By Wayne E. Rivet

Staff Writer

While engineer Norm Chamberlain claimed the major thrust to redevelop the existing Lil’ Mart convenience store site “is really all about the store,” Bridgton planners primary concern remains the number of gas pumps proposed for the Portland Road project.

A continuation of a public hearing regarding Nouria Energy’s expansion project was held on Tuesday, June 7.

The company proposes to expand its gas fueling island to include 10 units, resulting in 20 pumps with an additional pump unit serving diesel located to the left of the site.

The new retail space at 443 Portland Road calls for a 60-by-100 foot structure that will house both a convenience store, as well as Amato’s with 12 inside seats. The building will also be equipped with a drive-through area.

Chamberlain, a PE with Walsh Engineering Associates of Westbrook, informed planners that no changes had been made to the project layout, but landscaping at the front of the site had been upgraded to include more trees along Route 302.

“Internal” discussions regarding the size of the project, after citizens expressed concerns at the May meeting, had taken place with Nouria officials, Chamberlain noted. When asked to rationalize increasing the number of pumps, Chamberlain said, “It’s because we have room for that. If we were to make this development smaller, about all we could do is chop off the canopy and have fewer pumps. The regular layout of the site is really designed around the 6,000 square foot building, which is what they (Nouria) are settling on for convenience stores.”

Chamberlain noted that the bigger store allows for more room for product display and bigger aisles.

A reason for a bigger fueling facility is the ever increasing traffic on Route 302, which Nouria hopes to “capture” with its expanded fueling and bigger store.

John Adams, a Traffic Engineering consultant, cited Maine Department of Transportation data that places average daily traffic on that stretch of Route 302 around 8,000 vehicles per day. In the summer, “it bumps up quite a bit,” he added. 

MDOT classifies roads as three types — Type 1 is urban commuter (very little seasonal fluctuation), Type 2 is arterials and commuter routes (moderate seasonal adjustments) and Type 3 is recreational/vacation routes (tend to fluctuate substantially throughout the year). Route 302 and Bridgton is Type 2 and 3, moderate to high seasonal fluctuations. Summer traffic flow here goes up between 40 to 50%.

“302 summer traffic explodes,” Adams said. “Other times of the year, there are small increases.”

Chamberlain noted that the rationale of developing a larger pump facility is that it allows more motorists to fill up their vehicles, go inside the store to purchase other items without creating a wait line, which happens at other stores in town.

Planning Board Chairwoman Deb Brusini noted that the board received two letters — one from John Tevanian of Bridgton Drive-In, who informed planners he is satisfied with Nouria’s lighting plan, while the second was from Kevin Raday, who questioned whether certain material had been submitted.

Brusini said the board had considerable information regarding the project, some of which the public may not realize had been turned in. She pointed out that the public can always request a copy of the full application, either electronically or by visiting the town office.

When the public, both in-person and via Zoom, were given the chance to pose questions, long-time resident Bob Mawhinney asked whether the redeveloped site would also serve as an overnight truck stop?

Chamberlain said, “No.”

“We have worked very hard in this town to keep this a small-town environment… We want to keep it a nice town. Take a closer look what people are doing to this town (outside influences). Let’s try to keep it as long as we can,” Mawhinney said.

Chamberlain pointed out the new design would create better access for trucks.

Planner Dee Miller asked that signage be installed noting there is no “overnight” parking.

“Don’t start imposing conditions quite yet,” Brusini countered.

While Miller continued, “We have a strong idea what we want our town to look like,” Chamberlain responded, “What Nouria wants is what we’ve designed. It fits on the site, there’s nothing in the ordinance regarding size of things, and it is what their business model is — looking to capture substantial traffic that goes by the site.”

If technology changes in the future, Nouria could change out fuel pumps to electric charging stations, Chamberlain added. “It is really all about the store,” he said.

Planner Ken Gibbs sensed the development team had carefully looked at the Land Use code, but “out of curiosity,” Gibbs wondered if they had read Bridgton’s Comprehensive Plan?

“We did not,” Chamberlain answered.

“You are bringing Nouria’s business model for this lot, did you give any some consideration to the town’s model, the town’s idea as to what itwants to be?” Gibbs responded.

“So, you’re saying Nouria is not a fit for the town?” Chamberlain questioned.

Gibbs answered, “It may be like trying to fit a size 12 foot into a size 10 shoe. Nothing wrong with either the shoe or the foot. They just don’t fit. The Comprehensive Plan is one thing we have to consider. It has lots of statements of what the 302 Corridor should look like.”

Chamberlain said his group will certainly take a look at the Comp Plan.

To clarify Gibbs’ comments, Brusini read the standard he cited, “The proposal is consistent with the town’s Comprehensive Plan.” She added, there is an outer corridor district with policies.

Planner Rolf Madsen said the Comp Plan looks to preserve the character of the town. 

“I look at this, a typical gas station has eight dispensers; here we’re going to have a gas station that three times that. This is so much larger in scale than anything we have in town. If we are trying to keep to the Comprehensive Plan, 

keep the character in place, we need to consider this. A number of people have said they are not against the gas station, they are against the size. That’s my concern,” Madsen said. 

As a business owner, Planner Dan Harden has been to many gas station/convenience stores. He likes the idea of being able to gas up and run into the store to buy a few items without creating a back-up of motorists waiting to get to a limited number of pumps.

“I’ve been to gas stations in towns that were an absolute mess,” he said. “The Comp Plan talks about keeping to the size and scale of town. Look at businesses and what is going on in this town. We have buildings like this that have been approved.”

Chamberlain pointed out that a traffic study is being done, and will be reviewed by MDOT.

“We realize there are traffic issues and we plan to address those issues,” he said.

Adams added that the project will be discussed at a MDOT scoping meeting, which is open to the public and town officials, set for the end of June or first of July.

Brusini asked whether Nouria might consider alternative designs, such as a peak at the roof line above the entry doors (which was used at the Oxford store) to make the look more compatible to Bridgton.

Mike Durant of Nouria said, “We could entertain some other roof-line design,” but he didn’t notice guidelines in the Comp Plan to match the design with the corridor or neighborhood, businesses on Route 302.

“Could you come back with a design that meets what your company needs but gives it more character? If you could enhance it within your company’s guidelines, it could address some of the community’s concerns,” Brusini said.

Gibbs cautioned developers when they attempt to make comparisons regarding compatibility. “If you are using the business across the street (Macdonald Motors), it is grandfathered. It is not the most perfect example for compatibility.”

Brusini countered, “It doesn’t make the distinction if it is grandfathered or not. When the Comp Plan was written and the Land Use was written, we took into account what was already there. Mr. (Bill) O’Connor catalogued every building in the town. I would caution on that. The Comp Plan should be looked at as a whole — as policy not a standard. We have several descriptions of the outer corridor.”

Planners left the public hearing “open” since Nouria will be turning in more evidence including the following requested information by the board:

• Written summary about traffic counts

• Further rationalizing the size (number of pumps)

• Update traffic study

• Rationale how meet or modify the setbacks

• Explore “with the powers that be” flexibility regarding commercial design (look at outer corridor standards).

Planners will take up the Nouria project at their Tuesday, July 5 meeting at 5 p.m., and hope to start the deliberation phase.