By Wayne E. Rivet

Staff Writer

It seems these days for the Bridgton Planning Board, a public hearing rarely lasts just one night.

Public interest in a proposed solar farm and a senior living center, both off North High Street, resulted in numerous questions to applicants via the Monday, May 24 Zoom meeting.

Engineer David Albrecht informed planners that the North High solar farm plan had received a significant change when developers were notified that a potential vernal pool did not exist, thus enabling them to “slide” the array “quite a bit” to the south. The move, Albrecht noted, achieved several positive results:

1. The array is now 356 feet from the northwest property line; and even greater distance to neighboring homes.

2. Reduce the length of the access road. The road will be outside the fence line, enabling better fire department access to the site. Before, the road was inside the fence.  

3. Equipment area moved to south about same distance.

4. The change results in the elimination of four to five utility poles.

The plan calls for a fenced area of about 18.82 acres, and 19.98 acres will be cleared.

“We felt this was a really good change — typography better (slope face due south, not as south western, place racking closer together/north slope farther apart), further away from neighbors, cost savings, roadway outside of fence area for fire protection,” Albrecht said.

Planner Ken Gibbs asked what the grade of the access road would be? Albrecht said the range is 1 to 10%.

The engineer addressed questions raised by abutters regarding noise levels. By sliding the farm plan more south, Albrecht said a noise study showed that the project “won’t add noise at all, it will be below ambient levels.” Some homes will be 1,100 to 1,758 feet from the solar farm.

Because sound is a major concern of abutters, Planner Greg Watkins asked whether measures could be taken to mitigate noise.

In nine years working on solar projects, Albrecht said just two cases surfaced which fencing or a cinder block barrier were used to mitigate noise, and in these cases, the abutters were 100 feet from the property line.

Planning Board chairwoman Deb Brusini recently stopped at a solar array off Route 26 in Oxford (Albrecht noted that array was one of his company’s projects, and is a “little larger” than the Bridgton proposal).

“It was quiet, I couldn’t hear anything,” Brusini noted. “It’s a different situation, there’s more background noise. I’d say the inverters were 500 feet away.”

Resident Ken Ainsley of White Mountain Way voiced his concerns regarding fire protection. He noted a recent forest fire in Brownfield, which burned 12 acres and “wasn’t discovered until a private pilot saw smoke.”

While he appreciated the changes in the plan, Ainsley is concerned that the access road does not surround the facility, it only extends along the west side of the array halfway. He also questioned why the roadway was trimmed to 14-foot width, not 20 as the standard calls for.

Brusini noted that the Fire Chief has the authority to approve a lesser width or call for additional requirements.

“I take all these projects seriously and make best recommendations,” Frie Chief Tom Harriman said.

Chief Harriman clarified the Brownfield fire situation, noting that he responded to that call. The fire was first reported by Brownfield’s Fire Chief, who smelled smoke and figured where it was coming from. Yes, a pilot did notice smoke and the “Fire Chief got in the air, located the exact location,” Harriman noted. 

Response to the blaze using “4-by-4 apparatus” was quick, and by the time Harriman arrived at the scene, the forest ranger reported that it was “pretty much taken care.”

“Every fire is different. The fuel situation is different. A brook area was used as a water source,” Harriman said. “The Fire Department wants the grass clipped around the solar panels to eliminate a fuel source, and have a sand buffer near fence.”

While Harriman strives to stick to the national fire code that calls for 20-foot width roads, sometimes due to various circumstances, that standard can’t be met. 

“I always try to suggest it. Working with the developer, the situation needed to narrow to 14 feet in a certain area. They agreed to create pull off areas, which make it palatable to me,” Harriman said. “Some intown roads measure 18 feet wide. If you get dump trucks up there to make the road, we’re able to get fire trucks up there.”

Harriman added that safety is always the top concern regarding any project or development. 

“But, you can’t always be 100%. I feel the developer made our recommendations as close as possible. This is not a housing development, where people could be hanging out of a window because of a fire. It’s not dynamite factory. Solar farms historically don’t cause fires,” he said. “Where abutters live, at the top of mountain ridges, are dangerous places to live. We love our views, and we build in places that probably we shouldn’t because it can be challenging fire suppression.” 

If a fire did start in the solar farm area, Harriman said fire crews simultaneously would be sent to areas where residential homes exist.

Lakes Environmental Executive Director Colin Holme pointed out that the solar farm application lacked a phosphorus control plan, noting there is a difference between a phosphorus vs sediment plan. He said large developments, such as solar farms, do effect lake quality (phosphorus from roadways), if not addressed.

“To my knowledge, there is no water ways, no lakes at risk, not within shoreline, half mile from Kezar Pond; not in a flood plain,” Albrecht said. “I’ve been involved in close to 30 solar projects in Maine, and not been asked by DEP for a phosphorus loading calculation. All remain vegetative except the road, which is traveled on a couple times a year. I’m not sure need to submit something. The Winthrop project is a little larger (30 acres) and up against a public water supply, 1000 feet from it, and it was not required. Could we do one, yes; it would tell you nothing.”

Holme disagreed noting that a change in the forest to a mowed field presents a chance for phosphorus loading. He then noted that when Albrecht presented a solar farm proposal in neighboring Waterford, a phosphorus plan was done. Holme is a member of the Waterford Planning Board.

He added that the proposed Bridgton site is in the Kezar Pond watershed, while another proposed solar farm on Chadbourne Hill Road is the Long Lake watershed, and will also likely need a phosphorus plan.

Planners voted 4-0 for the developer to conduct a phosphorus study. They kept the hearing open until the calculations were submitted as part of the application. 

Another question raised was how equipment would be disposed of if the farm is decommissioned. Would panels go to the transfer station, and is that facility capable of handling the items?

Albrecht said panels would be removed and refurbished (a gain of $25 per panel), while inverters could also be reused. Metal racking, fencing and cable all have recycling value. In the end, Albrecht sees revenue being generated by recycling materials.

Planner Gibbs wondered if the proposed farm would have just a 20-year lifespan?

Albrecht said the panels are guaranteed to generate energy for 30 years. Whether newer, larger panels could be used in the future is questionable since new racking would be needed as well as a new service agreement with Central Maine Power.

The current arrangement with the property owner calls for a 20-year lease with four 5-year extensions; full extent lease 40 years. Albrecht said panels could be replaced as needed but can’t exceed size approved by CMP.

Up next will be planners’ deliberation on the solar project at a June meeting.

Senior Living Center

Part 2 of Monday’s 3 ½ hour session was presentation, questions and answers regarding the Woodlands Senior Living Center on North High Street. 

Presenting were Lon Walters and Eliot Thayer for Woodlands.

A site walk was held at the site, and one question tackled out of the gate was whether a stream that runs through an abutting property and likely crosses where the driveway to the proposed 48-bed facility would place part of the development in Stream Protection.

Thayer pointed out that the stream’s location is incorrectly positioned on a town map. The stream is “well to the south-east side of the property.” Thayer also pointed to a USGS topographical map and a national wetland map to back his position.

LEA’s Colin Holme confirmed Thayer’s claim, “The stream isn’t on the property.”

Code Enforcement Officer Brenda Day added that the town map was created by LEA. “If he (Holme) says it’s wrong, it’s wrong.”

Walters gave a brief presentation about the project noting:

• Woodlands is family owned and operated business last 40 years

• It has nine facilities, housing 700 residents

• The Bridgton project calls for 48 bed memory care, DHHS residential care facility; 50% of residents will be eligible for MaineCare subsidy

• If approved, construction would start this summer, and be completed by fall 2022.

Thayer outlined a few more features:

• The facility would also include a 10 to 12-person outpatient service

• Facility would be on the municipal water system; a fire hydrant lower left corner and an additional one up near the building; two onsite septic systems

• An abutter raised concerned regarding her dug well in relation to the septic systems; the well is 250 feet from the system, meeting standards

• Exterior lighting fully shielded, directed downward, no light pollution

• Driveway entrance approved by DOT; parking for 20 visitors and guests; back left parking area for 22 staff and outpatient spaces

• Traffic report application; no significant traffic impact

• Total developed area 4.6 acres.

Abutter Michael Sanborn, who purchased his property 8 to 9 years ago, told planners that there is significant water runoff in that area and he hopes that the planned filtration system “is going to work.” He also had concerns regarding parking, and the impact on the neighborhood.

“I was disappointed that the zoning was changed in that area,” he said.

Abutter Jill Sanborn raised concern regarding how a large facility will affect water pressure. She also asked about the construction schedule, impact on property values and loss of privacy. She also wondered, after checking out the company’s website, whether there might be additional construction phases to enlarge the facility? 

Walters pointed out that the closest setback requirement is 10 feet and the  closest part of the living center building to the Sanborn property is 400 feet of separation. He added that the project will have three propane tanks, 1,000-gallon tanks, buried.

Construction will take 12 to 15 months; work five days per week, occasionally Saturday if there are special circumstances.

Walters also wanted to clarify the “outpatient” service mentioned.

“What we have is portion of building set aside for a day program; people living at home, but need a break and benefit them socialization as well, space for up to 10 people at a time; little kitchen and living area, house like, staffed, in same building, but separate piece of the building; separate license DHHS, not complicated, meet space and staffing requirements, much like do in bigger residential area,” he said. “As to whether we would use the facility for other purposes, we’re not going to use it for anything else. We couldn’t do drug rehab with our licenses; close out and apply different kind of license; look up on state website, ENMI Level 4 residential care facility, memory care, describe fully what facility is; couldn’t do drug treatment under the license we operate under.”

As to whether there is a Phase 2 or 3? “Today, we don’t have a Phase 2 plan,” Walters said.

Milly Howe of Bridgton spoke highly of the care Woodlands provides after having family members (mother and father) reside at another company facility because is no living center in the Lake Region.

“We drove 2 1/2  to 3/12 hours to Hallowell. The facility is awesome. They took me in when my parents were there; dad died in my arms; thank you from the bottom of my heart; they became my family because I had to be up there; there is nothing here where I could put my parents in their 90s in their last days; they housed me; two different rooms; I became their family; I so appreciated it; my whole family appreciated that I was safe; that facility is family oriented; they love old people; they love their workers; they were all a family,” she said. “There are people still traveling day and night because there is nothing here…I thank you for having a place here for your parents be able to stay here.”

Milly’s husband, Robert, echoed her thoughts.

“Care and comfort is important to all of us; grateful for the care they got there; I believe Maine has the oldest average population in the nation. Many people coming to Bridgton are in their 60s, and it won’t be long that they will need facilities; this will be a wonderful addition to the town,” he said. “We came to Bridgton 53 years ago. Upper Ridge had four other families; we moved to Middle Ridge and have been there for 48 years, mile and half long, four other families; do I wish it was like 48 years ago, that’s unrealistic; Bridgton is a destination; Bridgton is going to grow; it’s up to you folks to make sure it grows properly and take care of those old and young.”

David Goldman, who was representing abutter Victoria White, noted to planners that she had the concern regarding her well and its distance to the proposed septic system.

“She is satisfied what she heard, and has no concerns now,” he said. “She is supportive of project at this point.”

Mary Shorey, who lives across the street from the proposed living center site, voiced concerns regarding traffic, especially motorists who seem to ignore the posted limit on a regular basis.

Planners did raise concern regarding no buffer between the facility and the Sanborn residence. Planner Gibbs said during the site walk he could clearly see the Sanborn’s house from the development site. He asked if some type of buffer, trees or fencing, could be used.

Walter said he didn’t see anything in the ordinance about a buffer; there is no parking lot there, just a residential building, “I didn’t think a buffer applied,” he said.

Brusini said planners do consider development’s impact on abutters and consider ways to mitigate it.

“We decide whether an abutter is affected in a way that demands some mitigation,” she said.  

Planners asked what will happen to the home that sits in front of the proposed facility? Walters said it will be used as a temporary office during the construction period, and then a residential use after.

More input is expected at the June 29 meeting on this project.

In other business

• Planners voted to hold a site walk at the proposed Chadbourne Hill Road solar farm on Sunday, June 27 at 10 a.m. The walk is open to the public. A hearing will be held on Tuesday, July 6.