By Wayne E. Rivet

Staff Writer

How big is too big?

Size of a proposed redevelopment of the existing Lil’ Mart convenience store and gas station on Portland Road was a prevailing issue during Tuesday night’s Bridgton Planning Board public hearing.

Nouria Energy Bridgton LLC (Worcester, Mass.) proposes to expand its pump island to include 10 units resulting in 20 pumps, as well as additional pumps to the left of the site for diesel. The new retail space calls for a 60-by-100 foot structure that will house a convenience store, as well as an Amato’s. The building includes 12-seats inside for the restaurant, a drive-through and three four-seat tables for dining outdoors.

Norman Chamberlain, PE, of Walsh Engineering Associates of Westbrook provided an overview of the project, while Michael Durant of Nouria Energy, who serves as a Construction Permitting Manager, answered questions posed by the public and planners.

Nouria owns three parcels totaling 9.93 acres (433,085 square feet) with approximately 400 feet of frontage on Portland Road. One parcel (1.58 acres) is “largely developed with an existing convenience store and a fuel delivery business toward the back” while the other two lots are “largely undeveloped” — one parcel to the right is 1.31 acres, the other is to the back side (7.04 acres) stretching to the left.

Immediate abutting properties include (to the left) the former First and Last Resort site and (to the right) the Fradolika LLC (Denmark) site.

Other elements to the project:

• Parking, 25 spaces: 12 spaces in front of the convenience store; parking spaces to the right of the building, which includes 2 spaces for future electric vehicle charging station; 2 truck spaces at diesel and high-speed DSL dispensers to the left of the building; 4 truck spaces in the back portion of the property.

• Drive-through line can accommodate 10-12 vehicles.

• Storage tanks for kerosene (4,000 gallons), diesel (15,000 gallons), RUL (10,000 gallons)/Premium (10,000 gallons), and RUL (20,000 gallons).

• New water well at the northeast corner of the site.

• Two retaining walls, “not more than 6-feet high,” will be used.

• Underground chamber/filter system will be used for stormwater drainage and phosphorus removal since the site is in the Otter Pond watershed.

• Property is in the Outdoor Corridor District, which allows for convenience stores and gasoline stations.

• Other permits being sought: Maine Department of Transportation traffic permit (application submitted, but no scoping meeting scheduled at this point); DEP stormwater permit (still waiting for a pre-application meeting).

Once Chamberland completed his overview, Bridgton Planning Board chairwoman Deb Brusini allowed for public questions. Via Zoom, resident Donna Joss felt the proposed project had not been “adequately advertised” to alert the public regarding this sizable redevelopment. Joss felt the proposed fuel station is more “turnpike-style refueling” and “not very attractive.”

“I don’t think it is suitable for Bridgton,” she added. 

Joss questioned why “proposers put something this enormous in a small town?” which seems to go against the direction of Bridgton’s Comprehensive Plan.

Brusini clarified that the proposal was “properly advertised” in the newspaper and additional information (as mentioned in the ordinance) could be found through the town office. She noted that planners had sought additional information and a map diagramming the project (which was shown by the developers Tuesday night).

Planner Ken Gibbs wondered whether the map should have been included in public notices, thus giving the general public a better visual regarding the proposal.

Resident Don Gooding has favored Bridgton adding to its business base, supporting the arrivals of McDonald’s and the future Memory Care facility being built on North High Street, but “the scale of this and look reminds me (of the facility) just off the turnpike in Auburn. Near a turnpike, it’s a good fit, but it’s not a fit or look we’re trying to achieve in Bridgton.”

Gooding expressed concerns about traffic, wondering if at some point a traffic light will be needed along that stretch of Route 302.

In regards to the facility’s size, Chamberlain said, “Size is based on what Nouria feels the need is (based on market study) — that’s what drives the size of these things.”

Whether a traffic light or some change in the travel lane pattern are aspects discussed during scoping meetings with MDOT, Chamberland added.

Planners raised the question whether Nouria might include New England features such as a dormer or stone work in its architectural design.

“How does it meet local design standards? There’s no architectural distinction at all,” Planner Dee Miller said.

Durant said all colors and architectural features “are a branding design unique to Nouria.” To include a local feel, art work depicting the community is part of the interior design, Durant said.

“The building looks sharp, very nice,” Durant said. “The size is similar to new convenience stores plus food service. The Amato’s operation requires a certain amount of space to efficiently serve customers, and not have long lines and cause traffic back-ups onsite.”

Resident Deb Lyons questioned whether a town this size warrants that many pumps?

“It doesn’t appeal to me for a small town,” she said.

Planners then took their turn to pose questions and request more information for the next meeting.

Planner Dan Harden asked about lighting, and Chamberland noted that a majority of lighting will be part of the pump island canopy. Perimeter lighting will be LEDs.

Planner Rolf Madsen requested additional information on traffic impact, area gas needs (how often will tanks need to be refilled) and effect on the neighborhood.

Brusini kept with the size concern, noting “size impacts other standards; how it fits in the neighborhood, landscaping, buffering. The sheer size impacts other standards.”

“It feels like the size fills up the space…it is designed to use the two parcels,” Brusini added. “I’d be interested in seeing the marketing study…It feels oversized.”

Madsen agreed, “My initial reaction is it is too big; maybe you consider reducing the size.”

Another question was how many employees will be at the store/restaurant and parking spaces needed for them. Typical staffing was estimated at 10 to 12 per day. “More business, staff goes up,” Durant said.

Chamberlain pointed out “we have a lot of parking for a small building.”

The convenience store and gas pumps would be open 24/7. Daily hours for Amato’s remain uncertain, at this point.

Brusini asked developers to include a “good narrative” regarding septic expansion.

Miller asked if any study is planned to look at potential impacts from the existing operation?

During construction, onsite soils are tested, and impacted soils are removed and disposed of according to state and federal regulations. If the town wishes to receive any report regarding soil conditions, planners could create a condition of approval that such tests results are forwarded to town officials.

Chairwoman Brusini concluded the session (the public hearing remains officially “open” and will reconvene when the project is placed on an upcoming agenda, likely June 7) by reading a list of information requests.