LURC commissioners Steve Schaefer (left) and Gwendolyn Hilton listen to Planning Consultant Evan Richert (foreground) field Hilton?s question regarding the administration of a community stewardship fund during LURC?s meeting in Bangor on Wednesday. LURC attorneys addressed concerns from LURC commissioners about Plum Creek Timber Co.?s Moosehead Lake development proposal during the second day of meetings at the Ramada Inn in Bangor.
State regulators on Wednesday endorsed Plum Creek’s historic development plan for nearly 1,000 house lots, two large resorts and hundreds of thousands of acres of land conservation in the Moosehead Lake region.
Despite pleas and strong words from plan opponents, the Maine Land Use Regulation Commission did not make any substantial changes to Plum Creek’s unprecedented proposal during 17 hours of deliberations on Tuesday and Wednesday.
The commission plans to vote on and formally present Plum Creek with a list of largely technical and minor changes next week.
“It’s an all-or-nothing deal,” Catherine Carroll, LURC’s director, said Wednesday evening. “They have to accept these recommendations and say they can live with them.”
Plum Creek officials said they are cautiously optimistic that the plan will work for the company. “We’re hopeful,” said Luke Muzzy, one of the plan’s architects. “We’ve been working on this for four years … so we are hoping we can get it through.”
LURC is winding down its review more than 3½ years after Seattle-based Plum Creek first unveiled the largest development plan in Maine history.
Plum Creek is seeking LURC authorization to rezone roughly 16,000 acres in order to carve out 975 house lots and land for two resorts near Maine’s largest lake. The proposal also includes a package of conservation deals that will guarantee public access and commercial forestry on roughly 400,000 acres in the region.
Commissioners reiterated this week that the privately negotiated conservation deals — which will net Plum Creek $35 million — are critical to LURC approval of the development plan.
Not surprisingly, the commission’s endorsement did not sit well with the organizations that have steadfastly criticized Plum Creek’s proposal.
“I think Maine people really need to question whether this process worked,” said Cathy Johnson of the Natural Resources Council of Maine. “The commission clearly did not listen to the Maine people who said Lily Bay is not an appropriate place for development.”
Plum Creek’s proposal for more than 400 housing units — including a 250-accommodation resort — near Lily Bay State Park generated the most controversy in a proposal that has deeply divided Mainers.
Hundreds testified during public hearings last winter with supporters and opponents represented in roughly equal proportions. Thousands more from Maine and throughout the country have shared their thoughts, hopes or fears about Plum Creek’s plan in letters, e-mails and petitions.
Supporters predict the planned growth, high-end resorts and guaranteed public access to more than 400,000 acres of forestland will help rejuvenate one of the most scenic yet economically distressed areas of Maine. Without the 30-year concept plan, LURC would have far less control over where development occurs and the 430,000-acre conservation deal would be off the table, supporters say.
Plum Creek’s critics, however, envision sprawling subdivisions for wealthy out-of-staters spoiling the wilderness character of an area many consider to be the jewel of Maine’s North Woods.
They predict untold numbers of moose, deer and federally protected Canada lynx will die on local roadways due to the thousands of additional cars Plum Creek’s plan will draw to the area daily. Water quality and recreational fisheries could also suffer from the pollution caused by subdivisions, cars, boats and jet skis, critics say.
Opponents have managed to force significant changes to Plum Creek’s plan.
The company negotiated the two private conservation deals with The Nature Conservancy, the Appalachian Mountain Club and the Forest Society of Maine after the public demanded more land protection.
Plum Creek also shifted 180 house lots away from the water and relocated one proposed resort to Big Moose Mountain, an area just west of Greenville that already has a ski facility.
LURC staff reduced the number of lots on Long Pond and sharply decreased the amount of land near Lily Bay on which Plum Creek could build. The commission also tightened up language on other industrial uses — such as wind farms, water extraction and gravel mines — that would be allowed on conservation land.
But the plan’s critics failed to convince the commission on two key points: that 975 house lots was excessive and that Lily Bay was an inappropriate spot for a resort and houses. This week, groups accused the commission of placating Plum Creek in order to secure the conservation deals.
“It is not your role to negotiate the best deal that Plum Creek will give you,” Phil Worden, an attorney with the Forest Ecology Network and RESTORE: The North Woods, said Tuesday.
Most of the commissioners described the Lily Bay developments as the most difficult part of the plan to stomach. But LURC has recommended adding additional checks and balances to ensure the agency has control over the size, scope and appearance of those developments during subsequent reviews.
LURC staff and board members also said their concerns about impacts at Lily Bay were tempered by the fact that much of the surrounding forestland would be placed under permanent protection.
“The commission feels that based on the rules in [LURC’s] comprehensive plan, they have no choice but to approve some development at Lily Bay,” Carroll said. “They just want to make sure it is done right.”
Concept plan approval is just the first of numerous regulatory hurdles Plum Creek or developers would have to overcome before building anything. LURC would still review each subdivision and resort before issuing permits, and any development near Lily Bay would be subject to even stricter oversight.
If Plum Creek accepts the recommendations endorsed Wednesday, LURC staff will work with the company to write a final plan to be presented to the commission early next year. Opponents are widely expected to appeal the decision to Maine’s Superior Court.
On 9/25/08 at 5:14 AM,
mrclam wrote:
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Now the hundreds of people from southern Maine who constantly whine about ruining the "Maine woods" can all move to Moosehead and form a loser's club.
On 9/25/08 at 6:12 AM,
downbeat wrote:
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Finally........I flicker of hope for economic development in maine and for the people in NORTHERN MAINE TO have a shot at some economic development..
On 9/25/08 at 6:32 AM,
NochigahnehAlnabeh wrote:
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The system worked. LURC and its staff did a tremendous job in thorough and fair deliberations. Not everyone got what they wanted but in the end the voice of all Maine people had their say through the commission. Now let's move on.
On 9/25/08 at 7:19 AM,
garysavard wrote:
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This is all well and good, but I think anyone that expects this development to instantly fly off the shelf is dreaming. The economy, even globally, is in the tank, credit is tight, and lastly, the Moosehead Lake area isn't for everyone. People with big bucks to spend have a lot of other attractive locations to choose from, too.
On 9/25/08 at 8:16 AM,
Bangorian wrote:
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Good news for Maine. Now we have to hope that the people who were opposed to this plan can behave and welcome the tourists & vacation home-owners
On 9/25/08 at 9:20 AM,
RickyG wrote:
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There goes the neighborhood. Those from the south of us got what they wanted. Another case of "money talks and ....well, you know what walks. Want to see what Plum Creek has to offer? Take the drive from Brownville Jct. through Katahdin Iron Works to Greenville. Plum Creek has done nothing to improve their own roads so what makes you think they will take care of this. Lets you know that those in Augusta can be bought.
On 9/25/08 at 9:49 AM,
glenna wrote:
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Some hope of sanity on the economic front for Northern Maine - FINALLY! Perhaps those naysayers from Portland should take a closer look at development in Seattle (where Plum Creek developers are from). It's well done (other than for the highway/freeways and that's a government issue - one of the few things Maine has in common with the state of Washington). As for the Portland naysayers, perhaps if they STAY HOME, the rest of the state will really be better off. Welcome, Plum Creek!
On 9/25/08 at 10:01 AM,
sam111 wrote:
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how transparent can you be... LURC regulates how ppl can use and access public waters throughout the state supposedly to protect the lakes and surrounding habitats... just one example is how they have banned personal watercraft from most of Maine's forest lakes. But the same group of ppl feel that a thousand home sites on moosehead wouldn't cause detrimental impact!? What a joke.
On 9/25/08 at 10:04 AM,
pcme2000 wrote:
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This is great news for Maine!!
On 9/25/08 at 10:33 AM,
ChristopherX wrote:
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Bad move. Take it from a person who lives in Connecticut. The state of Maine is losing out on one of its most valuable assets, nature. You are opening the door to other big selfcentered capitalists. You politicians are blind to what you are allowing to happen. It's sad how dollar signs can blind people and their decisions. What I love about Maine is its layed back life style. There will be less of that in Greenville's future.
On 9/25/08 at 10:48 AM,
Mainecommenter wrote:
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sam111 and ChristpherX-
Please note that Northern Maine is not a national park.
On 9/25/08 at 11:11 AM,
wtsawyer wrote:
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Isn't just amazing how folks from away continue to see themselves as the Big Forest Ranger, and we locals as the Little Creatures in the Forest. "All we be well if the Little Creatures would just do what the Forest Ranger tells us".. is such hubris.
My second favorite bumper sticker in a Red Neck bar in Beaufort, SC says it all. "We Don't Give A S__T How You Used To Do It In New Jersy".
On 9/25/08 at 12:01 PM,
Mainelyme wrote:
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Now the natives can spend their time resenting the rich newcomers from away while the rich new comers from away are laughing and making fun of how they are taking advantage of the natives. Everybody has to have somebody to look down on!
On 9/25/08 at 12:06 PM,
diabloblanco wrote:
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downbeat, please review the comments from the article titled "4 Hispanic men arrested in Immigration raid". I left a question/comment for you.
On 9/25/08 at 12:55 PM,
jasonbird wrote:
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Yes walmart, home depot and all of the other chain stores, which is now an inevitability, is the essence of economic development. 32 hour a week jobs, with poor pay and no benefits. True, sustainable economic development doesnt depend on retail (which will be the result of this area). Sure there will be construction jobs at first. That will give people jobs. But do you think that many of those contracts will be awarded to Maine companies who employ Maine workers? Or, do you think that they will award the bids to cost cutting, huge development firms, from elsewhere in the country? Im pretty sure you know the answer. And, with a tanking economy (only expected to climb out of its hole in the next 5 or so years) some of those multi million dollar estates will fly right off of the shelf.
On 9/25/08 at 1:20 PM,
jaygee wrote:
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As the article says, opponents are widely expected to appeal the decision to Maine’s Superior Court.
It's only the beginning.
On 9/25/08 at 2:04 PM,
matt29 wrote:
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Are these house lots going to be right on the shores of Moosehead Lake? If so, why couldn't they build the development near the lake rather than on the lake, to reduce the environmental impact?
On 9/25/08 at 2:22 PM,
IAmKosh wrote:
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A sad day for Maine, and for the people of Maine... But it ain't over yet.
On 9/25/08 at 7:01 PM,
MoeBolduc wrote:
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I would suggest someone start checking who dropped what under the table, and who picked it up?
On 9/25/08 at 7:18 PM,
HappyinHolden wrote:
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I applaud LURC and Plum Creek for working together to come to a suitable plan for both sides. I for one am very happy with the outcome as the work for me on these developments could very well take me into my retirement in 20+ years or hopefully sooner. (And I AM a local business) There are also countless other local businesses that will benefit greatly in the area. The town of Greenville will benefit greatly also. Three people need to be employed for every resident whether summer, or permanent. The Butcher the Baker and the Candlestick Maker if you will.
Let's hope the rest of the approval process goes much more smoothly. I just hope it is not bittersweet with the state of the economy..
Great job Mr. Muzzy.
On 9/25/08 at 7:54 PM,
Atilla1 wrote:
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LURC should be applauded despite the fact it has taken 3 years to get Plum Creek's proposal approved.
Now wtch the Granola Bars buy vacation homes in the Moosehead area.
On 9/25/08 at 8:33 PM,
Johninphilippines wrote:
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Look, apparently this fiasco has been going around and around for the last four years, nearly. What has been done. This development plan...and I'am saying this for probably the 6th time...is going to ruin Maine's natural resources in the Mooshead Region. This is a big, big, money-involved deal. Yes...I can stick my neck out and honestly tell you that big-business deals absolutely do give away money and perks, and favors, and gifts...no matter what! I do not know about this particular "deal", but I would get that funny feeling in my lower stomach that someone has been visiting the locals involved with their support of the program, in the past and offered them something. Things like this are difficult to prove unless someone comes forward and spills the beans. Nevertheless...I can personally see how some other State's in the US handle encroachment offers and deals such as this, and what the Asians do; and here in the Philippines, 90% of the natural forests have been literally destroyed along with the ecological balance of the areas, just because of the damned greediness of developers who demand, and get, land for their developments. They spend millions and make that investment profit four times or five times over. That's a great ROI (return on investment) if you ask me! Something is amiss here...and I will bet you $100,000.00 right now that some people in Augusta are also in on this development. I think someone ought to get an attorney who has some guts to stand up to these people who wear blue shirts, power ties, wear gold-rimmed glasses, and dark blazers with tan pants! The style went bye-bye 25 years ago, people...and so should this proposal. PUT AN INJUNCTION ON THIS PROPOSAL NOW. GET THIS TO COURT!
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