Courts Declare Bar Harbor Short-Term Rental Case Moot, Dismiss Sidman's Amended Complaint, and a Golden Anchor's Motion Is Also Now Moot Carrie Jones Jul 02, 2025 File photo. Bar Harbor Story The Bar Harbor Story is generously sponsored by Swan Agency Real Estate. BAR HARBOR—In the past month, the town received multiple court opinions concerning three court cases that it has been involved with in the past few years. Those cases do not include the federal appeal of the town’s cruise ship ordinance, which limits disembarkations to 1,000 a day without extra fees or penalties and changes the permitting/licensing structure of businesses disembarking those ships. That case, which went to the federal appeals court in Boston, still has not been decided. The decisions also do not include judgement on a specific complaint about the town’s ethics commission and process concerning handling a complaint about an appeals board member. MCCALLION VS THE TOWN OF BAR HARBOR The first case involves a short-term rental dispute focused on property owners at the Bogue Chitto Lane subdivision. Maine Superior Court determined that since the 2023 permit involved has now expired since it is 2025, there were no grounds for the case. In a July 23, 2024, ruling, Hancock County Superior Court Justice Harold Stewart II had ruled in favor of the defendant Town of Bar Harbor and defendant intervenor, W.A.R.M. Management, LLC (WARM). The ruling upheld the Bar Harbor Appeals Board’s decision, which voted against an appeal to revoke a short-term rental permit issued to WARM by then-Code Enforcement Officer Angie Chamberlain. The original appeal occurred at a January 9, 2024, meeting of the Appeal’s Board and was brought by Brandan and Monika McCallion and Old Bears, LLC, who said that the short-term rental permit for a property at 12 Bogue Chitto Lane, which is owned by Roy and Marcia Levitt but registered under WARM, was invalid because it was issued after the yearly deadline of May 31. The McCallions own property near the Levitts’ property, at 11 and 16 Bogue Chitto Lane. The Bar Harbor Appeals Board ruled in favor of the town and the Levitts at its January 9 meeting. Following the loss, Monika McCallion, et al., appealed to Hancock County Superior Court. According to Chamberlain’s statements at the January 9 meeting, the Levitts were not at fault in this situation and the fault lied with a glitch in the software that the town uses for electronic vacation rental permit renewals, IworQ portal. The Levitts own two vacation rentals in Bar Harbor and paid for two renewals online with two renewal applications submitted. “However, due to a glitch in the IworQ portal, the Administrative Assistant Tammy DesJardin, did not receive the two applications for VR-2 registration rentals, but only one application,” the staff report for the January 9 appeals board meeting reads. Chamberlain decided there was enough evidence that Levitt had paid for her registration renewals on January 3, 2023, well before the May 31 deadline. On October 30, Chamberlain issued the renewal “to correct the error made by the town.” During the January 9 meeting, the McCallions also argued that the Levitts had committed a violation by renting the VR-2 without a permit, not displaying a current permit within the rental unit as required by the ordinance, and not having the permit number listed on the advertising site for the vacation rental. The town’s short-term rental ordinance was approved 1,260-840 in November 2021 and requires a yearly renewal and creates a 9% cap on rentals that are the primary residence of the property owner. Rentals that existed prior to that cap are still allowed as long as they pass inspections and renew their licenses. If they fail to renew that license, they would not legally have that sort of short-term rental in town and could choose to be put on a waitlist to try to get a permit again. That waitlist is not currently in use because the 9% cap has not yet been met. In 2024 voters in two other island towns (Mount Desert and Tremont) rejected short-term rental ordinances. According to an article by the Bangor Daily’s Bill Trotter, “The McCallions are former owners of Bar Harbor Manor, a 43-room hotel on Holland Avenue that they sold in 2022 for $8.1 million, according to MaineBiz. Their property at 16 Bogue Chitto Lane has an assessed value of $1.9 million, according to the town’s property tax records. “The property at 12 Bogue Chitto Lane has an assessed value of $1.8 million. It was not clear Tuesday how much 12 Bogue Chitto Lane can be rented for but another property on the private dead-end road — on the opposite side of the McCallions’ property — can be rented at rates ranging from $5,600 to $16,100 per week, according to The Knowles Company.” THE SECOND ORDER: SIDMAN V. THE TOWN OF BAR HARBOR The second order involves Charles Sidman, a Bar Harbor resident and lead petitioner on the citizens’ petition that successfully led to a vote to create daily disembarkation limits. Sidman’s complaint and reconsideration was about the town’s defense of the cruise ship disembarkation ordinance and had two counts. Both counts have now been denied. The Business & Consumer Court had ruled in the town’s favor back in January. Judge Thomas McKeon denied Sidman’s motion earlier this June. Sidman had asked the court to reconsider its previous decision. He argued that the town honored cruise ship reservations for 2024 that had been made between March and November 8, 2022. McKeon said that the case was moot because it was now 2025. Sidman had also objected to being denied “interested party” status by the Bar Harbor Board of Appeals. Sidman believed that since the town only placed fines on the Golden Anchor (where the ships disembark) in March 2025, the case should be reconsidered and that the issues were not resolved but continuing. “The reasons for judicial restraint are evident here,” McKeon wrote in his June 6 decision. “The town has commenced a large enforcement action against a property owner. The town has the discretion, for efficiency’s sake, to decline to litigate enforcement of those disembarkations where the property owner has a defense versus those where the town has a stronger case. Municipalities make those types of litigation decisions every day. The court has no authority to intervene.” The Golden Anchor has challenged, in Hancock County Superior Court, the Bar Harbor Board of Appeals’ decision that upheld the town’s notice of violation against the pier owner, January 31. That complaint involves the company’s ability to disembark cruise ships at its location on West Street, the Harborside Pier, which is also known as the Golden Anchor Pier. It was filed by Timothy C. Woodcock, Esq. of the firm Eaton Peabody. That notice of violation (NOV) concerns the pier’s lack of a daily town permit to disembark cruise ship passengers at 55 West Street, which is where it has been historically accepting cruise ship passengers prior to the town’s rule changes limiting those passengers according to daily caps and requiring a permit rather than a license to do so. The rules also do not allow more than 1,000 to disembark without fees. Sidman argued that he should have standing in the case. The town argued he should not. Though Sidman agreed with the Bar Harbor Board of Appeals’ decision, he did not agree with the board’s reasoning. "Sidman would have preferred that the board’s decision find that disembarking vacationing cruise ship passengers is not a permitted use in the zoning district. Nevertheless, the board’s decision grants the relief Sidman was seeking," according to the July 1 decision. The court agreed with the town, July 1, focusing mostly on defining particularized interest and interested party status, writing, “The board’s decision to deny Sidman interested party status is not an essential finding on which its decision was based, and thus it would seem the exception does not apply. And the board’s comment that disembarking passengers is a permitted use in the zoning district is not an essential finding. Since Golden Anchor did not have a permit, the board did not need to address the zoning issue. Even if the comment were essential to the board’s decision, it would not matter. Since Sidman was not a party before the board, collateral estoppel would not preclude him from making any arguments in future proceedings in which he is involved. See Town of Mount Vernon v. Landherr, 2018 ME 105, ¶ 15, 190 A.3d 249. Accordingly, the exception does not save Sidman’s appeal.” On the five-page July 1 order, the court also wrote, “Applying the exception in this case, which would effectively transform the nature of the present action from permitting case into zoning case, would allow the exception to swallow the rule. Sidman does not have grounds to appeal judgment that grants the relief he sought simply because he would prefer the board's decision to rest on different reasoning.” The town’s appeals board determined on June 24 that Sidman didn’t have standing to appeal the cruise ship disembarkation permit to the town itself at the town’s pier. That decision also centered around particularized injury. The Mount Desert Islander has reported that Sidman will likely also appeal that appeals board decision. THE THIRD BIT OF MOOT: SIDMAN VS TOWN OF BAR HARBOR AND GOLDEN ANCHOR, LC The third order is related to that second complaint. Sidman had hoped to participate as an interested party, not just a member of the public, in the town’s board of appeals meeting about the Golden Anchor’s notice of violation for disembarking cruise ships. The board of appeals on December 10 said Sidman was not an interested party but could speak as a member of the public. Sidman appealed that decision. The Golden Anchor moved to dismiss Sidman’s court appeal. It was determined to be moot because of that order. LINKS TO LEARN MORE Other filings available at the town’s site. Follow us on Facebook. And as a reminder, you can easily view all our past stories and press releases here. Bar Harbor Story is a mostly self-supported publication. To receive new posts and support our work, consider becoming a free or paid subscriber. Thank you for being here with us and caring about our community, too! Thanks for reading Bar Harbor Story ! This post is public so feel free to share it. Share If you’d like to donate to help support us, you can, but no pressure! Just click here (about how you can give) or here (a direct link), which is the same as the button below. To support The Story If you’d like to sponsor the Bar Harbor Story, you can! Learn more here.

UPDATED: Bar Harbor’s Cruise Ship Limits Lawsuit Partially Remanded to Lower Court

Federal Appeals Court Upholds Multiple Aspects of the Walker Decision

Carrie Jones

Aug 12, 2025

File photo: Bar Harbor Story

The Bar Harbor Story is generously sponsored by Paradis Ace Hardware.

BOSTON—The U.S. Court of Appeals for the 1st Circuit on Aug. 11 partially upheld and partially sent back to a lower court Bar Harbor’s legal dispute with the Association to Preserve and Protect Local Livelihoods (APPLL), the Penobscot Bay and River Pilot Association, and others over cruise ship disembarkation limits.

The court also ruled that each party involved would bear its own cost.

“We are pleased that the First Circuit vacated the District Court on a core element of our opposition to this ordinance,” said Eben Salvatore, operations manager for Golden Anchor, L.C., one of the parties of the suit, and treasurer of APPLL’s board. “We are confident that the record is clear that the conditions necessary to allow this ordinance to stand are not there.”

The federal court also partially dismissed the appeal and dismissed a cross appeal in a sprawling 72-page decision from Chief Judge David Barron, who heard the case with Associate Justice (retired U.S. Supreme Court Justice) Stephen Breyer, and Circuit Judge William Kayatta.

Via the August 11 opinion.

Judge Kayatta also had a one-paragraph concurring opinion. The decision was written by Chief Judge Barron.

The town issued a press statement on Tuesday, which stated that the decision is currently under legal review by the town’s attorneys.

It also said, “An executive session of the town council will be scheduled for next Tuesday to allow the town attorney to brief the council on the ruling and its potential implications. The Town is committed to keeping the public informed and will provide an update after the council has met.”

That meeting will be in the town’s municipal building on Cottage Street.

Citizen petitioner and defendant intervenor Charles Sidman said earlier Tuesday morning, “Our citizens’ right to regulate has been resoundingly affirmed, and the remaining questions are readily addressable IMHO. Onward!”

Later in the day, Sidman added, “Regarding yesterday’s Federal Appeals Court decision on our cruise ship case, my main comments are gratitude that our citizens’ right to regulate Bar Harbor’s character (as they have now twice done by official ballot) has been resoundingly affirmed, and confidence that the remaining question remanded to the district court will be readily addressed in our favor. Further, the anticipated harms that the plaintiffs claimed and predicted in their lawsuit have turned out to be false, as our economy (tourist and otherwise) is flourishing in this markedly reduced cruise ship season. Our only regret at this time is that the potential further dragging on of this case by cruise industry supporters will unnecessarily entail further time and expense by the town and its citizens, which will be resolutely provided but could be put to more productive uses.”

The Bar Harbor case focuses on the voter-enacted ordinance that limits cruise ship passenger disembarkations to 1,000 a day without fines. Some local businesses have said that this has impacted their revenue as less cruise ships arrive.

The justices called the discussion of the Dormant Commerce Clause claims as the “centerpiece of the appeals.”

“We largely affirm the District Court’s ruling in favor of the defendants as to these claims, but we do vacate and remand a portion of it,” Chief Judge Barron wrote.

To remand a case to a lower court, means that the higher court—in this case the federal appeals court—orders the lower court to reconsider or further act on a portion of its original decision.

He continued later in the opinion, “They allege that the defendants bear no such burden, but that the ordinance nonetheless runs afoul of the Dormant Commerce Clause because of the clearly excessive burdens on interstate commerce that they can show that the ordinance imposes. Here, we conclude that the challenges do have merit and that, as a result, the judgment dismissing these claims must be vacated.“

Because the case has been remanded on that claim back to the federal district court, the lawsuit continues.

“The ordinance has had a devastating effect on our association’s ability to maintain the state pilotage system in mid-coast Maine,” the Pilot’s Association said, Monday night. “While some of our arguments were rejected, we are gratified that the court recognizes our position that the justification to date for this severe restriction on maritime commerce does not meet the constitutional standard applicable to Commerce Clause challenges. The court appears to be aware that the burdens on commerce are substantial and that the local benefits of cruise restrictions have not been articulated in a way that permits reviewing courts to assess the constitutionality of the measure, a process that will continue to consume the resources of the town, its residents, its businesses, and those of us who make our living on the water. This outcome is unfortunate for all concerned and makes clear that collaborative measures to deal with community issues are well worth the time and effort that they require. We are reviewing with counsel and will determine our next steps in the near future.”

Much of Acadia National Park sits in Bar Harbor. The park gathered almost 4 million visits each year, which is not the same number as visitors. The park is one of the state’s major tourist attractions, including for those who visit via cruise ships. Congestion in the area was a key element of the case and greatly discussed in the August 11 opinion.

Last winter, Judge Lance Walker’s federal district court ruling mostly agreed with the town and defendant intervenor Charles Sidman and upheld the limits. Those limits had been approved by voters in November 2022 (1,780 to 1,273) and were enforced in summer 2024. An attempt to repeal that decision by bringing it back to voters in November 2024 lost by 65 votes and inspired a recount. The repeal would have been the first step to put in other measures limiting cruise ship visits that were not as strict as a 1,000-day cap.

After the November 2022 vote, pier operators, some local businesses, tour companies, and others brought the town to court. They, as well as the Penobscot Bay and River Pilot Association, argued that the new restrictions violated the U.S. Constitution as well as federal maritime law. It was also argued that the new rules would negatively impact their businesses.

In U.S. District Court in Bangor last year, after a three-day bench trial in 2023, Judge Walker disagreed with most arguments by the businesses and Pilots in a 61-page decision, upholding the town’s new cap.

In January 2025, the federal appeals court in Boston heard oral arguments from all parties involved in the case. Since then, the justices had weighed their decision which came out Monday.

“We largely affirm that ruling in this appeal, although we vacate and remand the portion that rejects the claims alleging that the ordinance violates the negative aspect of the U.S. Constitution’s Commerce Clause, which is often referred to as the Dormant Commerce Clause. We also dismiss as moot the appeal and the cross-appeal, insofar as each takes aim at the district court’s ruling on the one claim— based on an allegation of federal regulatory preemption—for which declaratory but not injunctive relief was granted,” Chief Judge Barron wrote, August 11.

However, the court wasn’t convinced by the Pilots’ Association challenge that the Maine Pilotage Act “‘establishes a comprehensive and compulsory pilotage system in aid of commerce and navigation’ that cannot be reconciled with the Ordinance.” It agreed with the district court’s decision.

It also agreed with Judge Walker’s dismissal of the federal preemption claims made by APPLL and the Pilots’ Association. Those focused on the U.S. Constitution’s Supremacy Clause and reasoned that the claim is not accurate because anyone in Frenchman’s Bay is already in the United States. The anchorage access, it reasons, is not restricted, though the disembarkations into Bar Harbor are.

However, Chief Judge Barron wrote, “In the claim, the plaintiffs and the Pilots allege that the ordinance cannot survive under Pike, in which, as we just previewed, the Court held that if a local measure ‘regulates even-handedly to effectuate a legitimate local public interest, and its effects on interstate commerce are only incidental, it will be upheld unless the burden imposed on such commerce is clearly excessive in relation to the putative local benefits.’”

The Pike Test referenced was established in 1970 by the Supreme Court. Law Shun explains that it is “a legal standard used to determine the constitutionality of state laws that affect interstate commerce.”

It is often used in relation to the Commerce Clause in the U.S. Constitution. That clause allows Congress to regulate the commerce that happens between different states.

Chief Judge Barron wrote, “The district court properly found that the ordinance both imposed some cognizable burdens and yielded some of its putative benefits. But, in concluding that the plaintiffs and the Pilots had not met their burden under the ‘clearly excessive’ standard, it did not appear to account either for the substantial magnitude of those burdens or the potentially marginal nature of the benefits. Nor did it address whether there were possibly less burdensome means of achieving the benefits such as they were. As a result, we vacate and remand for the district court to reconsider the record in applying the Pike test.”

The brief also speaks to the congestion impact of cruise passengers on the waterfront rather than all of the downtown and whether it was substantial to all downtown areas.

“The district court does not appear to have grappled with this divergence between its findings about the ordinance’s seemingly substantial impact on congestion occurring only in the waterfront and the ordinance’s apparent focus on relieving congestion in the downtown area more broadly. For example, the district court’s findings do not suggest either that the ordinance would relieve congestion in more than a modest way in any area of Bar Harbor beyond the waterfront area or that the ordinance’s salutary impact on congestion in the waterfront area would itself have an impact that made the ordinance’s role in achieving the claimed local benefits more than marginal. And, we note, this gap in the findings is manifest even though the district court relied heavily on the need to defer to the judgment of Bar Harbor’s voters in its ultimate Pike balancing,” the opinion reads.

It continues, “To be clear, we do not agree with the Pilots that this concerning divergence renders ‘illusory’ the ordinance’s ‘putative local benefits.’ Nor do we mean to suggest that, if the ordinance solely or principally improved congestion at the waterfront but not the rest of downtown, that the ordinance could not be understood to meaningfully advance a legitimate local purpose. But we do agree with the plaintiffs and the Pilots that the district court’s failure to grapple with the divergence kept it from making a meaningful finding about the magnitude of the benefits attributable to the ordinance. For, while it did find that the ordinance would yield some of its ‘putative local benefits,’ it did not make clear how substantially it would do so.”

The question, Chief Judge Barron writes, is whether or not the ordinance’s burden specifically to interstate commerce is “clearly excessive” compared to the “putative local benefits.”

“And its failure to grapple with disjuncture between the measure’s waterfront-focused benefits and the initiatives broader downtown-focused purpose kept it from addressing whether the ordinance yielded a meaningful reduction in congestion in such a limited area that it did so in a manner that yields only marginal ‘putative local benefits,’” it continues.

It also speaks to the cycling in of passengers on tenders at approximately 149 people at a time in 30-minute intervals.

”The situation at the waterfront is not as dire, then, as one might expect were a high-berth cruise’s full complement of passengers to disembark and come ashore in that area at any single point in time,” Chief Judge Barron writes. “And so, it seems possible—as the plaintiffs and the Pilots urge—that the ordinance’s benefits, both with respect to congestion at the waterfront in the broader downtown area, could have been achieved via less burdensome means, such as voluntary cooperation wtih cruise lines, traffic management, or less restrictive caps.”

Since the district court didn’t delve into that evaluation under the Pike rules, the appeals court has remanded the evaluation to that count.

The vacated judgement, which is focused on the Pike-based claims, returns the case to district court.

“That way, the district court may evaluate in the first instance whether the burdens on interstate commerce here are ‘clearly excessive’ in relation to the ‘putative local benefits’ after doing what it has not yet done. Accordingly, on remand, the district court must expressly account, as to burdens, for the extent to which its findings show that the ordinance (1) restricts the volume of tourists able to reach Bar Harbor by virtue of the ordinance’s cap limiting the total number of passengers disembarking and coming ashore from any cruise ships in a single day, and (2) burdens other coastal towns by reducing the volume of cruise tourism to those jurisdictions. Moreover, as to benefits, the district court must make clear findings regarding the extent to which the ordinance (1) meaningfully advances Bar Harbor’s interest in lessening congestion, with an eye toward whether the ordinance does so in regard to the types of congestion that ultimately motivated Bar Harbor’s residents to pass the Initiative, and (2) produces such local benefits that could not ultimately be achieved through less burdensome means.”


We reached out to the Town of Bar Harbor and Charles Sidman, Monday night, and will update if we receive responses for this story, which had a very tight turnaround. We’ll note any responses both within this story itself and in a note in an upcoming story to be sure that everyone knows.

UPDATE #1: This story was updated at 9 a.m. to include a statement from Charles Sidman.

UPDATE #2: This story was updated at 11 a.m. to include information from the town.

UPDATE #3: This story was updated at 3:18 p.m. to include an additional quote from Charles Sidman.


LINKS TO LEARN MORE

APPLL Argues Cruise Ship Ruling Before Retired Supreme Court Justice

Carrie Jones

Jan 8

Read full story

The recording of the oral arguments is here.

The town’s cruise ship information page for filings in the appeal and the original federal case.

You can read the opinion in its entirety here.


Follow us on Facebook or BlueSky or Instagram. And as a reminder, you can easily view all our past stories and press releases here.

Bar Harbor Story is a mostly reader-supported publication. To receive new posts and support our work, please consider becoming a free or paid subscriber. Thanks for being here with us and being part of our community, too!

Thanks for reading Bar Harbor Story ! This post is public so feel free to share it.

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