Developer: 100 lots possible in Town Hill under new employee housing zoning
OTHER NEWS: SWH chief says town losing fire fighters because of housing crisis; 6 eye Warrant Committee seat; County towns seek $10.2 million FEMA money
BAR HARBOR, Jan. 27, 2024 - Developers of the 179-acre Brigadoon Acres on Crooked Road in the most rural part of town asserted in documents filed with the Planning Board that new zoning to house business employees would allow 100 lots in Town Hill.
“There have been zoning changes that may allow for a density of over 100 in that district because of the need for employee housing,” it stated in an exhibit in the next to the last page of a 194-page document.
Map shows 5 lots in “Phase 1” of subdivision proposed on Crooked Road
Owners of Brigadoon Acres said its subdivision “will reap 28 to 30 lots under normal conditions.” That’s more than double its original proposal of 14 lots in September.
The reference to the 100 lots seemed like an off-hand remark but is certain to arouse neighbors and others who warned the board at recent public hearings that the planning office’s proposal to allow up to 14 units per lot for employee housing in the rural Town Hill section was too expansive and will result in unintended consequences, such as developers swooping in. That many units on 100 lots would result in copious toilet flushes in a district with no municipal sewers.
The town has yet to approve relaxing density requirements in the rural parts of town, The Brigadoon developer incorrectly stated that the change already had been adopted.
Town Planner Michele Gagnon said such statements are irrelevant to the current application before the Planning Board for five lots. Brigadoon is appearing before the board Wednesday to seek affirmation that its application is now “complete” to begin a period of review.
Except that it’s not completed. Because of weather, the developer stated it has not done the required water tests and wants conditional approvals.
Brigadoon is applying for approval of five lots in Phase 1 of the project. Gagnon said that she was confused by the phasing and needed to get clarity on why that was necessary.
The developer originally applied last September for a 14-lot subdivision and then amended it.
“This property is 179 acres in Bar Harbor on Crooked Road. It has been in our family since 1954. It has a zero mortgage. We have been developing this property for the past 2 1/2 years and it is appearing that it will reap 28 to 30 lots under normal conditions, stated owners Denise and Christopher Bettencourt.
“We are currently completing the final wetland delineation soil samples, vernal pool evaluation and perimeter survey.
“We chose Sotheby’s International as our agent to support us in Bar Harbor and they have in two weeks time accrued five viable buyers all cash. It’s the largest piece of property for sale in Bar Harbor that is privately owned.
“We do have options to stay in and continue working on this as it will be very viable going forward long-term.
“Bar Harbor is in a bubble and lot costs are between $200k and $1.4 million on the island. We expect that we could close on this within 30 days if so decided. If we stay with it, we will have approximately 14 house lots … with a value of approximately $4.2 million.
“We plan on placing these lots in a separate LLC once the 14 acres are approved, then breaking out a 15-acre parcel into another LLC. These lots are 160 feet above the main road (Crooked Road) with clear views of the valley and abutting Acadia National Forest.
“Accompanying this letter is the subdivision application for the first phase of this project. Phase 1 contemplates creating five lots and constructing about 1100’ of a new subdivision road. Lots range from about five acres to nine-and-a-half and would constitute about 32 acres of the overall 179.24 acres.
“We will detail reasons for the change in lot sizes and only seeking approval for five lots in the first phase at the public hearing, but the short version is the developer would like to offer lots for sale this spring and the path forward with Federal permitting cannot likely be resolved in that window of time. You will also note that we have moved the location of the connection to Crooked Road from Folkestone Drive to Fern Meadow Drive. After further analysis, it became apparent that the expense of ledge removal in that location will likely be comparable to the construction methods required for the anticipated wetland crossing.”
The developers could not be reached for comment.
SWH chief says resources needed to ensure fire fighting not compromised
SOUTHWEST HARBOR, JAN 26, 2024 - This town may be the leading indicator on MDI of what will happen when the working class can no longer afford to live here.
I reported Jan. 20 that SWH’s Pemetic School now has the lowest enrollment of all public schools on the island because school-age families are being driven out by the high cost of housing. But even with a smaller student population, cost of education has increased. The proposed school budget for FY 25 contains a 6 percent increase.
Now come the fire chief to sound the alarm that the housing crisis is his biggest challenge to staff a 24/7 on-call response.
Geographical proximity being the biggest factor in fire fighting, Chief Tom Chisholm said he has fewer than 10 firefighters who live in town and “regularly respond after hours” out of a force of 20.
As a result, department fatigue is affecting response times and training, Chisholm wrote in a memo to the select board seeking more resources.
“An illustrative example of department fatigue occurred on September 27, 2023, when a building fire erupted in Southwest Harbor at 3 AM. Only three members from our department were able to respond within the first 20 minutes, highlighting the strain on our limited resources during nighttime emergencies.”
Chisholm is part-time like most of the firefighters here. He is a 50-hour-a-week fire fighter in Bangor.
“Since taking over as Fire Chief in 2018, I've witnessed significant changes in the fire service, both nationally and locally. A specific example is the increase in call volume – responding to 138% more calls than just five years ago.”
“The surge in call numbers has increased training requirements, especially in EMS. Without adequate funding, our ability to maintain and enhance critical skill sets diminishes, compromising the effectiveness of our emergency response especially in a time when EMS is struggling.
Is it a coincidence that the surge in call volume coincides with the surge in short-term vacation rentals like the one operated by a select board member who also was the harshest critic of the fire department budget last year?
SWH has only one full-time firefighter but is able to staff the firehouse six days a week because Chisholm is able to cover two days, he said.
Chisholm is a passionate public safety advocate. He wants nothing less than full coverage. Fires do not respect the human-made calendar of convenience. No one told a fire department that Sunday was a day of rest.
“A concrete example supporting the need for a Sunday position is the recent occurrence of multiple emergency medical calls on a recent Sunday. Without daytime coverage, critical calls went unanswered, requiring assistance from neighboring towns.”
To achieve these goals, Chisholm is asking for a budget of $287,407, a 23.4 percent increase to ensure round-the-clock coverage but still less than a third of the fire budget in neighboring Mount Desert.
This is not a good year to ask for such a large increase, given that the mill rate is projected to increase by 8.6 percent.
But there is much more going on than a one or two-year budget adjustment.
SWH is changing much faster than the other MDI town for its lack of attention to fundamental shifts in demographics and character of its population.
It is the only town which hasn’t had a serious conversation about its housing stock being overrun by AirBNB and seasonal employer housing needs.
Fire and ambulance services under stress, schools morphing into way stations for the few remaining families, businesses unable to staff for a full week. That is the new normal in Southwest Harbor and one coming soon to all of MDI.
The veneer of a crowded village in the summer masks the underlying disassembling of a community.
The Islander this week published a plaintive call for a buyer to restore the glory of Sawyer’s Market, the one we remember from 30 years ago which had the best butcher shop on the Quietside where I could also buy ketchup without having to make a second stop at the Food Mart.
Ain’t gonna happen. Not only are affordable year-round rentals in the rear view mirror, so are weekly vacation rentals. The AirBNB renters are more likely to grab and go than to shop at a country store and make dinner. Sawyer’s found that out painfully.
Southwest Harbor was the place to be for foodies last night. Every table was taken at Harbor Table. On Sunday, Next Level sports bar will open at noon. Go KC and 49ers! And this was the menu at Rogue Cafe Friday and tonight. Takeout is available:
Six candidates for open Warrant Committee seat in Bar Harbor
BAR HARBOR - As of end of day Friday, six persons, including four failed candidates for Town Council, are seeking the seat on the Warrant Committee vacated by Caleb Cough.
They are:
Citizen petitioner Charles Sidman, who led the successful adoption of the ordinance to cap cruise ship visitors to 1,000 a day. Sidman was defeated by Earl Brechlin 735-488 last June for a two-year seat on the Town Council.
Former police chief Nate Young, who received 606 votes in June in the race for the three-year seat on the council. Young held the top law enforcement job for 22 years.
Former council member Erin Cough, who was badly defeated in her re-election effort last June when she received only 468 votes, after which she sought and received appointments to the Design Review Board, Parks and Recreation Board and the Parking Solutions Task Force. As a council member, she was an unabashed supporter of developer and business interests, as reported by the QSJ.
Bo Jennings, manager of Side Street Cafe and president of the Chamber of Commerce. Jennings received 373 in his bid for the council last June.
Former Warrant Committee member Bailey Stillman, who stated in an email, “I served on the Warrant Committee in 2021. I have been wanting to serve again, and the opportunity came up. I am passionate about MDI and its success. I grew up and went to school here, I own a business in Bass Harbor, and I hope to start a family here.”
Drew Zimmerman, a newcomer to municipal office. Here was a letter in the Islander in 2020 signed by a Drew Zimmerman.
The Warrant Committee will appoint a new member to fill the vacancy until the June town elections.
The town clerk announced, “Anyone interested in serving is encouraged to contact the Town Clerk’s office by 5 p.m. February 1. A formal application is not required, but a statement of why you’re interested in serving and what you feel you would bring to the committee is helpful.”
Hancock County towns seek $10.2 million in FEMA grants to cover storm damage
BAR HARBOR - Estimates for damage to town property from the storms earlier this month are about $1.3 million, said Fire Chief Matt Bartlett, placing Bar Harbor as the third highest impacted town in Hancock County for which federal assistance is sought.
In an election year, chances are excellent that FEMA will bail out coastal Maine. That’s a good thing because the town’s insurer, Maine Municipalities Association, does not cover storm surge and flooding. Even with FEMA assistance, there is a 5 percent match required of the town - about $65,000.
That is a rounding error for the profligate Town Council which is staring at a 17.6 percent tax rate increase on the $42 million FY 25 budget.
That’s not as easy to swallow for the town of Swan’s Island, which reported the costliest damage of the 38 towns in Hancock County - $2 million - according to its select board administrator.
In addition to municipal damage, private and commercial losses were significant.
“Both lobster & bait businesses in the harbor suffered major damage to their docks and three private docks were wiped out completely,” stated Theresa Munch,
assistant to select board, in an email.
Of the 38 towns in Hancock County, 29 are coastal. Together they reported $10,243,156 in damage to municipal properties, well above the financial threshold requirement ($255,199) to be considered eligible for a federal disaster declaration, stated Andrew Sankey, emergency management director for Hancock County.
Besides Swan’s Island and Bar Harbor, the other towns with the highest storm damage claims were Castine at No. 2, Cranberry Isles at 4 and Stonington at 5.
READER COMMENTARY: Smart Growth for the Mount Desert Island Region
By Sam Hamill
TREMONT - With well over 100 non-profit, independent civic groups on Mount Desert Island, how surprising that none is chartered to address growth and its impact - arguably the Island’s most pressing challenge and the topic of such intense public conversation.
We know from opinion surveys that most year-rounders and summer residents - and many visitors - agree that tourism and related commercial growth have strained the Island’s environmental, social, and governmental carrying capacity.
They also agree on the dissonance between what residents want for their livelihoods, families and children and what local government can deliver.
The effects of growth complicate everyone’s daily life: housing out of reach of most families, exploding traffic, environmental degradation - and loss of community harmony and public trust.
There are other effects, hidden but dramatic. Increasingly acrimonious land disputes cost taxpayers dearly. Town legal costs are mounting. The Bar Harbor FY23 Legal Budget was $61,750; to defend itself, the Town was forced to pay $313,328 in that year!
A single dispute regarding a campsite in Tremont cost applicants, objectors and the Town well over $300,000. Northeast Harbor faces an expensive legal challenge in its commitment to just a few affordable homes in the face of well-funded, intransigent, opposition
Management of growth is the purview of the Island’s four local governments. Through their legal authority to protect the public welfare, they are charged with planning for a sustainable future and regulating the use of land through zoning and related powers toward that end.
Judging by results we see and read about every day, local government is ill equipped to address the impact of growth. Governing body and board members lack professional experience and expertise. They are challenged by conflicting, often strident voices on all sides. There are sometimes conflicts between the private interests of local officials and their public responsibility. Some of the most dedicated community leaders feel “burnt out.”
The scale of our challenges is regional, island-wide. For instance, Bar Harbo’s tightening housing regulations are increasing rental pressure in the other three towns where regulations are more lenient.
Mount Desert Island would benefit from an independent broad-based group that balances business, community and environmental interests and serves as a source of best practices and energetic advocacy for sustainable growth.
Such a group would raise expectations by promoting equitable answers to community needs. It would advocate for a balance of business regulations in tandem with environmental regulations so that the Island’s economy prospers while conserving and enriching our beautiful and productive natural spaces.
It would support the continuation of traditional livelihoods like fishing, farming and forestry; keeping our families working their heritage and making it possible for their children to do the same.
Such a group would gain its credibility by bringing together leaders from business, environmental groups, housing advocates, and citizens at large and leading institutions, to research and advocate for sustainable community development policies and practices.
Some of the above text is adapted from an organization called GrowSmart Maine. (https://growsmartmaine.org/) Located in Augusta, this is a statewide advocate and source of information on the package of practices that have come to be referred to nationally as well as in Maine as “Smart Growth.” GrowSmart Maine convenes a broad range of voices in meaningful conversations toward common-sense solutions for stressed communities.
Across the nation similar leadership groups empower local communities through technical assistance, advocacy and thought leadership to create livable places, healthy people, and shared prosperity. They work with elected officials at all levels: real estate developers, chambers of commerce, transportation and urban planning professionals, and residents to improve everyday life for people through managed growth and better development.
In circumstances similar to Mount Desert Island, civic action has proven indispensable. Absent an aroused and informed citizenry, led by responsible and independent leaders working together, inertia will persist and the strident voices of special interests will continue to carry the day.
The author is a resident of Tremont. He is a retired land use planner, former planning board chair, and a founder of New Jersey Future, a statewide civic planning and research organization.
Tribute: Frances S. Blanchard
1926 – 2024
MOIUNBT DESERT - Frances S. Blanchard, 97, died January 20, 2024, at her home in Somesville. She was born May 28, 1926, in Bar Harbor the daughter of Seldon and Edith (Gray) Strout.
Fran worked as a private housekeeper for many families in the community. She had been married to Logan A. Blanchard who predeceased her in 1973. When Fran moved to Hanover, Virginia to live with her niece, she became an active member of the Hanover Fire Department Auxiliary. She loved to do crafts and had many cats.
She is survived by a special niece, Ruth Hatfield of Mt. Desert, and many nieces and nephews. Besides her husband she was predeceased by her 12 siblings.
A private burial at Brookside Cemetery, Somesville will be held in the spring.
Those who desire may make contributions in Fran’s memory to the charity of one’s choice.
Tribute: Glenn Robert Greenlaw
1966 - 2024
BAR HARBOR - Glenn Robert Greenlaw, 57, died unexpectedly on January 13, 2024, in Tremont. He was born on September 14th, 1966, in Bar Harbor, the son of James R. and Julianne E. (Richardson) Greenlaw.
A fixture in the Mount Desert Island community, Glenn will be warmly remembered for his kind heart and mischievous smile. An outdoorsman at heart, he could often be found hunting, fishing, or telling tall tales around the campfire. He spent his youth in Town Hill where his antics kept his loving grandparents, Louise, and Doug, on their toes! His father, Jimmy, and big sister Lisa taught Glenn the importance of hard work while his mother, Julieanne, instilled in him kindness and compassion.
He attended M.D.I. High School, and was known for his athleticism in football, baseball, and basketball. After high school, Glenn joined the U.S. Army, serving with the 703rd Transportation Company (Provisional) in Desert Storm. Those he served alongside became a cherished second family, one of whom said, “You could always count on Greenlaw to make bad times good!” After Glenn was honorably discharged from the Armed Forces, he returned to his beloved M.D.I. where he followed in his father’s footsteps, becoming a talented stone mason and a well-respected member of the craftsman community. Of all the roles Glenn had in life, none made him prouder than being a father and grandfather. He treasured every moment with his family and the love he gave will long transcend his time with us.
Those loved by Glenn were blessed with a fierce protector and a loyal friend. Few things brought him more joy than the people in his life. He didn't let a conversation pass by without telling folks they were loved. Glenn's life was a testament to the power of love, the strength of family, and the impact one person can have on the community around them. If you are so inclined, the family invites you to crack a cold one and raise some hell in his honor.
Glenn is survived by his Daughter Katie Greenlaw, her partner Jake Sukel and Grandson Bryson M. Sukel; Daughter Ivori Forrest; Parents Julianne Rodick and James Greenlaw; Sisters and their husbands Lisa and Larry Taylor, and Jaime and Greg Fellis and Cousin Brenda Jean Carter. Glenn was predeceased by his grandparents Louise and Douglas Richardson, and stepfather Doug Rodick.
A celebration of life will be held at the Elks Lodge, 317 High St. in Ellsworth on February 10, 2024, starting at 12 p.m.
Doesn’t sound like the owners of the land in Town Hill have workforce housing in mind? The headline and statement from owners do not seem related.