteristics that make it difficult to
establish a single appropriate minimum off-street vehicle parking standard. On receiving an application proposing such a use
(as designated by reference to this Subsection in Table 4.9.1.A), the Director, in consultation with the Code Enforcement
Officer, is authorized to apply a minimum requirement for a listed use deemed most similar to the proposed use, establish the
minimum requirement by reference to a standard parking standards resource, or establish the minimum requirement based on
a parking demand study prepared by the applicant using data from the Institute of Traffic Engineers (ITE) or other acceptable
source.

F.

Requirements for Developments with Multiple Uses. Developments containing more than one (1) principal use shall provide
vehicle parking spaces in an amount equal to the total of the requirements applied to all individual principal uses. This does
not limit the opportunity to reduce the resulting minimum requirement through approval of an alternative parking plan
justifying shared parking (see Subsection 4.9.4.A (Shared Parking).

G.

Maximum Number of Off-Street Vehicle Parking Spaces. For Retail Class II uses with more than 50,000 square feet of gross floor
area, the number of off-street vehicle parking spaces shall not exceed 125 percent of the minimum number of spaces required
by this Section unless the additional spaces are located within a parking structure or are allowed through approval of an
alternative parking plan pursuant to Subsection 4.9.4.C (Provision over the Maximum Allowed).

H.

Accessible Parking Spaces. Within each off-street vehicle parking area, a portion of the total number of parking spaces shall
be spaces specially designated, located, and reserved for use by persons with physical disabilities ("accessible parking
spaces") in accordance with the standards of the Americans with Disabilities Act.

[Sections 4.9.2 – 4.9.5 Omitted]

Sec. 4.19 Open Space
A. Pre-Development Meeting. Prior to submitting a development application for a subdivision, the
applicant shall request and attend a pre-development meeting with the Planning and Development
Department. The purpose of which shall be for staff to provide recommendations regarding site design
and other development considerations in advance of formal review.
B. Subdivisions in Growth Districts. All subdivisions shall be designed to incorporate the following:
i. Usable Open Space. Each subdivision shall provide a minimum of 200 square feet of usable
open space per dwelling unit. Such open space shall be designated as a common area intended
for outdoor activities, recreation, or community gathering purposes for residents of the
development.
The minimum contiguous area and setbacks for usable open space shall be determined through
site plan review by the reviewing authority. Usable open space shall consist of land that is
suitable for active or passive recreational use, and shall not include areas that are wetlands,
stormwater management or utility facilities, or other areas unsuitable for recreation unless
specifically approved by the reviewing authority as providing a functional recreational or
community benefit.
Usable open space shall be designed to be reasonably accessible and functional for residents and
may include, but is not limited to the following:
a.

Recreational elements such as playing fields, play areas, or hard surface
courts.

b.

Community gardens, walking trails, landscaped courtyards, or playgrounds

c.

Amenities or structures supporting outdoor use such as gazebos, benches,
patios, or picnic areas.

d.

Alternative Compliance.
i. Subdivisions in the Maine Street Overlay District shall comply with the
open space standards in Section 2.3.12.
ii. Where the reviewing authority determines that strict compliance with
the minimum usable open space requirement is impracticable due to site
size, configuration, existing development conditions, physical constraints,
or other site-specific limitations, the reviewing authority may approve a
reduction or alternative means of compliance. The applicant shall
demonstrate that the proposed alternative provides an adequate
recreational, outdoor, or community benefit for residents of the
development. Alternative compliance may include, but is not limited to, a
smaller but enhanced usable open space area, shared indoor or outdoor
amenity space, being a quarter mile (1,320 feet) walking distance to public
open space, improved pedestrian connections to nearby public parks or
trails, or other improvements that provide a functional benefit appropriate
to the scale and type of development.

Created: 2025-08-14 13:10:48 [EST]

(Supp. No. 37)
Page 1 of 1

Draft Maine Street Overlay (MSO) District
To: Planning Department, Town of Brunswick, ME
From: Able City Urban Planning
Date: July 1, 2026
RE: The Draft (MSO) District: Overview, Code Testing, Proposed Upgrades, Shadow Impacts, Next Steps and
Massing Diagrams
Overview
Able City is pleased to submit the Draft Maine Street Overlay (MSO) District for your review. The purpose of the MSO
is to implement the community's vision for enhancing Maine Street by establishing design standards that reflect the
Town’s development objectives while preserving Brunswick’s unique character. The MSO District establishes an
optional overlay district intended to accommodate new multi-story mixed-use buildings while ensuring that new
development reinforces Maine Street as a vibrant, walkable, pedestrian-oriented center.
At the Town’s request:
1. This is a concisely written Overlay consisting of only 15 pages of ordinance language and 5 pages of
definitions.
2. In the interest of readability, ten Figures and five Tables were included.
3. The overlay is prepared in Microsoft Word, allowing staff to make revisions as needed and administer the
adoption process internally, thereby minimizing consultant costs.
4. The Overlay will complement any future updates to the Town’s Land Use and Zoning Code.
5. The Overlay allows a height of 4.5 stories and non-habitable roof features are allowed to rise slightly higher
than the height limit.
Many of the design principles in this Overlay are reflected in the Village Review Board Design Guidelines; however,
design standards carry greater regulatory authority than guidelines and provide clearer and more consistent
expectations for new development.
Code Testing
Able City has reviewed the “The Jay”, the development application for 53 and 69 Maine Street, as a test case for the
MSO and found the application compliant with the new Overlay. The application would not be compliant under the
existing regulations without contract zoning.
Specifically, “The Jay” is compliant with:
1. Dimensional Requirements including Setbacks, Open Space (the application includes over 5% Open Space
provision in the form of a refurbished Sidewalk Zone and Plaza for outdoor seating), and Height (the applicant
proposes 4 stories not including non-habitable roof features).

Able City East: 271 Palmer Street, New Bedford MA

2. Permitted Uses and Associated Parking Requirements including the Parking Spaces section. The applicant
proposes 11,000 SF of retail and 34 residential units and this requires 45 total spaces if all units are one
bedroom and more if they are two (totaling 45-79 spaces) and the applicant proposes 58 on-site spaces. It is
worth noting that as an alternative to an 11,000 SF retail space a 5,000 SF retail establishment AND a 6,000
SF restaurant would also be permittable (54 total parking spaces would be required).
3. Design Standards including Building Type, Façade Composition, Entrances and Access, Storefronts, Façade
Transparency Requirements, Public Open Spaces and Public Realm Standards.
Existing Regulations vs. Proposed Overlay
Compared to the existing regulations, the proposed Overlay allows greater height, requires open space (typically in the
form of a rebuilt portion of Maine Street and small outdoor dining plazas), simplifies parking lot construction standards
(which otherwise result in costly parking lots), and reduces required off-street parking.
The study area is currently primarily designated as the Growth Mixed-Use 6 (GM6) district and this district:
• Limits building height to 40’ height (this translates to 3 stories)
• Requires more residential parking than needed. Two parking spaces per dwelling unit with two or more
bedrooms or one parking space per dwelling unit for studio or one-bedroom units
• Makes new restaurants unlikely. A 10,000-square-foot restaurant would likely require roughly 100 parking
spaces under the existing ordinance (restaurants require 1 per 4 persons of maximum occupancy capacity of
customer service areas under the existing code)
• Requires 1 parking space per 200 SF of retail
• Requires 1 parking space per 400 SF of office
• Requires the first-floor façade of buildings on Maine Street to include a minimum of 50 percent glass. Upper
floors must provide between 15 percent and 40 percent glass.
The overlay uses the following requirements:
• Requires a minimum of 5% open space and this will result in 1) Upgrades to Maine Street funded by the
private sector in the form of additional street trees and resurfacing and 2) The creation of small outdoor dining
plazas and leafy pocket parks
• Allows building heights of 4.5 stories.
• Requires 1 parking space per dwelling units of any size to account for decreased levels of per capita car
ownership among young people, seniors, and people living in walkable environments like Maine Street.
• A 10,000-square-foot restaurant would likely require only 30 to 35 parking spaces under the Overlay
(restaurants require 1 parking space per 10 seats and this incentivizes fine dining over fast food). Formula
restaurants require a special permit under the Overlay.
• Requires 1 parking space per 1,000 SF of retail
• Requires 1 parking space per 1,000 SF of office
• Requires the first-floor façade of buildings on Maine Street to include a minimum of 65 percent glass. Upper
floors must provide between 15 percent and 40 percent glass.
• Requires appurtenances like awnings, galleries, window boxes, and public art which provide a more
comfortable and interesting walk.
Decreasing Parking
The Overlay proposed a decrease in parking requirements of between 50% and 70% depending on the use. It is worth
noting that this would only affect new buildings on the Maine Street corridor who opt to use the Overlay and would not
be recommended for suburban areas in Brunswick. However, a drastic reduction is necessary to encourage new
construction and new businesses given the narrow historic lots along Maine Street. For Brunswick, reducing parking
requirements along Maine Street would support the goals of encouraging a mixed-use development, preserving historic
buildings, adding new customers within walking distance of local businesses, and reinforcing Maine Street as a
walkable center.

Able City East: 271 Palmer Street, New Bedford MA

Across the United States, communities are reducing or eliminating minimum parking requirements, particularly in
downtowns, historic districts, and mixed-use areas. Many older parking standards were based on suburban
development patterns and often require more parking than is needed in walkable places. These requirements can
increase development costs, consume valuable land, add impervious surface, and make adaptive reuse of existing
buildings more difficult. This trend is especially relevant in New England communities, where many downtowns were
built before the automobile and already function as shared parking districts.
In many communities Able City has worked in recent years, parking minimums have been lowered significantly
including Bristol, RI; Jamestown, RI; South Kingstown, RI; Belmont, MA; and New Bedford, MA. Since the parking
requirements were lessened, customers often park once and walk to multiple destinations. Public lots, on-street
parking, municipal lots, sidewalks, and nearby housing all help support downtown businesses without requiring each
individual property to provide all its own parking.
Many New England communities do not require parking to be provided off-site in their downtown areas at all. Portland
ME; Providence, RI; and Portsmouth, NH have no off-street parking minimums in their respective downtowns.
Admittedly, these are larger cities than Brunswick and have municipal parking garages however a long-range plan for
Brunswick should consider a municipal parking garage, a Parking Authority, and a mechanism to pay for structured
parking.
Shadow Impacts
The Massing Study at the end of this memorandum demonstrates how small a change to the community’s character
the Ordinance would allow for. In other historic communities when heights were increased to 8 to 10 stories on narrow
streets the effect is more dramatic. On Maine Street, however, the shadow impacts are unlikely to be noticeable given
the only slight increase in building height and the vast width of Maine Street. Maine Street’s curb-to-curb dimension is
40’ to 50’ through the Downtown and 125’ to 175’ building-to-building.
From the perspective of urban design, a comforting sense of enclosure or experience of an “outdoor room” is not
possible on Maine Street without higher building heights. There is a formula for making outdoor rooms. The ratio
between the vertical walls of the outdoor room and the ground plane cannot exceed 1:6. This is to say that there must
be one measure of vertical wall, for every six measures of ground. A sixty-foot-wide street needs only to be bounded
by a single-story, ten-foot-high building to give people a comfy feeling, but a 175-foot-wide street like Maine Street
needs, at minimum, three-story structures with 30 feet of height. When buildings are too short, and that ratio is
exceeded, then one begins to lose the feeling of enclosure. Note that 1:6 is the maximum ratio and that the tighter the
ratio (the closer to 1:3) the greater the feeling of enclosure and the “sense of place” that people experience.
Next Steps
The Overlay is simple and concise with less demanding requirements than a typical ordinance to make it a more
attractive option to property owners and real estate developers. However, nearly every section could be expanded
upon to provide additional detail or clarification at the request of Planning Staff. Finally, the Maine Street Overlay (MSO)
District brings increased use options, reduced parking requirements, additional open space, and improved storefronts
to only one portion of the Downtown. In time, additional Overlays including more of the Downtown should be
considered.

Able City East: 271 Palmer Street, New Bedford MA

IMAGES FROM THE DRAFT BRUNSWICK COMPREHENSIVE PLAN

Before: The Draft Comprehensive Plan discussed the urbanistic importance of the corner at Maine Street and
Pleasant Street and recommended a variety of street improvements.

After: The Draft Comprehensive Plan also illustrated a building of 4 stories and roughly 50’ that would maximize the
economic potential of the corner as well as adding a continuous streetwall to enhance the pedestrian experience.

Able City East: 271 Palmer Street, New Bedford MA

MASSING STUDY: EXAMPLE 1

Existing

Existing Regulations (3 stories)

Proposed Overlay (4 stories)

Able City East: 271 Palmer Street, New Bedford MA

MASSING STUDY: EXAMPLE 2

Existing

Existing Regulations (3 stories)

Proposed Overlay (4 stories)

Able City East: 271 Palmer Street, New Bedford MA

MASSING STUDY: EXAMPLE 3

Existing

Existing Regulations (3 stories)

Proposed Overlay (4 stories)

Able City East: 271 Palmer Street, New Bedford MA

Town of Brunswick, Maine
DEPARTMENT OF PLANNING & DEVELOPMENT

MEMORANDUM
TO:

Brunswick Town Council

FROM:

Tyler McGrath, Planning and Development Intern

DATE:

July 27, 2026

SUBJECT:

Urban Design Examples

I. SUMMARY
As part of my work assisting the Town’s Department of
Planning and Development with the Maine Street
Overlay (MSO) project, I collected examples of
downtown corridors across Maine, New England, and
the broader East Coast. A primary trend among these
examples is the presence of three-to-four-story
structures, which frame the streetscape without
overwhelming pedestrians. While Maine Street today
Figure 1. Maine Street, Brunswick, ME
(Figure 1), with a width of 125 to 175 feet, is mostly lined
(Approx. Street Width: 125-175 feet)
with two-to-three-story buildings, Brunswick has a history
of taller buildings, such as the Old Town Hall (Figure 2), the Dunlap Block (Figure 3), and the Tontine
Hotel (Figure 4), demonstrating that four-story massing is compatible with the historic streetscape.

Figure 2. Old Town Hall, Maine Street

Figure 4. Tontine Hotel, Maine Street
Figure 3. Dunlap Block, Maine Street

A key factor in how taller buildings interact with the streetscape is the ratio of street width to building
height: broader rights-of-way can accommodate greater heights. For comparison, the width of Main Street
in Rockland, Maine (Figure 5) is about 50 feet and Burlington, Vermont’s College Street (Figure 6) has a
street width of about 65 feet. Despite having less than half of the width of Maine Street, Rockland and
Burlington have proportional downtown areas featuring many three-to-four-story buildings.

Figure 5. Main Street, Rockland, ME
(Approx. Street Width: 50 feet)

Figure 6. College Street, Burlington, VT
(Approx. Street Width: 65 feet)

Downtown corridors with greater widths, such as Wisconsin Avenue in Georgetown, Washington, D.C.
(Figure 7) and Washington Street in Hoboken, New Jersey (Figure 8), have street widths of about 80 feet
and 90 feet, respectively.

Figure 7. Wisconsin Avenue, Georgetown, Washington, D.C.
(Approx. Street Width: 80 feet)

Figure 8. Washington Street, Hoboken, NJ
(Approx. Street Width: 90 feet)

Compared with Rockland and Burlington, Georgetown and Hoboken have structures of similar heights
but wider streets, enabling wider sidewalks, outdoor seating, and bicycle infrastructure. Additionally, the
wider streets make height variations less jarring and more interesting. All of this contributes to
streetscapes that create pedestrian-friendly atmospheres. Taken together, these examples suggest that
Maine Street’s substantial width can accommodate taller buildings, particularly four-story buildings, that
frame Downtown and create an interesting, proportional streetscape at a human scale.