By Wayne E. Rivet

Staff Writer

Matthew Walters sees Bridgton as a nice fit for a 48-bed memory care facility.

But, the numbers need to work.

Walters presented a revised tax increment financing (TIF) request to selectmen via a Zoom meeting Dec. 8. 

The project proposed by Woodlands Senior Living of Waterville would bring “a high-quality environment and care not exclusive to those that can pay,” Walters said. The 48-bed specialized residential care community would serve individuals with Alzheimer’s disease and related memory impairments. Walters noted that 30 beds would be dedicated to serve individuals receiving MaineCare subsidies, and 18 would be available for residents paying with private funds.

“We believe the project will be a vital resource to not only the elderly individuals living with memory impairments in the Bridgton area, but also their loved ones,” Walters said in a memo to the town. “Indeed, there are no purpose-built memory care facilities anywhere in or close to the greater Bridgton-Lakes Region.”

Woodlands Memory Care would be built on a 17-acre site off North High Street. The company has signed a purchase and sales agreement on two parcels, contingent on Woodlands Senior Living receiving TIF approval.

“It is not economically feasible without a TIF,” Walters told selectmen. “We believe it is a win-win for the town and our organization.”

Walters understands there needs to be an “equitable balance” when it comes to terms of the TIF. The new proposal is “consistent” with projects Woodlands has done the past few years, Walters said.

“It meets our needs and the towns, as well,” he said.

To offset development and construction of the facility, Walters said it is imperative that the company receives high returns in the early years of the agreement. The new proposal calls for 85% of the incremental tax revenues be returned to Woodlands years 1 to 15 — meaning Bridgton receives 15% of the tax amount. In years 16 to 20, 100% of tax revenues go to Bridgton for its Development Program.

TIFs can be pushed out to 30 years in length, but Walters feels 20 years is sufficient. “If the town sees a benefit in continuing the TIF beyond 20 years for municipal purposes, we would certainly be amenable to that approach,” Walters wrote.

Originally, Woodlands proposed a 100% return over the first five years followed by 75% the next 10 years.

Saying he is more of a “visual” thinker, Board Chairman Lee Eastman asked Walters to develop four scenarios, using various percentage formulas, and map out estimated figures as to taxes returned to Woodlands and taxes paid to the town.

Selectman Paul Tworog understands the need for “front loading” early years of the agreement, but wondered if a lower 50-50 split could come into play in years 6 to 15.

“I would like to see other deals you’ve done and dollar figures,” he said.

Walters said when he ran estimated numbers, the 85% return over the first 15 years made the project viable in Woodlands’ eyes. He was unsure if a 50-50 split starting in year 6 would be “too big” an impact.

To “keep the conversation going,” Town Manager Robert Peabody tossed out the idea that in years 1 to 5, the return to Woodlands be 100%, and then starting in year 6 go with the 50-50 split suggested by Tworog.

“The board is trying to be fair to town, as well,” Peabody said. Eastman suggested that to simplify the equation, maybe use 65% “straight across the whole project.”

“As much as I want this project to go, I’ve seen other TIFs done and don’t want to put us at a burden tax side,” he said.

Walters understands the board’s position and will crunch the numbers again to hopefully find a figure that works for both sides. While land acquisition, development and construction costs create the need for a high percentage in the early years, Walters pointed out that setting aside 30 beds for MaineCare residents and building a 48-bed complex is another financial aspect.

“It is not as financially friendly if there were more beds,” he said.

One way to possibly reduce project cost would be for the facility to tie into the town’s wastewater system, a suggested made by Selectman Bear Zaidman at a previous meeting. Zaidman asked Walters if he had spoken to the wastewater engineer about running a connector from the facility to where the wastewater system currently ends.

“We are open to hook into the sewer, our concern is the timing,” Walters said. “We’re looking to start the project (if it passes town vote and the Planning Board review) either in the spring or summer. Development will take 15 months. Based on the conversation (with the engineer), the best-case scenario for the sewer system is September 2022. We need it by July 2022 the latest.”

Walters will work up the requested models and bring the information back to selectmen at their Dec. 22 meeting. Even if the board approves a TIF, “voters decide in end whether it happens or not,” Eastman added.

“We want to make it work, get it settled as soon as possible, move as quickly as we can,” Walters said.

(Update: Walters will be before Bridgton Selectmen Tuesday night to continue discussions.)

In other business:

• Public Works didn’t start the winter season in strong fashion. While the crew — along with fire and police — were commended for their efforts during Saturday’s storm, Public Services Director David Madsen gave selectmen some bad news — the town grader’s transmission is “gone.” Madsen is going over all options, and will bring back a proposal to the board.

• Two weeks ago, Selectman Paul Tworog joined a group of eight to 10 people representing the Pondicherry Park Committee and Loon Echo Land Trust to repair boards, cut back brush and clean up trails.

• Chairman Eastman and Selectman Zaidman called repair work on manhole covers in the Main Hill area as “less than stellar.” Manager Peabody said the matter will be addressed as the town continues to go over a final “punch list” with the streetscape contractor.

• After two employees tested positive for Covid-19, the Bridgton Town Office was closed. It reopened on Monday, and Peabody credited staff for “rising to the challenges” they faced and “hopefully we’ll see better days ahead.” Peabody reminded the public that face coverings are required inside the municipal complex, and if individuals are unable to wear masks, special arrangement/appointment will be made to address their needs.

Peabody also reported: Sawyer Engineering has been hired to survey the South High Street cemetery; the town purchased a hand-held electrostatic fogger ($549) to sanitize offices each morning before the town office opens; the town also received a Keep Maine Healty Grant ($4,533) to be used to purchase UV lights (premier one germicidal lamps) in the heat pumps. 

On the wastewater project front, Peabody said all but two agreements for pump station locations are in place. 

On Lower Main Street, some utility poles still need to be moved.

“Projects are slowing down for the winter, and will pick up in the spring,” Peabody said.

• To slow vehicles on Highland Road, Jim Cossey approached residents there to make donations toward the purchase of ElanCity electronic speed control signs. He raised over $5,000. Selectmen, however, rejected acceptance of the signs when Cossey first asked the town to reimburse residents for the purchase, then later agreed to donate the signs only if they were placed and remained on Highland Road.

Selectmen believed if the signs became town property, the town (likely, the chief of police) should decide their best use, such as placed in other trouble spots like North High Street and Kansas Road.

Selectmen rejected the offer, based on the proposed placement restriction.

Tuesday, Cossey was back before selectmen with a different position. He proposed to make the donation with no strings attached.

“I submit this request without any other conditions or restrictions,” Cossey wrote to the board.

Cossey told selectmen it is “important find out if these devices control speeding.”

“I see it every day here,” he said. “These will help, we’ll find out, I guess. If they prove to be effective, maybe they will helpful elsewhere.”

The board unanimously accepted the donation.