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Serving Bridgton and the surrounding towns of Western Maine since 1870. Vol. 145, No. 42
28 PAGES - 4 Sections
Bridgton, Maine
October 16, 2014
(USPS 065-020)
Weather . . . . . . . . . . . 4D
www.bridgton.com
SEVENTY-FIVE CENTS
Study: Bridgton can support national hotel
By Gail Geraghty Staff Writer A study commissioned by the Bridgton Economic Development Corporation has concluded that the town needs, and can support, a nationally-branded hotel — one that could add another $3 million a year to the local economy. A 65- to 75-room hotel, such as a Best Western or other such recognized name, would ideally have a conference room/banquet space, interior corridors, an exercise room and an indoor pool, concluded the study by PKF Consulting USA. BEDC President Skip
Sullivan told Bridgton selectmen Tuesday the BEDC chose PKF in large part for its comprehensive review of multiple relevant hotel-related databases. The firm is one of the three top researchers in the country of the hospitality and tourism industry. He said the BEDC hired PKF in March, and the firm recently released the 65-page study, which will be posted soon on their website, www. bridgtonedc.com. Their study analyzed existing and potential future supply and demand in the lodging market, which involved site visits to the area, interviews with local business and government leaders,
conversations with operators of potentially competitive lodging and banquet facilities, and individuals familiar with development patterns in Bridgton, as well as other market research. “The conclusion of this PKF Consulting study was a resounding yes — Bridgton could indeed support a hotel,” Sullivan said. Such a hotel would supplement, not supplant, existing lodging housing in town, he added. “A rising tide lifts all boats,” he told the board, in response to a question on the impact a hotel would have on Bridgton’s current motel and lodging accommodations.
A press release issued by the BEDC reiterated the points made by Sullivan at Tuesday’s meeting: “The lack of a hotel in Bridgton forces many people visiting the area on business or vacation to travel to Portland or the Conway area to find accommodations. Because travelers and those unfamiliar with an area use the Internet to find lodging, a nationally-recognized hotel brand with interior corridors was recommended and positioned between what is called limited and select service. “As the name implies, limited service hotels provide a minimum of services, such
By Gail Geraghty Staff Writer When the final public hearing was held Tuesday on Bridgton’s Comprehensive Plan, there was only one comment, by Selectman Bob McHatton, who wanted residents to know that the plan was not, in itself, a zoning ordinance. And in fact, the proposed update to the 2004 Comprehensive Plan that voters will either accept or reject on Nov. 4 carefully avoids the “Z” word, as some in town refer to zoning. It refers instead to a recommendation to create seven “designations” that would become part of a “Future Land Use Plan.” It recommends the
creation of seven identified areas — a Downtown Village Business District, Downtown Village Neighborhood, Inner Corridor, Outer Corridor, Outer Village Neighborhood, Lakeside Neighborhood and Rural Neighborhood. The creation of such areas under a new ordinance would still need voter approval at Town Meeting. The map in the Comprehensive Plan is “not a zoning map,” the plan states, because its boundaries are general. However, the plan goes on to say that “The map and associated plan will help guide development of the management plan, future zoning, other land use measures and the capital investments program.”
So why all the reluctance to use the word zoning? The answer lies in a short history lesson. Looking back over old issues of the Bridgton News, it’s not hard to see why folks in Bridgton get a bit twitchy, even now, talking about zoning. Forty years ago, when the town took its first steps at taking charge of its own growth and development, Bridgton’s first Zoning Ordinance was a flawed experiment that ultimately backfired. In the mid-1970s, the debate over zoning was such a hot topic that posters, buttons and even a parade and a competing newspaper sprang up in order to repeal it. Back then the notion of
land use regulation was still in its infancy. The state’s Shoreland Zoning Law and Plumbing Code were the only tools the town had; the town’s Site Plan Review Ordinance and Subdivision Ordinance still hadn’t been written, and sewage still flowed freely into Stevens Brook. What happened In 1971, voters at the March 1 Town Meeting narrowly-enacted a new townwide Zoning Ordinance, establishing residential, commercial and industrial zones. The vote was 285-278. The ordinance was amended on By Gail Geraghty May 29, 1973. A Building Staff Writer Code was enacted on March Late taxpayers in Bridgton 5, 1973, and it, too, was cannot be penalized by denying them a building permit, ZONING, Page A Selectmen have learned. Months earlier, the board had discussed imposing such a condition as a means to collect back taxes. However, a legal opinion came back from the Maine Municipal Association strongly discouraging the board from taking such action, even if an ordinance was written to authorize it. “For one, there is no obvious rational relationship (as there must be for an ordinance to be legal) between the collection of property taxes and the legitimate objectives of land use regulation, such as promotion of orderly growth and development, protection of neighborhoods and property values, and preservation of the environment,” wrote Amanda Meader, MMA
Short history of Bridgton zoning
as a complimentary breakfast to compensate for the lack of a restaurant, little (if any) meeting space, and few other amenities. For Bridgton, however, it appears appropriate to have a hotel that does include meeting/event space to accommodate recognized local demand, a business center within the lobby, an exercise room with cardio equipment and free weights, and an indoor pool. These factors result in a hybrid type of property positioned between limited and select service.“ The study results recommended a hotel with 65-75 rooms, and between 2,400 and 3,000 square feet of meeting space to accommodate a 200-person banquet event. It further projected that such a hotel could expect to have an annual average daily occupancy of 59% and command an average daily room rate of $133. When stabilized, the hotel could expect to fill approximately 14,000 room nights a year. The annu-
al gross receipts from room bookings alone are estimated to approach $1.9 million and another $200,000 from the banquet facility, creating a significant number of new jobs. Other data suggests that a new hotel would also increase the traffic with other local motels, B&Bs, and other local businesses for purchases of goods and services. Other studies of spending by hotel guests on items such as meals, gas, gifts, and general spending while staying at a hotel show a spread in the resulting multiplier effect of between one and two times the amount spent on lodging at the hotel. Such spending could, therefore, reasonably add another $3 million or more to the local economy annually. The release states: “It is the BEDC’s position that a new hotel could provide significant economic vitality to Bridgton. The dollars spent HOTEL, Page A
Town can’t deny permits to tax scofflaws
Staff Attorney, quoting from an article to appear in the November issue of the Maine Townsmen. “For another, there are already adequate legal methods for enforcing the collection of delinquent taxes, especially real estate taxes (recall the automatically foreclosing statutory lien, see 36 M.R.S.A. §§ 942-943),” states the article. “Besides, in some cases there may be a perfectly legitimate reason why taxes remain unpaid — for instance, a bona fide dispute over ownership of the property or its assessed value.” The article continues as follows: “While we know of no Maine case law on point, we’re doubtful that the issuance of land use permits can be conditioned on payment of property taxes even if an ordinance purported to authoPERMITS, Page A
Casco to hire PT position
They climbed in their honor
By Wayne E. Rivet Staff Writer Carmel Collins is always looking for opportunities to “bring real life experiences” to the classroom. This August, she “stepped” into an incredible project. While waiting for the start of the 5K Race for the Fallen in Brunswick, she noticed Marines were handing out small, little white notices promoting The Summit Project. Carmel took one. “It was about carrying stones dedicated to the ‘fallen.’ I like to hike, and thought it would be awesome to hike with a purpose,” the Lake Region High School teacher said. “Then, I thought maybe some students might be interested, and then my mind jumped to maybe our ‘Academy’ — the Visual and Performing Arts — might be interested.” Collins and fellow runner/teacher Linda Davis created a mini six-week lesson involving The Summit Project and opened it to 18 students. Twenty-one were interested, so they slightly expanded the project. The Summit Project was created by United States Marine Corps Major David J. Cote, of Bangor, in 2013. According to his website, “The Summit Project, a 501(c)3 service organization, is a living memorial that pays tribute TO THE SUMMIT of Pleasant Mountain went LRHS to the fallen service members from Maine who have died students, teachers and others as part of their Summit Project. (Photos by Nicole Fox) THEY CLIMBED, Page A
By Dawn De Busk Staff Writer CASCO — The Town of Casco has put the word out about a part-time job opening in its town office. Three years ago, people did not want to budget this position but, late last month, it was supported by the majority of residents at a Special Town Meeting. In fact, not only did people testify that it was a muchneeded position, but also one person thought it might be wise if the job expanded into a full-time position in the future. The approved part-time position will provide clerical assistance to only the Town Manager and the Code Enforcement Officer.
Also during the meeting, voters backed the adoption of amendments to four land-use ordinances. Two of the ordinance amendments put such an equal gap between voters that the moderator called for a recount. One of more debated amendments, which passed 28-18, will bring setbacks for wetlands from 130 feet to 75 feet. This only applies to certain sizes of wetlands, and does not change Shoreland Zoning laws. According to Casco Town Manager Dave Morton, those amendments became “effective immediately.” However, any applications that fall into the changed sections of the land-use ordiPOSITION, Page A
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