As Bridgton’s develops more housing and commercial space, the need for construction material will also grow.

The Planning Board’s docket Tuesday night touched upon all three elements:

1. Review continued on a proposed subdivision at the former Camp Woodlands property off Kansas Road. Initially, developer Geoff Bowley of Woodlands Camp Development LLC of Kennebunk proposed 13 private home lots, along with a 4-acre open space for recreation, as well as a club house facility near the Long Lake shorefront.

Due to concerns regarding wetland and stormwater runoff, Bowley downsized the project to 12 lots.

2. Planners moved closer to final approval of Main Eco Homes’ Lakewood Commons project, which includes apartment buildings totaling 84 residential units, as well as three buildings providing 18 commercial units along with a bowling alley.

3. Finally, a public hearing was held regarding R. Rolfe Corporation’s proposal to develop a gravel pit on North High Street (Map 10, Lot 1A, 3, 4, 5). Rolfe Corp. owns a 239.64-acre tract, and proposes to develop a gravel pit on a 41.12-acre spot. 

The hearing will continue on Tuesday, Sept. 6, at 5 p.m. Planners called for a site walk, set for Tuesday, Aug. 9 at 9 a.m.

Redevelopment of the former children’s camp brought concerns from abutters regarding stormwater runoff, as well as whether the project met minimum shorefront standards. A legal opinion was sought by planners regarding definition and manner of measuring the shoreline.

Developer Bowley opened his presentation Tuesday saying, “My opinion, as the ordinance is currently written, it is vague at best…I am not looking to take advantage of the ordinance…I am approaching it in a fair and logical manner. My process in real estate development is to work with all parties the best I can and within reason, bound within the rules. I feel the application has been transparent and fair.”

Saying he was not interested in a drawn-out argument with the town, Bowley “begrudgingly” reduced the project from 13 to 12 lots, eliminating Lot 9 (1.77 acres).

Tuesday’s hearing was a continuance from a June 7 meeting on the project.

Michael Tadema-Wielandt of Terradyn Consultants pointed out that Lot 9 was located at the “bottom of the loop” (Camp Woodland Road), and other lot property lines would be adjusted.

Planning Board chairwoman Deb Brusini told developers the town could approve the subdivision concept, but could not give final approval until the project received DEP approval/permit.

Several people raised questions and concerns during the public segment of the hearing:

• Richard Shain of Naples voiced concerns about increased boat traffic. The restriction will be one slip per house lot.

• Sean O’Meara sought more clarity regarding a club house at the shorefront. The project calls for construction of a 20-by-32 club house with a parking area for four to five vehicles. The intent is for users to drive to the site and drop off items they may be using, either in their boat or swim area. “The club house is not a full kitchen. The purpose is to get out of the rain, sit on the porch, look at the lake and perhaps have a cocktail. It’s not a destination point, it is designed as an amenity to the subdivision,” Bowley explained.

• Tadema-Wielandt described how “models” were developed to consider stormwater effects/runoff created by the project. Ultimately, the project will reduce the amount of runoff existing today, he summarized.

• While Camp Woodland Road will be brought to town specs, a 30-foot wide right of way to existing O’Meara Lane will be retained. 

Fire Chief Glen Garland noted that the ordinance requires a second (safety) road when a subdivision hits 20 lots. Since the Woodlands project now sits at 12, a secondary access road is not required.

By a 5-0 vote, planners gave preliminary approval.

After “considerable review” and six board meetings, the Lakewood Commons project is in a holding pattern waiting on approvals from DEP (site plan amendment is under review, approval expected in a week or two, according to project consultant Craig Burgess) and Maine DOT (movement permit).

Burgess noted that MDOT will require a sidewalk, which will be reviewed.

Initially, developer Main Eco Homes proposed to use temporary tanks to address wastewater, but decided to wait until the town’s wastewater plan is operational. The project will connect to the town’s wastewater system, which is currently under construction.

Not everyone is happy about the direction of development on Portland Road or Bridgton, for that matter. Linda Arris, speaking on behalf of her mother whose home sits between Main Eco Homes developments, told planners “Bridgton is not designed to be Windham or Portland, but it’s what everyone seems to want now. My mom is on this little tiny island…It’s not a wonderful life for my mother because what I consider too much (development) for this little town.Bottom line, money and power, it is what it boils down to really. I don’t like what I see. I hate what I see is happening to this little town. When does it stop?”

Brusini pointed out that planners give “no preference or bias” to any applicant, and judge projects on whether they meet town standards as listed in various ordinances.

Planners gave final approval pending DEP’s report, which the board will review to be sure “nothing has changed” that they would need to address.

With development of homes, commercial buildings and roads, the need for gravel is increasing, one reason why Rolfe Corporation is looking to develop a pit.

In its application, Rolfe Corp. noted:

• The life span of a gravel pit is between 40 to 50 years. While the site proposed to be developed as a pit is 41.12-acres, permitted use will be 10 acres used at one time, meaning portions of previous acreage will be reclaimed as the operation moves to other portions of land. Under the proposal, there will be six phases.

• Mineral extraction is a permitted use in the rural neighborhood district.

During the public comment period, many people either in-person or via Zoom raised concerns about the effects of dust to nearby property owners and nearby waterbodies such as Sawyer Brook, which feeds Kezar Pond and Moose Pond.

Bob Pelletier of Knights Hill asked how many trucks per day would be coming and going from the pit? The number of “trips” is projected at 40 to 60 max. Pelletier noted that “speeding is becoming a problem” in that area.

Debbie Ogle of Kezar Heights encouraged planners to strongly consider “quality of life” of people paying taxes and importance of protecting the area’s greatest resource — the lakes — over letting businesses expand.

Dana Hall of Arrowhead Road emphasized that Knights Hill is a “neighborhood not an industrial area,” and pointed out that unlike other development such as a subdivision, the gravel pit is “destructive to everyone around it.”

Brusini noted that the town is currently working on its Comprehensive Plan and encouraged people to give the committee input regarding how Bridgton should proceed into the future.

Several people talked about noise impacts.

Ken Ives felt “it is alarming” that a gravel pit be situated close to Sawyer Brook, which feeds Kezar Pond.

Scott Frame of Hio Ridge Shore South encouraged planners to contact Lakes Environmental Association — an “independent view” — to gauge what impact this project could have on local waters. 

Brusini agreed, feeling an independent study on both noise and dust be commissioned.

She added that if others would like to comment on the project, they can submit written material to the board.