Proposed changes to Plum Creek’s proposed development plan by the Land Use Regulation Commission (LURC) still would allow development on remote Lily Bay on Moosehead Lake. Prime habitat for the federally threatened Canada Lynx and the tranquil waters that surround treasured Lily Bay State Park would give way to up to 1,200 acres of development. More than 400 housing “units,” a golf course, and commercial development would be allowed.
Here is NRCM’s evaluation of LURC’s proposed amendments to the Plum Creek development proposal for Moosehead Lake.
Summary:
On two major issues, there is no change. The total number of units is unchanged and the total amount of development on Lily Bay is unchanged (although the acreage is decreased.)
The biggest positive change is the removal of development from the north shore of Long Pond.
What remains unchanged and problematic:
- Total number of units remains more than 2000
- Total number of units at Lily Bay remains 404
- Total number of units at Moose Mountain remains 800
- Development on Lily Bay Mountain still allowed
- Development on Indian Pond still allowed
- Golf course allowed at Lily Bay
Proposed Amendments that are steps backwards:
- More development can occur after 30 years in many zones (Rockwood area must retain 50% of land for future development; Brassua must retain 25% of land for future development) [These lands were previously slated for inclusion in balance easement.]
- Resort development (a new third resort zone) is now proposed at Moose Bay.
- A resort is still allowed at Lily Bay, but the option of simply developing 404 house lots is allowed.
- Commercial development is allowed in most residential zones
Proposed Amendments that are improvements:
- No development will be allowed on the north shore of Long Pond.
- A number of wetlands, wildlife habitat areas, and one important viewshed have been removed from development zones or buffered.
- The acreage (but not the amount) of development at Lily Bay is decreased.
- Back lot vegetation clearing standards are proposed.
- 1/5 of lots at Moose Mountain must be part of a resort (rather than simply subdivision lots.)
- Long term development plans are required for many development zones.
- “Beach, shore and water access structures” are eliminated. Existing definitions will apply.
- Existing noise standards are reinstated.
- Most existing LURC layout and design standards for subdivisions are reinstated.
- The Roach Pond acquisition would be permanently available for public, primitive recreation use.
- The Roach Pond purchase and Legacy Easement must happen with 45 days of approval of the Concept plan.
- The easements would be held by the State.
- Many improvements have been made to the easement language.
Structural changes to the plan:
- The residential and resort zones have been completely redrafted, and different lists of uses allowed.
This list does not include all of the changes contained in the 127-page recommendation. To see the entire document click here.
