Maine’s legendary North Woods is the largest remaining undeveloped forest in the Eastern United States. The character of this treasured 10.5-million acre region is at risk of being lost forever, as rapid changes in ownership have brought unprecedented pressures – from development to heavy logging. Acre by acre, from small subdivisions to massive proposals like Plum Creek’s proposal for the Moosehead Lake region and Irving's proposed development around the Fish River Chain of Lakes, the remote nature of this region is being eroded. Currently, the Land Use Planning Commission is also proposing to eliminate the adjacency principle, a policy it has used to guide responsible development and protected wildlife habitat in LUPC’s jurisdiction for more than 45 years. NRCM is fighting to protect what makes this region unique by looking at the North Woods as a whole and helping to direct its future.
LUPC Proposes to Eliminate the Adjacency Principle
Make your voice heard about this important rule.
NRCM is concerned about the Land Use Planning Commission’s (LUPC) proposal to eliminate the adjacency principle’s one-mile rule. This policy has guided responsible development while protecting wildlife habitat and remote, undeveloped parts of Maine’s North Woods for more than 45 years, so it should not be discarded quickly or lightly.
The one-mile rule requires new development in LUPC’s 10.5 million-acre jurisdiction—Maine’s Unorganized Territories (UT)—to be within one road mile of existing, compatible development. In doing so, the one-mile rule strengthens local communities by encouraging development to take place near existing downtowns and service centers, while protecting backcountry areas.
The new LUPC proposal, however, would eliminate adjacency’s one-mile rule in order to allow development to stretch up to ten miles from boundaries of “retail hubs” and two miles from public roads. Close to two million acres of land would become vulnerable to development, as would some class 7 lakes—some of which are very remote. Low-density subdivisions—large, scattered lots that fragment the North Woods—have been banned in the UT since Maine’s Legislature concluded in 2001 that these subdivisions are inconsistent with the values of LUPC’s jurisdiction. Under the proposal, this type of wasteful development would be allowed once again.
We are concerned that this proposal could fragment wildlife habitat, allow sprawling strip development, damage forests, undermine Maine’s outdoor recreation tourism industry, and permanently change the character of the North Woods. While existing site specific protections (including for wetlands and wildlife habitat) would continue to apply, NRCM opposes the elimination of the one-mile rule that determines the general location of development. We encourage you to contact us with questions or if you would like to participate in the review process. LUPC is currently accepting written comments.
LUPC will provide an opportunity for public comment on the proposal to replace the one-mile rule on Wednesday, June 20 at 9:00 a.m. at Jeff's Catering (15 Littlefield Way, Brewer).
The Commission likely will deliberate on the proposal in October.
Maine’s North Woods makes up more than half of the entire state. The landscape of the region is rapidly changing and its future is uncertain, largely because in the last fifteen years, paper companies have sold their land to private investors, real estate developers, and pension funds.
Paper companies now own only about 15% of Maine’s North Woods; investors, including real estate companies (REITs), timber investment management organizations (TIMOs), and developers, own more than half of the forest. These investors may have no connection to the state of Maine and most do not plan to own the land longer than eight to twelve years.
These major changes in land ownership have created challenges and opportunities.
One result of these sales has been an increase in conservation lands. Most of this increase is in conservation easements that have been purchased using public funds and charitable contributions. These easements remove development rights but leave ownership of the land in private hands. The state and private non-profit conservation groups have also purchased some conservation lands outright, and now own them.
Despite this progress, random, often misguided development is still occurring throughout Maine’s North Woods. Since the establishment of the Land Use Regulation Commission in 1971 (now the Land Use Planning Commission), two-thirds of development in the North Woods has occurred without any review of its location, allowing “wilderness sprawl” to reach into the most remote sections of the North Woods. In addition, the largest development ever proposed in Maine was approved by the courts for the Moosehead Lake region.
Development sprawl throughout the North Woods has serious impacts on wildlife habitat, recreation opportunities, and the future of the forest products and nature-based tourism industries.
Maine’s North Woods are a significant part of Maine’s heritage, cultural identity, and forest products and nature-based tourism economies. Now is the time to look at the entire North Woods and help chart a course for the future.
Banner photo: Rangeley Overlook, a My Maine This Week photo by Tony Nazar