ROCKLAND – A semi-developed property on Rockland’s Camden Street has found a new owner, and future plans aim to turn the grassy lot into a drive-thru franchise.

Known a few years ago as the location of a controversial cell tower, 182 Camden Street may soon be known as a morning coffee stop, with a cell tower behind it, if Rockland Planning Board approves the proposal.

In 2024, previous property owner Michael Mullins began negotiations with a new owner, Gregory Shpunder, who is now proposing an Aroma Joes for the site, bringing Cold Coast Coffee, LLC, of Unity, to the C2 commercial zone.

If approved, construction for the single-story structure on the 0.79 acre lot will begin this spring, with an estimated time frame for completion this fall, 2025.

The lot is sandwiched between a Pizza Hut, two abutting residential properties, and a car dealership across Camden Street. Owners of the primarily drive-thru business intend to use the current cell tower access driveway, on the northern side, as the entrance to the parking lot and drive-thru lane loop that will extend around the rear of the structure. Two lanes will be available, one for customer access, and one as a by-pass lane. The 26-foot wide lanes are designed to accommodate emergency vehicles, and are proposed to be long enough for 16 vehicles, according to the Planning Board application. As required by City ordinance, the number of parking spaces will be at least one per every four occupied restaurant seats.

The proposed structure has a blueprint of 1,017 square feet and will also provide outside seating.

The franchise was founded in Maine in 2000 and has since expanded throughout the northeastern United States.

In the application, the proposal writers mentioned zoning ordinance: The goal of this district is to “accommodate general business uses on smaller parcels that are increasingly pedestrian-oriented as the areas approach Downtown.”

“We believe the nature of this development is a perfect match for this goal,” said the application.

Representatives of the coffee shop proposal go before Rockland Planning Board on March 4, 2025. The meeting begins at 5:15 p.m.

Tuesday March 4, 2025 at 5:15 p.m. Rockland City Hall Council Chambers

1 .Call to Order and Roll Call:

2. Communications:

3. Old Business:

4. New Business:

            1.Review a site plan and application(PB25-7) submitted by Cold Coast Holdings, LLC on behalf of Aroma Joes for a drive thru coffee shop located at 182 Camden St, this will be a new 1071 square foot building. Tax Map # 29-A-1.

(Note, #2 and 3 are contract agreements and require prior City Council review)

            2. Pre-application(PB25-9) for a site plan review and a proposed contract zone at 4 White St submitted by Meagan Adams to renovate the interior of the building to 11 one bedroom apartments, 21 studio apartments with communal kitchen space plus common areas and amenities. Also to include 3 commercial/retail spaces and 12 office spaces and 3 shared office space and 12 co-working studios allowing common space outdoors.

           3. Pre-application(PB25-8) for a subdivision review and a proposed contract zone at 9, 13, 15 Rockland St submitted by Lake City Holdings LLC to subdivide existing vacant lots into 6 lots, each with frontage on Rockland St. served by existing public utilities in or on the street. Lots will share the back portion of the site as a common area. Affordable housing ownership project.

Reach Sarah Thompson at news@penbaypilot.com