LURC Approves Beaver Cove Plan
By Kevin Miller, Bangor Daily News, Maine
Nov. 8–ROCKWOOD — The Land Use Regulation Commission approved a scaled-down proposal Wednesday for a 31-lot subdivision on the eastern shores of Moosehead Lake.
Developer Hank McPherson plans to carve up 271 acres in the town of Beaver Cove to create 17 waterfront lots and 14 wooded lots on Burnt Jacket peninsula.
The subdivision will be adjacent to the existing residential and commercial development district in Beaver Cove, a fact that was crucial to McPherson gaining LURC approval.
In June 2006, the commission rejected an earlier request by McPherson to rezone land for 70 house lots on Burnt Jacket peninsula.
Among the factors cited in the denial, LURC staff and commissioners said the subdivision would not be adjacent to existing development and did not adequately protect the area’s natural resources. Staff also questioned the need for 70 additional vacant lots in the area.
McPherson subsequently worked with LURC staff to reduce the number of lots to 31 and to relocate the subdivision closer to Beaver Cove. The rezoning application approved Wednesday contains 73 acres of development and 198 acres of common lots or open space, including walking trails and a ball field.
McPherson has also said that the houses and lots will be designed to blend into the natural surroundings to minimize visual impacts from the lake. Because of the subdivision’s location inside the cove, the houses will not be readily visible from the main waters of Moosehead Lake, LURC staff said.
“I think we did a very thorough job of meeting their requirements,” McPherson said after the vote.
The Burnt Jacket proposal encountered considerable opposition right up to the end, however.
Representatives of RESTORE: The North Woods, the Natural Resources Council of Maine and an attorney for nine individuals waged a last-minute push to sink the proposal Wednesday afternoon.
The opponents suggested McPherson had not submitted enough proof that there were no unique or sensitive wildlife or plants on the property. They also questioned whether Beaver Cove and Greenville could adequately provide municipal services, despite town officials’ assurances, and disagreed that there was a need for 31 more vacant lots in the area.
The group urged the commission to demand more information before proceeding.
“This is important. This is precedent-setting. And this is controversial,” said Jym St. Pierre, Maine director for RESTORE.
But commissioners said McPherson had met the same documentation standards applied to any other application.
Responding to concerns that McPherson may seek additional development on the peninsula, LURC staff said the current project site may be the only area appropriate for a large subdivision.
Commissioners voted 6-0 in support of rezoning the land to allow a residential subdivision. McPherson will have to gain LURC approval for his individual subdivision plans before beginning construction.
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