Wednesday, January 17, 2007
So much of the rampant landscape change in Maine
begins with someone looking at a piece of forest or shoreline and envisioning
"what could be." Whether it's a retiree eyeing where to erect a
lakeside camp or a developer planning to build a new mall complex in an old
field, the result is change.
So, as I stood with tourism professional/potential developer Matt Polstein
on the frozen surface of Millinocket Lake
looking at a snow-frosted forest sloping up from the shore, I felt as though I could
be getting a behind-the-scenes view of the process that changes our woods and
waters in ways reducing habitat and diminishing natural character. That
concern, however, was assuaged by Polstein's discussion of his proposed resort
on the site, Ktaadn Resorts.
Polstein, who owns and operates New England Outdoor Center -- an outdoor
recreation and lodging provider with whitewater rafting , float trips, wildlife
tours, kayak instruction, hiking, fishing, and snowmobiling -- currently has a
development plan before the Land Use Regulation Commission (LURC) in which he
is seeking approval to build a resort complex including a new 80-room Adventure
Lodge with restaurant and meeting space, an expansion of the existing Twin
Pines Camps, as well as a mixed-use, 38-lot subdivision with townhouses and
"live work" space (targeted for members of the creative economy, such
as artists and skilled craftsmen).
This is no small development. Still, comparisons to Plum Creek's plan for
the Moosehead region may be off the mark. For one, Polstein stated that he
intended to submit a concept plan, as Plum Creek did. LURC officials, however,
informed him that his project, which involves rezoning 195 acres on a
1,375-acre parcel, is too small for a concept plan and instead was suited for a
smaller "development plan." There appear to be other differences as
well.
In the LURC proposal, the project is outlined in the following statement:
"Our goal in the design, development and operation of Ktaadn Resorts is
to build and operate a signature resort for Maine
and New England on and around Hammond Ridge and Millinocket
Lake. We will build and operate
this resort in a fashion that is as sustainable as possible, environmentally
and economically. We will build and operate Ktaadn Resorts in a way that honors
the spectacular natural beauty of Mt.
Katahdin, the West Branch Region
and Millinocket Lake
at the same time that it honors the people that live in and visit the
area."
In conversations with Polstein, I was informed that while there will be some
structures visible from the lake, the visual impact will be much less than if
buildings were clustered as closely to the shore as legally allowed. Instead,
the majority of shorefront will be conserved in a natural state and held as
public space for resort guests and residents. Plans show all but the main
resort and the existing Twin Pine Camps far from the water. Even those closer
to the water could, legally, be more obtrusive than planned. Additionally,
numerous structures, including a seaplane hangar immediately adjacent to the
shore, will be removed from the shoreline zone. There is no plan for a marina
and no boat launch (neither private nor public). Computer modeling produced by
hired consultants visually represent the new shoreline views resulting from the
project.
Perhaps even more innovative than the decision not to develop the shoreline
to its full extent is Polstein's vision for the experiences at his would-be
resort. Visitors could take advantage of the services the New England Outdoor
Center has already honed, such as rafting or moose watching, but they could
also interact with artisans and agricultural producers included in the tapestry
that is the proposed resort community.
In Polstein's words, "success hinges upon natural resources and aesthetics,"
though he also notes that success for his up-scale project, located a couple of
hours further away from major population centers than coastal resorts, also
demands a facility that becomes part of the experience. Baxter
State Park and the Nature Conservancy's
Katahdin Forest Project give Polstein confidence that there will be unspoiled
nature to entice and inspire tourists and their wallets.
Here is where I believe the project expands well beyond the Katahdin region.
It is widely recognized that unplanned development (sprawl) is chewing up
swaths of Maine. Simultaneously,
nature-based tourism is envisioned as an economic development tool for rural Maine.
Therefore, those predisposed to preservation might want to think twice before
knee jerking against any and all development plans, especially ones that
provide for the economy and are entered into in a spirit of environmental
stewardship. On the other hand, those who rue public land as a drain on the
economy might want to examine the guarantee that public lands give nature
tourism entrepreneurs (as well as other community members).
Maine is changing, and that
change is accompanied by fear. While fear is understandable if not justifiable,
it should not lead to all-or-nothing, slippery-slope arguments that don't allow
for the economy and the environment to be explored in a mutual context.
Standing on Millinocket Lake,
watching gray clouds briefly dissolve from in front of a white Mt. Katahdin 13
miles away, all the while discussing development plans, I viscerally felt the
concept of the environment having an economic value. And so long as we don't
reduce that value and we are smart in our decision making, maybe that's just
fine.
