Concerns about proposed Pine Tree subdivision in Palermo

Hank Holden, Palermo resident

by Jeanne Marquis

James Boyle, former Maine State House Representative, presented preliminary plans at the Palermo Planning Board November 13 meeting for a 27-acre subdivision on Hostile Valley Road (Tax Map R11, lot 27C) in a sparsely developed Sheepcot River watershed area in Palermo. The Pine Hill subdivision would include 15 buildable lots of varying sizes with each lot required to have separate wells and septic systems.

Serious concerns were raised by abutting neighbors and attendees at the meeting as to whether the location, eco-system, and current town facilities could accommodate the density of this proposed development.

When asked by the planning board as to why he opted to develop this particular property, Boyle replied that it was primarily the location, almost equi-distant between Belfast and Augusta. He will not actually be overseeing or developing individual properties himself.

Boyle said, “There is a dire housing shortage in Maine. This project is in its early planning stages. We have a long way to go, and we’ll work with the planning board.” He stated he will plan for a buffer to protect the stream bordering the property. Boyle cited a recent study to support housing shortage in Maine that stated 84,000 homes will be needed by 2030. (https://www.mainepublic.org/business-and-economy/2024-02-12/maine-needs-84-000-new-homes-by-2030-this-affordable-housing-project-shows-why-that-will-be-difficult).

Surveying work on the property is being completed by K & K Land Surveying Inc., of Oakland, and soil testing on all lots was conducted by Jamie Marple.

At the planning board meeting, Pam St. Denis expressed concern for the wear and tear on Log Cabin Lane, a boundary road, with the additional traffic. Other concerns brought up by attendees included the need for sufficient allowance in road design to accommodate full-size fire trucks and since proposed lot 5 is in a Limited Residential area it would require residences to be set back from the edge of the wet area at least 75 feet. Planning Board President Dale McKenney and Codes Enforcement Officer Darryl McKenney stressed the importance of requiring a road maintenance agreement to be included in each land owner’s deed to these proposed lots.

In an interview, Amanda Brieger pointed out the housing density of the proposed subdivision goes against the existing Comprehensive Plan and could be too dense to be supported by the water table of the particular location. Section 1.C.1 of the Palermo plan from 2002 states as an objective of the plan “To preserve and enhance the rural character of the community.”

Brieger calculated, “There were 975 housing units and 25,987 acres of land in Palermo, resulting in a housing density of one housing unit per 26 acres. The proposed subdivision is 27 acres with a proposal of 15 housing units, which is a housing density of one housing unit per 1.8 acres, or an increase in housing density of 1,344.00 percent. This hardly seems in line with the objective of preserving and enhancing the rural character of the community.”

Brieger also pointed out that recent home sales along the Hostile Valley Road corridor went to out-of-state buyers. She said, “Building housing along Hostile Valley Road does not ensure Maine residents will purchase the properties. In fact, increasing the housing offering in an area that clearly appeals to out-of-state buyers may very well have the opposite effect and attract more out of state buyers, thereby confounding the current Maine housing crisis.

In questioning whether the ecosystem could sustain the housing density, Brieger said, “There have been multiple wells in the Hostile Valley Road which have recently run dry, causing concern about the water table being able to support an additional 15 household draw on water which is already a scarce resource in the area.”

Hank Holden and his wife have owned property abutting to the site of the proposed subdivision for 25 years and are also highly concerned. Holden worries about losing the character of the wooden location, the stress of the added traffic on Hostile Valley Road and the phosphate runoff into Belden Brook which runs into Sheepscot River.

According to the Maine Rivers website, the Sheepscot River is one of the last remaining rivers with populations of native Atlantic salmon, which are nearly extinct. Ongoing efforts from conservation groups are working toward keeping this region relatively pristine to protect the salmon population that exists.

Holden explains, “There is a ridge of ledge running northeast to southwest through this parcel with a sharper grade running to Belden Brook. There may be serious consequences of potential pollution from runoff and septic discharge into Belden Brook, part of the headwaters of the Sheepscot River.” Holden expressed concern that a former representative who had a strong record for environmental votes would propose a subdivision in a sensitive location.

Holden continued to explain how the locals feel, ” A lot of us moved into this area, and I’ve been here for a quarter of a century, because it was quiet. It was out in the woods, so we can commiserate with nature.”

Hank Holden is actively gathering signatures on a petition against the approval of the proposed Pine Tree subdivision. To participate in the petition, contact Holden at heholden@fairpoint.net.