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SANDY POINT BEACH ACTION PLAN MAY 1988 COASTAL ZONE INFORNIATION CENTER GB 454 B3 S21 1988 MAINE COASTAL PROGRAM PMJMV CoMPTMION REPORr - May 31, 1988) TOW OF MMVrM SPRINGS, MAINE IfANDY POINT BEACH ACTION PLANV 1. Introductiom Although final notification of grant award was not received until late Spring of 1988, because of the importance and urgency of the project, the Town of Stockton Springs had already initiated activities in conjunction with the proposed project by that time. In general the conduct of the work to be accomplished follows the outline presented in Part D of the grant application (September 19, 1987) for Maine Coastal Program Planning Rn-As, with a few exceptions. niese few exceptions are: 1. The Advisory Committee proposed to guide the conduct of the project early on, evolved to become the Committee to form the Stockton Springs Development Corporation. 2. The Stockton Springs Development Corporation was formed and incorporated as a 501c(3) private non-profit foundation with a considerably broader mission than the Sandy Point project (see Mission Statement enclosed). 3. The Development Corporation chose to immediately open negotiations for purchase, directly with the Beach property's owner Central Maine Power no Company by making an offer for the parcel (see attached letter to John Rowe) on April 4, 1988. Mr. Rowe's response is also attached. These negotiations are continuing. The Stockton Springs Development Corporation has held weekly meetincis since its formation to guide the Conduct of the project. Tun public meetings to review progress of the effort were held on April 28th and May 12th. Based on these discussions the proposed Conceptual Land Use plan was prepared (see attached Maps) outlininc[ the Development Corporation's intentions should negotiations for the Sandy Point project be successful. Proposed use of the property is likely to be as follows: Proposed LaM Use Sandy Point Beach Area Acres % Cluster Housinq 31.7 18 Low Density Housinq 42.7 25 Conservation/Wildlife 87.2 50 Active Recreation (Beach) 12.0 7 Rough, approximate estimate of site improvement costs based on the proposed Land Use plan is also included herein. COASTAL ZONE INFORMATION CENTER The following materials are included as part of this project's completion report: 1. Articles of Incorporation and Bylaws of the Stockton Springs Development Corporation. 2. Mission Statement including Gbals and Objectives for the Orqanization and its Board of Directors. 3. Correspondence regarding purchase of the Sandy Point project area. 4. Appraisal of the property. 5. The followinq basic information maps - Topoqra by, Soils and Natural @ p features, existing Imid Use, existing and proposal Zoning, proposed Land Use (including site improvement cost estimates). 6. Copies of newspaper articles pertaining to the activities of the Stockton Springs Developnent Corporation. On May 19, 1988 at a special Tc%m Meeting, citizens of Stockton Springs voted unanimously to support the continuance of the Stockton Spring Development Corporation's activities with an additional $10,000.00 appropriation. In addition, it appears likely that the Development Corporation has been successful with its application for an Economic Development Administration grant of $30,000.00 for an affordable housing project in conjunction with its real estate activities. Stockton Springs Development Corporation Sandy Point Beach Project Facility Needs & Cost Estimates 1. Site Clean-Up and Improvement Cost demolition of concrete walls and abutments $15,000 debris removal (baul off-site) $7,000 2. Construct 100 Car Parking lot (gravel surface $4,000 (30, 000 sq. ft) 3. Construct New Gravel Access Road (approximately 3,000') to Site Utilizing Old Railway Bed $15,000 Construct Seasonal Enclosure (50' x 40') and Associated Public Rest Rocuts $27,500 (including septic and water supply) $68,500 STOCKTCN SPRIMS DEVELOPMENT CORPORATICN Purpose of the Orqanization The Stockton Sprinqs Development Corporation is a private, non profit, (501(c)3) rural Czamunity Development Corporation located in Stockton Sprinqs, Maine. It was created by the Town at its annual Town Meeting, on March 11, 1988 to protect the Town's vital interest in two key areas -'Stockton Harbor and Sandy Point Beach. In Stockton Harbor a public boat landinq facility, used by local fishermen, is located on private land with only an informal and somewhat tenuous arrangement with its present owner - The Banqor and Aroostook Railroad for its continued use. The Sandy Point Beach. area is an important recreational resource for the town and region. It is now facing considerable development pressure. Central Maine Power Company owns key parcels of land in the Sandy Point area, including the Beach itself. Assurinci its continued availability for public use is another pr3IM reason for initiatinq the Stockton Springs Development Corporation. The primary qoal of the Stockton Sprinqs Development Corporation is to plan, locate and execute developments in Stockton Springs in such a manner so as to minimize the inq@act on the natural environment of the Ccmmunity and to maximize the returns for the economic and social well-being of the citizens of the Tcpwn. The specific objectives of the Stockton Springs Development Corporation are to: 1. Assure that the Sandy Point Beach area remains open and available for public use by Townspeople. 2. Develop, or arranqe for the development, of areas adjacent to the beach to be done in an aesthetically pleasing, enviromentally sound manner, respectinq the interests of adjacent property owners and the townspeople, while contributing, to the maxim" extent possible, to the town's tax, employment and affordable housina base. 3. Forge solid working partnership with commercial interests, land owners and the town to protect public water access and to stimulate the development of a nerina and related activities in the Stockton Harbor area. 4. Facilitate and administer the development of both areas in accordance with a detailed, community"backed, Icnq term plan acceptable to all interests involved. 5. Accomplish its cToals by: a) neqotiatim a lom term land purchase acTreement with CMP and the ?&A Railroad, b) utilizing current and projected value of the properties as leveraqe for operatinq and development funds, and c) targeting income from its for-profit activities to support important community objectives in housinq, recreation and employment. In short, the Corporation has been established to protect iTmportant and valuable coastal areas for future qenerations and to arranqe for the wise use of certain, other associated areas throuOh carefully planned recreation, housing and harbor developments. Board of Directors of the Stockton Springs Development Corporation Frank Raftery P.O. BOX 581 Stockton Springs, Maine 04981 Richard Harriman P.O. Box 82 Stockton Springs, Maine 04981 Nancy Suppes Stockton Springs, Maine O498l Jerry Nickerson BOX 11 Sandy Point, Maine 04972 Robert Ludwig Cape Jellison Road Stockton Springs, Maine 04981 Gretchen Gaffney Blanket Lane Stockton Springs, Maine 04981 Bernard Baker Stockton Springs, Maine 04981 Dan Harrison RFD 1, Box 1004 Stockton Springs, Maine 04981 Staff Person for the Corporation: Ron Poitras, PVCOG groacra; spRiWs DEvEwoqw coRpoRATICK Mission Statement (Draft - Fb_r_D_fscussicn Purposes Only) 1. Background The Stockton Springs Development Corporation is a private, non profit, (501(c)3) rural Community Development Corporation located in Stockton Springs, Maine. It has been created to protect the Town's vital interest in two -key areas - Stockton Harbor and Sandy Point Beach. In Stockton Harbor a public boat landing facility, used by local fishermen, is located on private land with only an informal and somewhat tenuous arrangement with itspresent owner - The Bangor and Aroostook Railroad for its continued use. The Sandy Point Beach area is an important recreational resource fbr the town and region. It is now facing considerable development pressure. Central Maine Power Cbmpany owns key parcels of land in the Sandy Point area, including the Beach itself. Assuring its continued availability for public use is another prime objective and reason for initiating the Stockton Sprinqs Develqpment Corporation. utilizing a variety of public and private resources, the Stockton Springs Development Corporation seeks to bring a balanced approach to coastal resource protection and real estate development with the additional goals of generating local employment, providing better housing opportunities and enhancing water and recreational access to this portion of the Maine Coast. ir. Need There is a distressing and clearly identifiable pattern of declining employment opportunities in Waldo County. Betueen 1978 and 1985 the employment base in Waldo County decreased by 171 while that of the state as a wbole increased by 13%. Average per ap'ita income in Waldo County is now 231 lower than the statewide average, having increased from 15% in 197a. The lack of decent housing is also a major problem that plagues the rural ccmmunities of Waldo County, and Stockton Springs in particular. Most federal low income housing program and funds have been decimated over the past seven years. The housing conditions in Waldo county are also more than likely to be lacking in basic necessities. According to the 1980 Census 13.9% of the housing units in the County were deficient in adequate bathroom facilities, wbile the statewide average %as 6.8%. In Stockton Springs the ccmparable figure was 12.0%. There is as well a pressinq need for additional recreational facilities in the area and Sandy Point Beach project area offers an unmatched opportunity fbr meeting the need. In the 11 ccmmunity, lower Penobscot River/Bay Region, Sandy Point represently roughly 80% of the total available beach resource for the residents of the Banqor area, the surrounding coastal area, as well as for the burgeoning population of summer visitors. In order fbr the Stockton Sprinqs Development Corporation to succ@ed it must have a clearly defined mission and a committed, orqanized constituency. Recent surveys undertaken as part of the towns comprehensive planninq reveal that as many as 761 of the townspeople of Stockton Springs would like to see recreational facilities expanded and developed in town. Addinq a marina was the type of facility that most of those who were surveyed said they would like to see developed first. 81% of the people according to the survey said they would like to see shoreland property acquired for public use and 72% were even willing to see taxes increased to accomplish such a goal. III. Mission nw Stockton Springs Development Corporation is to be a voluntary association established to plan, locate and execute developments in Stockton Sprinqs in swh a manner so as to minimize the impact on the natural environment of the Community and to maximize the returns for the economic and social well-beinq of the citizens of the Tom. Specifically, the Corporation will seek to protect important and valuable coastal areas for future generations and arranqe for the wise use of certain, other associated areas through carefully planned recreation, housing and harbor developments. 7he mission of the Stockton Sprims Development Corporation wculd be to: 1. Assure that the Sandy Point Beach area would remain open and available for public use. 2. Develop, or arranqe for the development, of areas adjacent to the beach to be done in an aesthetically pleasing,' environmentally sound manner, respecting the interests of adjacent property owners and the townspeople, while contributing, to the maximm extent possible, to the town's' tax, employment and affordable housing base. 3. Florge solid working partnership with commercial interests, land owners and the town to protect public water access and to stimulate the development of a marina and related activities in the Stockton Harbor area. 4. Facilitate and administer the development of both areas in accordance with a detailed, ccmmunity6-backed, lcna term plan acceptable to all interests involved. 5. Accomplish its qoals by: a) neqotiating a long term land purchase agreement with CMP and the B&A Railroad, b) utilizina current and projected value of the properties as leveraqe for operatinq am development funds, and c) tarqetinq income from its for-profit activities to support inportant community objectives in housinq, recreation and employment. IV. First Year Cbjectives (July 1, 1988 - June 31, 1989) The followina activities will be carried out by the Corporation in its first year: 1. Incorporation of the Organization to include the filing oi articles of incorporation, enactment of by-laws and appointment of a Board of Directors and officers. 2. Preparation of a detailed mission statement with both short-term and long term goals and objectives. 3. Procurement of initial start-up funding and fbrmial local government approval for the Stockton Sprims Development Corporation. 4. Preparation of memoranda of understanding, to be negotiated with both Central Maine Power Ccmpany and the Bangor and Aroostook Railroad, said 'memoranda of understanding' to contain working agreements for the purchase and transfer of strategic land parcels of importance to the Stockton S)orincis Development Corporation. 5. Completion of concep@ual land use plans for both the Sandy Point Beach and Stockton Harbor areas including the delineation of areas suitable for preservation, recreation and development. 6. Orqanization of a public meeting to obtain comment on cpoals and plans of the Stockton Springs Development Corporation. 7. Preparation of a business plan (detailed site and business development program) fbr housing and marina in selected project areas, V. Five Year Accomplishments (1989 - 1994) As a guide for the direction of the organization in the next 3-5 years the Stockton Springs Development Corporation aims to accomplish: 1. 10-15 new dwelling units constructed each year in the project areas, utilizinq local labor and with acme of the units eligible for special financinci under, Federal Housing and Urban Development Department, Section 8 guidelines, FVnm rural housincy initiatives or some other similar public bousim support program. 2. A local. job training program for individuals with on-the-job training for housing construction and rehabilitation. infrastructure needs identified and provided as a basis for attracting private investment in Marina development and related support actf0ities. 4. Several key natural areas within the project areas either @reserved in an undeveloped state or actively utilized and managed for ccmmmity recreational purposes. 5. Establishment of an investment fLwA to assist new or expanded private businesses that exhibit potential for profitable growth and significant job creation in Stockton Springs and in the marine-related area. Filing Fee $20.00 For Use BY The For Use By The Secretary of State Secretary of State NONPROFIT CORPORATION FILED 19 File No . ............. STATE 0F MAINE Fee Paid ............. Deputy Secretary of State ARTICLES OF INCORPORATION A True Copy When Attested C.B................ By Signature Date ........ ....... Pursuant to 13-B MRSA �403. the undersigned. acting I as incorporator(s) of a corporation, adopt(s) (the fol- Deputy Secretary of State lowing Articles of Incorporation: I FIRST: The name of the corporation, is Stockton Springs Development Corporation SECOND: The corporation is organized for all purposes permitted under Title 13-B. MRSA orif not for ail such pur- poses. then for the following purpose or purposes: THIRD: The name of its Registered Agent and address of registered office: I The Registered Agent must be a Maine resident. whose business office is identical with the registered office or a corporation, domestic or foreign. profit or nonprofit. having an office identical with such registered office.) Name. Frank Rafferty Street &Number P.O. Box 851 City Stockton Springs ,Maine 04981 Maine 04981 (tip code) FOURTH: The number of directors (not less than 3) consituting the Initial board of directors of the corporation. if they have been designated or elected. is The minimum number of directors (not less than 3) shall be 8 and the maximum num- ber of directors shall be - 8 FIFTH: Members X There shall be no members. ("X" one box only) 0 There shall be one or more classes of members and the inforation required by �402 is as follows: SIXTH: X (Check if this article is to apply) No substantial part of the activities of the Corporation shall be the carrying on of propaganda. or otherwise attempting to influence legislation,and the Corporation shall not participate in or intervene in (including the publication or distribution of statements) any political campaign on behalf of any candidate for public office. FORM NO. MNPCA RFN.80 Sq1OCXTKW SPRINGS DEVELOPMENT CORPORATION 13Y-LAWS ARTICLE I Name The name of the orqanization shall be STOCKTCK S?RIW-S DEVELOPMENT CORPORATION. ARTICLE II Purpose The Stockton Springs Development Corporation is a voluntary association established to plan, locate and execute developments in Stockton Sprinqs in such a manner so as to minimize the impact on the natural environment of the Ccmmmity and to maximize the returns for the econcmic and social well-being of the Citizens of the Town. Specifically, the Corporation will seek to protect important and valuable coastal areas for future generations and arrange for the wise use of certain other associated areas through carefully planned recreationt housing and harbor development. ARTICLE III Directors Section 1. Directors will consist of one municipal officer, and several resident persons chosen by the cKyverninq board of the municipality. This membership shall be considered to be the Board of Directors of the Corporation. Section 2. 'The SSDC Board of Directors shall serve staggered terms of three years each. Four specified terms are to conclude on July 30, 1990, and four other terms,are to conclude on July 30 each year thereafter. Directors may be reappointed to serve additional, consecutive three-year terms. The specific end date of each initial term shall be established in accordance with a slate of positions to be approved by the SSDC Board of Directors at their recrular meeting on July 1, 19W. ARTICLE IV Officers The officers of the Corporation shall be as follows: President, Vice President, Secretary, and Treasurer. The officers shall be elected at the first meeting of the Board of Directors following the annual meeting. Such officers shall be elected by the Board of Directors from the nvm7l>-ership. ARTICLE V Administration of the Corporation The Stockton Springs Development Corporation may contract for services for the administrative functions of the omanization, or it may hire staff to undertake these functions. ARTICLE VI Meetings c Section 1. Annual Meetinqs: Annual meetings of the Corporation shall be in September of each year. Action 2. Recrular Meetings: Regular meetings of the Corporation shall be held as frequently as deemed necessary. Such meetinqs can be called by the President, or in his/her absence, by the Vice President, provided that members are notified at least three days prior to thedate of the meeting. Section 3. QuorLin: That a quonzn of the Board shall be defined as a majority of the voting members of the Board of Directors- who are required to be present at a meetinq@ before the Board can transact official business. A quonzn will be constituted when at least two of the named officers of the corporation is present, and three other members of the Board of Directors are present. ARTICLE VII Vacancies Individuals to fill vacancies on the Board of Directors shall be nominated by the President, with the approval of the Board of Directors. The qoverning board of the Town of Stockton Springs will select frcin those nominated individuals to fill vacancies. ARTICLE VIII Dissolution In the event of dissolution of the Corporation, all of the assets of the Corporation remaining after the payment of all the Corporation legal obligations shall be given to the Town, for public purposes, as provided for under Section 501C (3) of the Internal Review Code, 1954 as amended. No part of the net earnings of the Corporation, shall inure to the benefit of any nvnber, director, or officer of the Corporation, or any private individual (except that reasonable compensation may be paid for services rendered to or for the Corporation in carrying out one or more of its purposes), and no mmber, director or officer of the Corporation, or any private individual, shall be entitled to share in the distribution of any of the corporate assets on dissolution of the Corporation. ARTICLE IK Amendments The By-Laws may be amended from time to tire by a vote of a majority of the Board of Directors present at any duly constituted meetinq of the Board provided that the wording of any proposed amendment shall be sent to each Director at least fifteen (15) days prior to the date upon which said amendment is to be considered. 56-3404 'lock 04981 :Z OFFICE OF SELECTMEN April 4, 1988 John Rowe President Central Maine Power Carpany Edison Drive Augusta, Maine 04330 Dear Mr. Rowe; As you may know, the Town of Stockton Sprinqs has, on repeated occasions indicated its interest in the Sandy Point Beach property that your Cbmpany owns in Stockton. We met with Norman Rodrique and Dustin Creamer of your Administrative Services div ision on November 22, 1987. At that time we indicated that we would present a proposal to Central Maine Power Ccmpany to secure Town control and use over the Sandy Point Beach property. our prime objective remains to maintain and if possible improve public access to the Beach area. We are also concerned about the type and quality of development surrounding the Sandy Point beach area. During the last three months we have assembled envirmmntal and land use information regarding the Sandy Point Beach area, and formed a local development Corporation to negotiate, and we hope, manage and carry forward the project for the Sandy Point Beach property as briefly outlined below: 1. The Stockton Springs Development Corporation recently formed by the Town of Stockton Springs, wishes to purchase the 240 + acres of land Central Maine Power CmVany owns in the -candy Point Beach area of Stockton Springs, including Sandy Point Beach. Flor reasons that will beccue obvious as our plans are further outlined, the Development Corporation proposes a minimal down payment, seeks an extended payment period, and needs.a clear and unincuThered Title to the property. 2. The Town's current valuation on the property is approximately $250,000. We are willing to offer $430,412 which wV hope you'll accept as a reasonable rate of return on the propert y. The Stockton Springs Development Corporation proposes a down payment of $50,000, with payments on the balance to be made over a ten year period, at a 10 percent simple, annual interest rate. 3. In addition to enhancing public access and recreational opportunities to the Beach, the Stockton Springs Development Corporation intends to develop a limited portion of the property for local housing, both for market sales and inccme-qualified housing purposes. The Development Corporation's housing activities would: a. develop a ten year housing construction program creating, approximately fifteen new jobs in the area. b. make available, at a mininm, 30% of the housing to inccnx-_ qualified persons in the area. C. construct aesthetic, envirormntally well-situated, energy efficient housing that could serve to prcmote the benefits of such housing and development to others. While seeking to protect the Sandy Point Beadb area's most sensitive environmentally unsuitable land from development, we intend to carefully develop other suitable parcels in accordance with a ccmuunity generated and accepted plan. In this way the development activities can provide a much needed boost to the area's econamy, in accordance with clearly established public purposes, and at the same time, not jeopardize valuable coastal resources. Thank you for your consideration and we look forward to your reply. Sincerely, Frank Raftery President Stockton Springs Development Corporation Central Maine Power Company -s"O' k*.- Edison Drive, Augusta, Maine 04336 (207) 623-3521 John W Rowe President and Chief Executive Officer May 6, 1988 Frank Raftery, President Stockton Springs Development Corporation Office of Selectmen Stockton Springs, ME 04981 Dear Mr. Raftery: Obviously our most recent letters crossed in the mail. I trust you have received my letter dated April 27th in which I responded to your inquiry with regard to our Sandy Point Beach property. I have forwarded your request for an option on the property to Norman Rodrigue of our real estate department. You should be hearing from him shortly. Very truly yours, CMP An electric company in Maine dependent upon earning the triist of its inesors. employees, custo mers and their government represen,aties May 4, 1988 john Rowe Central Maine Power Edison Drive Auqusta, Maine 04330 Dear Mr. Rowe: Althouqh we haven't heard from you or your representatives,regardinq our offer for your Sandy Point property, what informal indications we have received seem to suqgest that our proposal is at least being qiven serious consideration. our organization has been hard at work, formalizing our incorporation, meting with interested Townspeople and qatherinq basic site information. At this point we are convinced that our plans and prospects are solid ones provided, obviously, that we can obtain your cooperation and consent to a sale. Before we qo any further with our project development we would like to request that some sort of arranqement be worked out for the Stockton Sprims Development Corporation to cbtain an option on the Sandy Point property until firm arrangements can be worked out for its purchase. We hope you can give this proposal prompt consideration. 7hank you very much. Sincerely, Frar9c Raftery Central Maine Pbwer Company Edison Drive6 Augusta, Maine 1414 (207) 623-M John W Rowe President and Chief Executive Officer April 27, 1988 Frank Raftery, President Stockton Springs Development Corporation Office of Selectmen Stockton Springs, ME @' 04981 Dear Mr. Raftery: After receiving your letter concerning Central Maine Power Company's Sandy Point Beach area property in Stockton Springs, your proposal received detailed discussion and review in both our Real Estate Department and among senior management. We certainly appreciate the Town's interest in Sandy Point. It is a beautiful and valuable property-. However, your-proposal that we convey our property at an amount substantially less than fair market value presents a problem for us given our responsibilities to our stockholders and customers. Ourcurrent intention is to explore the variety of options available to us for the responsible use of this property to the- mutual benefit of owners of our Company and our customers. In doing so, I can pledge to you that we will make every effort to keep the Town advised and to consult with you as we move forward. If there is any way that we can accommodate the Town's desires with respect to this property, and meet our fiduciary obligations to the Company's owners, we will be pleased to do so. Thank you for your interest in our property and as I mentioned above, I have asked our Real Estate Department tokeep you informed of our plans. Yours truly, @o@h Rowe An electric company in Maine dependent upon earning the MIA Of its invSStcrs. employees. customers and their government representative& MIDCOAST APPRAISAL COMPANY OF SEARSPORT POST OFFICE BOX 94 SEATSPORT, ME 04974-0094 (207) 548-6508 MAY 27, 1988 STOCKTON SPRINGS DEVELOPMENT CORPORATION STOCKTON SPRINGS, MAINE 04981 GENTLEMEN: AS PER YOUR REQUESST WE HAVE CONDUCTED A NARRATIVE APPRAISAL CONDUCTED ON VARIOUS PARCELS LOCATED IN THE SANDY POINT AREA OF STOCKTON SPRINGS, MAINE. WE ESTIMATE THE APPRAISED VALUE OF THE SUBJECT PARCELS AS OF MAY 27, 1988 TO BE: SEVEN HUNDRED AND FIFTY NINE THOUSAND- FOUR HUNDRED DOLLARS ***759,400.00*** THE COST OF THE APPRAISAL WITH ACCOMPANYING PHOTOS AND ALL REQUIRED ADDENDA IS $700.00. PLEASE MAKE CHECK PAYABLE TO : MIDCOAST APPRAISAL COMPANY. VERY TRULY YOURS, HANS BURKARD, CREA P.O. Box 94 - Searsport, ME 04974 , (207) 540-6313 or 6508 or 469-7350 B /ClieO Stockton Sorinas Developm o - pq t _ Qorp 4erty Addiess Various -p;jrcgjg -located in Stockton_ Spy tngq- Mpp_R-3 zip qqg@ 049$1. --prings.. up!y Waldo State Ma I. tie 0 Lo 0 0 i 0 ; 0 0 0 h@, tj f off, 14 'NA 14 -4 0 0 DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open a market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:(1) buyer and seller are typically motivated;(2) both parties are well informed or well advised, and each acting in what he considers his own best interest;(3) a reasonable time is allowed for exposure in the open market;(4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto;and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are neccessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustments should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approxiimate the market's reaction to the financing or concessionsl based on the appraiser's judgement. CERTIFICATION AND STATEMENT OF LIMITING CONDITIONS CERTIFICATION:The Appraiser certifies and agrees that: 1. The Appraiser has no present or contemplated future interest in the property appraised; and neither the employment to make the appraisal, nor compensation for it ,is contingent upon the appraised value of the property. 2. The Appraiser has no personal interest in or bias with respect to the subject matter of the appraisal report or the partici- pants to the sale. The "Estimate of Market Value" in the appraisal report is not based in whole or in part upon the race,color, or national origin of the perspective owners or occupants of the property appraised, or upon the race, color, or national origin of the present owners or occupants of the properties in the vicinity of the property appraised. 3.The Appraiser has personally inspected the property both inside and out, and has made and exterior inspection of all comparable sales listed in the report. To the best of the Appraiser's knowledge and belief all statements and information in this report are true and correct and the Appraiser has not knowingly withheld any significant information. 4. All contingent and limiting conditions are contained herein (imposed by the terms of the assignment or by the under signed affecting the analyses, opinions, and conclusions contained in the report). 5.This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the appraisal organizations with which the Appraiser is affiliated. 6.All conclusions and opinions concerning the real estate that are set forth in the appraisal report were prepared by the Appraiser whose signiture appears on the appreaisal report unless indicated as "Review Appraiser." No change of any item in the appraisal report shall be made by anyone other than the Appraiser, and the Appreaiser shall have no responsiblility for any such unautorized change. CONTINGENT AND LIMITING CONDITIONS:The certification of the Appraiser appearing in the appraisal report is subject to the following conditions and to such other specific an limiting conditionsl as are set forth by the Appraiser in the the report 1. The Appraiser assumes no responsibility for matters of a legal nature afflecting the property appraised on the title there- to not does the Appraiser render any opinion as to the title. which is assumed to be good and maketable. The property is appraised as though under responsible ownership. 2. Any sketch in the repport many show approximate dimensions and is included to assist the reader in visualizing the prop- erty. The Appraiser has made no survey of the property. 3. The Appraisal is not required to give testimony or appear in court because of hhabeinng made the appraisal with reference to the property in question. Unless arrangements have been previously made therefor. 4. Any distribution of the valutation in the report between land and improvements applies onlu under the existing programs invalid if so used. 5. The Appraisal assumes that there are no hidden or unapparent conditions ofthe property, subsoil, or structures, which would render it more or less valuable. The Appraiser assumes no responsibility for such conditions, or for engineering which might be required to discover such factors. 6. Information, estimates, and opinions furnished to the Appraiser,and contained inthe report, were obtained from sources considered reliable and believed to be true and correct. However, no responsibility for accuracy of such items furnished the Appraiser can be assumed by the Appraiser. 7.Disclosure of the contents of the appraisal report is governed by the Bylaws and Regulations of the professional appraisal organizations with which the Appraiser is affiliated. 8.Neither all,nor any part of the content of the report or copy thereof(including conclusions as to the property value the identity of the Appraiser, professional designations reference to any professional appraisal organizations or the lirm with which the Appraiser is connected)shall be used for any purposes by anyone but the client specified in the report, the borrower if appraisal fee paid by same, the motgage or its successors and assigns mortgage instruct., consultants, professional appraisal organizations any state or federally approved financial institution, any department, agency oristrumentality of the United States or any state of the District of Columbia without previous written consent of the Appraiser; not shall it be conveyed by anyone to the public through advertising, public relations, news ,sales or other media withouth the written consent and approval of the Appraiser. 9. On allappraisals subject to satisfactory completion repairs or alterations the appraisal report and value concluseion are contingent upon completion of the improvements in a workmanlike manner. Date: May 26, 1988 Appraiser(s).......................... Hans Burkard,CREA MIDCOASST APPRAISAL COMPANY OF SEARSPORT, POST OFFICE BOX 94, SEARSPORT, ME 04974-0094 (207) 548- 6508 BORROWER/CLIENT: STOCKTON SPRINGS DEVELOPMENT CORPORATION PROPERTY ADDRESS: VARIOUS PARCELS LOCATED IN STOCKTON SPRINGS MAP R-3 CITY: STOCKTON SPRINGS COUNTY: WALDO STATE: MAINE ZIPCODE:04981 APPRAISAL ADDENDUM OUT CONVEYANCES A SEARCH OF THE WALDO COUNTY REGISTRY OF DEEDS AVAILED THE FOLLOWING INFORMATION AS PERTAINS TO THE VARIOUS SUBJECT PARCELS OF LAND; SEVERAL TITLE TRANSFERS WHICH WERE PREVIOUSLY UNKNOWN TO THE CLIENT WERE OBSERVED. THE FOLLOWING IS A LIST OF KNOWN TITLE TRANSFERS: GRANTOR GRANTEE BOOK PAGE MAP LOT 1.CENTRAL MAINE POWER COMPANY GERALDINE E. MORRISON 816 / 881 R-3 / 6506 2.CENTRAL MAINE POWER COMPANY RAYMOND I. BOOTH, JR. 879 / 75 R-3 / 0918 3.RAYMOND I. BOOTH,JR DARREN AND LORELEI SHUTE 915 / 294 R-3 / 0918 4.CENTRAL MAINE POWER COMPANY JOSEPH GANDELMAN 978 / 299 R-3 / 8524 SEE ATTACHED DEED ADDENDA FOR LEGAL DESCRIPTIONS. PART OF TOTAL PARCEL. MIDCOAST APPRAISAL COMPANY OF SEARSPORT, POST OFFICE BOX 94, SEARSPORT, ME 04974-0094 (207) 548- 6508 BORROWER/CLIENT: STOCKTON SPRINGS DEVELOPMENT CORPORATION PROPERTY ADDRESS: VARIOUS PARCELS LOCATED IN STOCKTON SPRINGS CITY: STOCKTON SPRINGS COUNTY: WALDO STATE: MAINE ZIP CODE: 04981 LENDER: N/A APPRAISAL ADDENDUM PROPERTY DESCRIPTIONS AND ESTIMATED VALUES PARCEL NO. 1 LOT #9877 AS SHOWN ON THE STOCKTON SPRINGS TOWN MANAGEMENT MAP NO. R-3. SITE OF FORMER FERTILIZER PLANT, APPROXIMATELY 30.0 ACRES, ESTIMATED WATER FRONTAGE ON PENOBSCOT RIVER 2,950 FEET. PART OF PARCEL, INCLUSIVE OF ALL BEACH AREAS, IS LOCATED IN A RESOURCE PROTECTION AREA AND PROHIBITED FROM DEVELOPMENT. THE REMAINDER OF THE SITE IS POORLY DRAINED AND MAY ONLY BE PARTIALLY SUITABLE FOR DEVELOPMENT. THE TOPOGRAPHY OF THE LAND IS LEVEL AT THE BEACH TO SEVERLY SLOPING TOWARDS PERKINS MILL ROAD. RECENT SALES OF NEARBY SIMILAR WATERFRONT PROPERTIES INDICATE AN ESTIMATED VALUE OF $200.00 PER FOOT FOR WATER FRONTAGE OR $590,000.00. IN ADDITION TO THE WATER FRONT AREA THERE ARE SEVERAL POSSIBLE BUILDING SITES LOCATED ALONG PERKINS MILL AND HERSHEY RETREAT ROADS. THESE ARE SITES COMPRISE APPROXIMATELY ONE HALF OF THE TOTAL PARCEL AREA OR 15 ACRES. THE TOPOGRAPHY OF THE LAND IS LEVEL AT THE ROADS TO SEVERLY SLOPING TOWARDS THT BEACH. RECENT SALES OF NEARBY SIMILAR PROPERTIES INDICATE AN ESTIMATED VALUE OF $1,000.00 PER ACRE OR $15,000.00. TOTAL ESTIMATED VALUE OF PARCEL NO. 1 IS.......................................$605,000.00 PARCEL NO.2 LOT #0795 AS SHOWN ON THE STOCKTON SPRINGS TOWN MANAGEMENT MAP NO.R-3 THIS SITE IS APPROXIMATELY 9.5 ACRES. TOPOGRAPHY OF THE LAND IS SLIGHTLY SLOPING, EQUALLY DIVIDED INTO FIELDS AND WOODS. THERE ARE THREE POSSIBLE BUILDING SITES WITH FRONTAGE ON PERKINS MILL ROAD. RECENT SALES OF NEARBY SIMILAR PROPERTIES INDICATE AN ESTIMATED VALUE OF $2,000.00 PER ACRE OR $19,000.00 TOTAL ESTIMATED VALUE OF PARCEL NO.2 IS.......................................$19,000.00 PARCEL NO 3 LOT #7995 AS SHOWN ON THE STOCKTON SPRINGS TOWN MANAGEMENT MAP NO. R-3. THIS SITE IS APPROXIMATELY 11.0 ACRES. TOPOGRAPHY OF THE LAND IS SLIGHTLY SLOPING. ALL WOODED AND PENCIL SHAPED, IT AEUTS BOTH ACTIVE AND DEFUNCT B & A RAIL ROAD SPUR LINES. THERE IS ONE POSSIBLE BUILDING SITE LOCATED ALONG HERSEY RETREAT ROAD. RECENT SALES OF NEARBY SIMILALR PROPERTIES INDICATE AN ESTIMATED VALUE OF $600.00 PER ACRE OR $6,600.00. TOTAL ESTIMATED VALUE OF PARCEL NO 3 IS.....................................$6,600.00 PARCEL NO. 4 LOT #9143 AS SHOWN ON THE STOCKTON SPRINGS TOWN MANAGEENT MAP No. R-3. THIS SITE IS APPROXIMATELY 50.0 ACRES. TOPOGRAPHY OF THE LAND IS LEVEL TO SLOPING. ALL WOODED WITH SEVERAL YEAR-ROUND STREAMS. IRREGULAR IN SHAPE, IT ABUTS BOTH ACTIVE AND DEFUNCT B & A RAIL ROAD SPUR LINES. THERE ARE SEVERAL POSSIBLE BUILDINGS SITES ON THE PROPERTY. PRESENT ACCESS IS VIA HERSEY RETREAT ROAD. RECENT SALES OF NEARBY SIMILAR PROPERTIES INDICATE AN ESTIMATEED VALUE OF $500.00 PER ACRE OR $22,500.00. INCLUDED IN THE ABOVE IS APPROXIMATELY 5 ACRES WITH 470 +/- FEET ALONG FORT POINT COVE. RECENT SALES OF NEARBY WATERFRONT PROPERTIES INDICATE AN ESTIMATED VALUE OF $200.00 PER FOOT FOR WATER FRONTAGE OR $94,000.00. TOTAL ESTIMATED VALUE OF PARCEL No. 4 IS.........................................$116,500.00 PARCEL No. 5 LOT # 3947 AS SHOWN ON THE STOCKTON SPRINGS "TOWN MANAGEMENT MAP NO. R-3. THIS SITE IS APPR0OXIMATELY 5.5 ARCES. ACCESS TO THE SITE IS VIA U.S. ROUTE #1 AT WHICH POINT THE TOPOGRAPHY OF THE LAND IS SEVERELY SLOPING. ALM0ST COMPLETELY WOODED WITH A YEAR-ROUND STREAM DISSECTS THE PROPERTY. IT IS BELIEVED THERE ARE NO POSSIBLE BUILDING SITES LOCATED. UPON THE LOT. THE REAR OF THE PROPERTY ABUTS AN ACTIVE SPUR LINE OF THE B & A RAIL ROAD. RECENT SALES FOR LOTS WITH LIMITED POTENTIAL DO NOT EXIST. IT IS THE OPINION OF APPRAISER IF A LOT OF A SIMILAR TYPE WERE PLACED ON THE MARKET THE ONLY VALUED W0ULD, BE T0 THE ABUTTING OWNER. ESTIMATED VALUE IS $200.00 PER ACRE. TOTAL ESTIMATED VALUE OF PARCEL NO. 5 IS.......................................$1,300.00 PARCEL NO. 6 LOT #6506 AS SHOWN ON THE STOCKTON SPRINGS TOWN MANAGEMENT MAP NO. R-3. THIS SITE IS APPROXIMATELY 11.0 ACRES. 1.86 ACRES OF U.S. ROUTE #1 ROAD FRONTAGE WAS OUT-CONVEYED T0 GERALDINE MORRISON AND RECORDED IN BOOK 816 PAGE 881, WALDO COUNTY REGISTRY OF DEEDS. TOPOGRAPHY OF THE LAND IS SLOPING. EQUALLY DIVIDED INTO FIELDS AND WOODS, THERE ARE SEVERAL POSSIBLE BUILDING SITES LOCATED ON THE PROPERTY. ACCESS TO THE SITE IS VIA THE NORTH SIDE OF U.S. ROUTE #1 AND THE SOUTH SIDE OLD U.S. ROUTE #1. POSSIBLE BUILDING SITES EXIST ALONG OLD U.S. ROUTE #1. U.S. ROUTE #1 FRONTAGE IS PRESENTLY OCCUPIED BY A COMMERCIAL ESTABLISHMENT. BUILDINGS ARE LOCATED ON CENTRAL MAINE POWER COMPANY PROPERTY, THE OWNER OF THE BUILDING HAS THE RIGHT OF FIRST REFUSAL TO PURCHASE THE REMAINDER OF LOT #6506. RECENT SALES OF NEARBY SIMILAR PROPERTIES INDICATE AN ESTIMATED VALUE OF $1,000.00 PER ACRE OR $11,000.00 TOTAL ESTIMATED VALUE OF PARCEL NO. 6 IS.............................$11,000.00 TOTAL ESTIMATED VALUE OF ALL PARCELS IS.......................................$759,400.00 New group in Stockton Springs appointed to aid development By Henry Farr Correspondent STOCKTON SPRINGS - Select- men Thursday announced the ap- pointmen of the Stocton Springs Development Organization. Selectmen may not negotiate real estate deals for the town but the group just appointed may negotiate loans and make purchases of land. The SSDO is non-profit and will pro- mote recreation, conservation and management of wildlife. The immediate goal of the SSDO is to gain title to a portion of the beach at Sandy Point now owned by Cen- tral Main Power Co.; also some frontage on the Cape Jellison area owned by the Bangor and Aroostook Railroad. Rights of way am aiso included in the plans. Members of the SSDO are: Nancy Suppes, Gretchen Gaffney, Danny Harrison, Richard Harri- man, Jerry Nickerson, Frank Raf- tery,Robert Ludwig and Bernard Baker. "We may not see any big results right away," said Selectman Rich- ard Harriman, "but enough effort and a little time. will let the people onto healthful recreation areas be- longing to the town." IMPORTANT PUBLIC MEETING! SANDY POINT LEGION HALL THURSDAY APRIL 28, 1988 7 P. M. The Stockton Springs Development Corporation will hold a public informational meeting to discuss action regarding the future of Sandy. Point Beach. All citizens of Sandy Point, Stockton Springs, and any other person with an interest in the beach is .'encouraged toattend. Pago 4 - The Waldo Independent, Thursday, April 28, 1988 Stockton property sought A local development corpora- The two lots have been eyed by tion formed at the Stockton town officials for several years. Springs town meeting in March is Raferty said the Bangor Invest- moving to acquire public access ment Co. lnd would insure ac- to Stockton Harbor and the cess to the water for clammers, Penobscot River. lobstermen and boat owners. The The eight-member group has CMP land, on which he saw two approached Central Maine Power Co., which owns approx- imately 240 acres at Sandy Point including a popular beach, and the Bangor Investment Co., which owns 123 acres on the har- bor. President Frank Raferty said this week neither company has responded to the initiatives as yet. He would not disclose what the committee proposed. IMPORTANT PUBLIC MEETING1 STOCKTON SPRINGS ELEMENTA RY SCHOOL THURSDAY MAY 12# 1988 7 P.m. The Stockton Springs Development Corporation will hold a public informatio nal meeting to discuss action regarding the future of Stockton Harbor and Sandy Point Beach. All residents of Stockton Springs, Sandy Point and any other- interested persons are encouraged to attend. ~0 ~ ~~~@ ~qX ~qQ~~~ ~-7 ~2qS~qi ~1~0q% -~qsev~era~qf~@~- ~qand -~qh~isura~qn~c~qe~,~* ~~~ ~q4e~qg~6qo ~q6ar~qid~u~qp~-` ~qV~1 ~q0~1 ~Z~, a~qnd ~qig~qh~qt. ~q_~q_~r ~_n~1~% awl ~-~.~7~, ~7 ~~4~. ~qp~a~qy~qm fl~i~qsa~" ~4qO~qf~qf~qi COMM~' =~qt~qY~i~.~ ~8qMh~q@~8q=~.~0q*~. ~'~0qM~u~qs ~qs~6qw~_ ~~6 ~q(~qM~4qW ~qth *Aft ~B~qI~qI~0qW~qP~qX the as-. ~0qm~t~qsp~qa~qnde~qn~qce ~2q@~qM A~- f . . . . . . ~4qe~~8q0~8qp~, ~q@~'~r~4qf~4qu~0qp NIR-IF ~.~2q4 ~v~c~l.~@ ~_~qi~2q@ ~:~r ~%~, ~'~U~r ~2qX~4qT~2qO ~; ~1~, ~~-~: ~, ~@ ~" ~qhs ~qW~a ~qP ~qo~qi~qn on ~2qM~, ~0qR~qIN S ~_~qSp~qi~qP~0q"Deve~q1o~'~qOinen~qt~0qCorp~. ~8qP~o~qi~0qa~l N~i k Board member e~r~ry another step ~q(~qb~qi~qvard at~qa meet poin ~8qAu~rs~2q&~qy~j when about 30 con- ted~,~qi~m~qi~qt that seed money mee expenses w tin~qk as needed ern~qed ~c~qit~q[zen~s~. discussed d~8qJ -the a the corporation to operate as a b~qi ~qJectives planned... by ~2qJhe n~es~qs~, and urged everyone to ~qU~e ~q;~q4 ~~-~-~-~r ~" ~S ~i~@ b `~q!~8qT~qr~qh~qt~qi~o~0qW~-~-~- ~;- ~q@~.~I~;~k~l ~'~8qA~@~_ -~e~-~1-~N 7 p ~@ ~@~~& town mee~qt~qi~n ~@~q0~2q6~qt at ~-co~ns~qe~qf~qts~:us ~ was: ~q7~qturs~0q&~qy~, May 1~q9, at ~2qge Griffin t~qhe Point Beach area and ext to are two of the ~qna- morial Building located ~n Zoo ~6qP~qu~6qm ~qy unity Church. Comm ~8qtur~8qi~4qa r~qeso~0qi~qn~08qt~4qes that the town of ~q@~q7 con. S~2qtoc~8qk~52qU~qn Springs, needs to gain At over ~0qf~6q9r~q. the general public to that session the village will -~52qO~40qd~4qinu~2qo ~28qWuse and enjoy;.*,* asked t~0qo appropriate t~0qi e ~qoblems to be gotten ~q@~q;~qu~2qse a~6qnd needs of the corp~qorat~0qi ~52qYid~..~68qW~ql~6qic~2qha~qrd Harriman, Member Bernard Baker said ~q:~q1~q,~q, board memb~8qe~qra~qnd ~qs~qelectman~qi~qr "but '-.Would be- maps po~0qs ~6q,~2qt~qo e~12qA e ~qs -the needed and O~2qW those~q'~8qpresent to ~0qfo~6ql~0qlo~84qV ~6qdbe r~q, ~q-~0qIn~q'm~6qy more than 10 ~6qVe~8qo~60q* ~16qw~6qg~52qa~28qA~q, d' ope~0qiat~6qior~qLs that woul He ~2q@~0qfr~ql~12qm I ba ~q3go~0qin~40q7~8qgo~qn. ~0qy b ve~qn~q't seen of what ~0q1 ~qe~24qm ~qi~qn ~0qP~qu~8qb~4qp p~qrojec~0qt~36qU~28qd~12qme~8qms ~2qtnore popular. ~6q@`~2qi~0q@~4qSeve~qr~8qa~2qf~q,x~04qw~64qO~q4 askedf ~0qU~0qd~qi~qn~4qg numbers and Chairman Frank Raf~8qtery ~qel e or more spe ~qs~qv~_ ~q"_~qJ ~qe~4ql "me: ~8qd. e~76q= to ~qs -an ~qr~2qy, a mi~2ql bits of local h~8qi to d ~6q1~q,~0qf~2qO~20qW~8q4~8qfd Gray member o~6qi ~2q@~4qbe meeting by asking people to ~8qW~8qd~q, ~q-~8qna~2ql~q,~q.~qZ~qo~0qn~4ql~8q;g and code, ~48qMd" ts from ~6q6ar~q,~q' ~4qAdeas they or.their fr~6qi~2q6~qnds may ha excerp ~_~q,~q,~76q6~4qt~-~,per~8qtai~8qd e about the project, to board mem in ~4qn to th horeland owned b~q,~q, Nancy Suppe~qs. "We want this th~0qi ockto~8qp bor s ~qA-~q#-~qL~q. D~qT~q,~q;~q1---~q-~qr ~0 ~~~qN CNN~- ~C~l ~0~. o 0~. ~0qTP ~u~n ~-~qK ~0 ~- ~1~q"~, ~'~o~. ~0 ~1~> ~'~N ~e~-~- ~0~, ~qd ~c~o ~d~l-~l IT ~e~b ~4~A d ~0 ~JA 9~1 ~.~0~q; ~t~v ~6~A~. ~e~.. A. to ~Z~L ~M~@~, ~qg~q@~qp A ~c~a~ ~o~w~- ~'~qo ~A~j ~8qd ~j~1~2 e~. ~0~0 ~0 ~qc~qb ~q1~q0 If ~qZ~qp ~0 ~~~~~ r -By ~qv~a~l~ter ~~G.~ A_ I Mo;, e~r - ~~. or~i~. ~U~qm~t~j ~4qM~qU en ~- ~o~qo~0qm ~qg~q( 4. Ile. the A ~w~~qWALDO The.. ~q7 ~4qd~qo~4qw~s will ~p~p~6~~qt~qt~qm~qlt ~-Z~qd~ne ga~qie~'pre a ~I~qs~u to a $1~.~q2~'~4qM~qj~qI~qU~qO~qD ~2qM~qV~I~0qM~0qM ~I~2qK as. ~. -~_ ~~~p~pru~l~ia~qi.~. ~q@r~s~8q&~qy ~qd~qi~qu~qp t~qh~qq~i~i~.~@ ~q0 ed to ~q@~o~4qWt~6q&7~@~'- ~ ~qR e~qn ~q~q ~~qp~qi ~0qO~6qW~.- I -- ~.~s ~.~q6~qf t ~qA~q[c~ation design ~. BUR. ~I~I ~qf~qf~2qw~, it ~2q4~1 eC~o~n~oM~qiC~V~qi~ab~qH~qI~qtY_ ~- CO~U~n~4q%~,~'~.~I-~~@~.~.-as~8qd~sta_~2q"~,~qa~6qW~' ~qh ~qv~qs~q@a e~qo ant, which if a ~qe~qd ~-~qW~6qW ~2qV~qo~qb~.~, through the t~qj ~q0~8q0 ~2qA~e~. ."gram ~6qp~qe~n~o~2qh~4qw~qd~qf~4qv ~ ~U~U~U~t~v~v -a ~ ~qc~o~r~qnm~qu~qnity~@a~qvd Owe. ~'~4qM~qi . .-I I~-~-~-~- ~. ~-~0 re~qques~qI~qs and ~qt~qh ~e~qn ~4qU~qf ~6qT~r~o~qm tied ~q83 ~qbe~qf~qe ~~~~~~ a ~f~6~t ~Ab~p~f~q4 to A~v fw~-.t~qbe .~qoll~qa a~8qw Waldo ~qC~ou:n~qt~qy ~2qh~4qwi~ne~4q*~s~, ~qi~, ~q9 ~2q1~1 ~8qr ~0ql~4qw~0q@ ~"e~c~qO~qn~0q" ~qv ~q0 ~qIm~4q" grow, of ~c~qo~qo~r ~qen~2q@~- as ~qf~q6~r~8qa ~4qn~-~qv~qi~qn a~qi~qw at-,. ~qdinate and a~qg~4q" ~. ~qA~2qn~q4~qq~-~qj~:~q5~4qW~. ~q=~4q,~S~u~ql~qp~0q,~0qn~0q. ~q&~ve~qk~qq~q=e~U~qL~ ~4qO~2q&~8qA~2qd~i- ~, -- ~, ~4qWW ~qq~2qw~2qf~2qt~qr~, ~o~v~~n~d~! intent ~qls-~4qW~. ~0qT~'~qM~qa~ny ~qa~qb~and~qo~qn~qe~6qd-p~o~8qW prod~u~4qdde~4qw~0qf~0qt~M~qx~8q*-~_ ~W~8q% ~2qZ Mira t wi~8qU ~ql~qea~qd~-l~qb~-bu~qi~ql~qh ~q6~8qV- ~6qM~0qW~, Stag ~e~j~qv~qm~o~a~s~, ~qmo~qder~n~qi~qiati~qb~qu~s~' ~p~qW~u~qu ~deve~2qW~qp~2q" ~M~i~t~i~qm ~_~@ ~0qV~6q4~.~4q0 ~- $4~q0~,~q0~q0~q0 as ~s~l~o~~k~t~~~2q"~qp~ql~0q" ~8qp~n~e~8qd~0qC~0qW~qp~q,~-~q-~-~-~: wi~d~ t~be~i~q@~r ~qp~i~n~qa to estab~qf~qfs~qb a f~qa~et~o~8qq~@~0qW~, des~qi ~4q1~q6~. to ~T~he wat~e~r~4qf~4qt~qv~6qa for ~qt~qb~qa, ~qp~qq~qrpm ~2qd- wing local ~qb~I~qh~qW to ~4qa.~-ea~8qW ~6qO~qe~qf~a~6qW~_ ~~ted, ene~r~2q=~c~qient bousi~n~qg u~a~0qf~0qt for. W~qA A~qss~qista~qo~0qm ~2q& residents. Will ~inatio~n so*, will i~qw~4q@ a market ~st~qudy,.- ~4q0~q0~0q" for. ~qC~o~qo~qi~2qf the ~qI~4qm housing tech~r~qology ~q@nalYs~qis, -fina~n~- ~qh~qical assistance to the W~0q" County that -Was: j ~o~qb~,~-~2qappo~rtunity~, We~-~-~- cial analysis and -~qb~u~qs~8q@~2q& a ~7'he MOW Agri~qcul~qh~u~qml s(~2qA~_~8q@~_~qt~qb~'~8qF~0qV~%~6qOe~q@ focal ~4qO~2qd~4q& ~qV~q, ~q.~4q4~q.~q- mee ng ~qS ~28qf -it ~0qS~0qp in- in 9 ~2q3a~8qndy~q. P~36q6~44qW ~92qB~52q4~40q@~40qf~40qi ~qS~8qk ed ~q7~28qde~32qM n ~0q_`a~40q6d ~c ~'~qM ~q4 ~4qe~2qp~qt~qio~qn ~0q1~36q4~q"~q'~8q1 ~2qt~6q-~2qbe ele~04qme~qnt~8qa~0qr~48qY ~92q@ ~q.~48q1~q-11~2q0~q1 ~.~qt~q, ~2q@~@~q0~6q0~_~48q0 ~48q%I~44qW Point- IWO ~0 page A - The Waldo Independent, Thursday, April 28, 1988~6q) o on.- prop ... sought, St ~q@ ~6qck~4qb ert ~@ ~1~'~-~@ ~, ~4qy A local development ~ corpora-- -~-~4ql~-~0qAe~t~"wo lots have been eyed by malized, -are" R~q@~'ftery, Bernie tion~form ~qat~.~.~-the ~to~ck~qto~0qq~.~.~,- ~q@~qq~m~4q%~.~,~qq~qf~qf~qicials for several ye Baker,. Jerry-,.. Nickerson~-~,~7~;~-Se~qle~c~qt~-~!~@~- Raftery -said the Bangor man. Richard Harriman, Nancy,.: moving ~qio~@~*a~ic ~q'~qf~qe;` ~q6 ~0qq~qk~i~tre ~4qC p~qju-~,~qS~q@-~1p~1p~1p~~!~q!~q@~@ ~-~1p~p~p~p~nt~, ~q6~-.~qIand would~'i~qf~qis~qi~i~qi~qi a~c-~' ~qSuppes Gretchen ~4qGaff~qhey Bo ~q10 ~qS~qio~qc~qk~qion' ~6qRa-~4q6~q6~qf ~"~'and: ~-~~,~qcess ~8qjo ~.~.th~e~qmater for clammers, Ludwig.and Dan Harriman .Penobscot River. lobst~e~irmen~. and boat owners..T~~4qh ~-~~.~,--Th~qp~, ou~qp plans, ~.~q4 ~qJ~n gl~i~qv~-member~- group has, CMP land-,, on which he. sav~i~q@~@t~6qWo~qq~h ~8qm~qQ~q!~q!-~qp~qL~qq~i The ei ~0q%~zt IV, ~a~qh ~@~;::one~.~q4~,~qw approached* C~qintr~"~'a~ql~',~- Ma~qin~-~,~q&~q@~, '.'osprey. and;an eagle on a re`~c"~q6~qn~qt~-~-~q4~.~"~@~'~:~T~qCfi~T Power Co~.~.~'which own~qs~.~'a~' , pprox~-~@~;~,~.~;visit~@- would, provide a'san. imately 240 acres at Sand'' Point' KIM ~qy beach fo~qj~-~,~qStockton resider~qits~,a~l~qi~qd~~.~.~~-~*~@~~'~@~-~@~,~@~'-~,~" ~@~4qB k a er sa~i th~8qO~-h~q6p~qg~:fi~qd~re __po ~-~-~Z~@r~*~d~qg~qress to. including a popular beach,'-'a~nd others... the Bangor Investmen~qu Co., The. corporation is looking. a~qr mee ng: this summer..,., which owns 123 acres on the har- ways the land could be developed.' ~2qth~qt~- -stakes are high R~qa~4qf~4qte~r~4qK b~ar. to yield the purchase prices and--:'-- sa~i~2q& -a ~.n~' ad h~o~c g~qfou~0qp~l~@ th~qi~2q& President Frank Raf~qtery said still pro~qlect. the~8qpu~qb~qUc~'s interest.~.~q@ negoti~qited with the Ba~ng~qbr~-~-~q:~qI~0q&~- this week neither company has Working with developers is.a- vestment Co., a subsi responded to the initiatives as possibility, he said. Bangor ~6q& Aroostook Railroad,.,. Yet. He would not- disclose what The eight members of the cor- several years ago was told their the committee proposed. poration, which is now being.for~;- ~q$450 000 offer. would.-- h~a~q@~e. -a~c~c~qd~0qptable a.yea~-~r-~-~8qea~r~"~2qW ~-~-~-~6qf~6qf~qe~. said:'.-both -c~ompa~qn~qi~qt~qi~: want., t~qo~. ~inak~qi- ~2qi~-~7 ~e ~qp~q]~qr~qbfit on. th sale ~. ~O~2qU their proper-ties, bur t~qhey-are c~an~-~- c~emed abou~qt~t~4qh~eir~i p~qp ~0qv~l~xnages- ~qas well. "'Permanent access.. appears ~qf obtainab~ql~4q&~, Rafte~r~8q@ said. "And~2ql maybe we~'~0qU go a~qf~ql the_ w~qa~qx~. Ail Ir U rx L' Sr. rr tg rr 9 W-W W If 24 ti pro, 94 a RuR g, I Ila mal 1"Irig, I s; 21 11111 g Rt I u -1, 1 m FJ 'it 'Ott 9 our J@ s rr L r f 54- S! .48 if' i Jwc U, I - t k fla I F Sm' < I IT or H, 911 Isl jJ2. cr itt gal pk VF rms I rr P. Wits. -ki I F@- H; MIR 1n; a ril 141@ Woo roll- or KA fA He said the new ow @mociiion voters in positive mood q,,Vm motel began their, re! the purchase before th By Tammy Lacher $40,000 will go to preliminary be presented at town meeting. 10 approximately half-acre lots elevated to $500. He Stockton Springs residents ap- costs of buying Central Maine According to Pendleton, the on a 10-acre Cape Jellison-site. ' his request for a buil( proved $10,000 seed money to get Power land at Sandy Point and closes( vote Thursday night came Peckham said Hill's plan "will came after the Decem the town's development corpora- Bangor and Aroostook Railroad after discussion of the cluster have to be modified because it vote to raise the fees, tion goingi established an annual land on Stockton Harbor. Legal housing amendment to the sub- calls for town houses with a com- was creating 20 nem review of their subdivision or- fees, appraisals and land use division ordinance. After two mon wall between the houses." helping such neighb( dinance and amended the or- plans are among the expenditures counts, she said the final vote was The aFfiendment accepted Thurs- Young and Bruce Ma dinance to allow cluster housing identified by the corporation. 21 to 16 in favor of the amend- day night stipulates all houses in will likely connect to at a special town meeting field Town Clerk Robbie Pendleton ment. a cluster plan be "detached, tension. last Thursday'.-' said residents' concerns over the Brooks said the amendment single-family dwellings with at "I'm not here to c According to First Selectman article centered on whether (lie "gives the planning board some least 25 feet between them." . whine," Bolduc said, Earle'Brooks, about 50 towns- town could afford the $10,000 flexibility on innovative ways to Pendleton said those debating City Manager Wi people turned out for the meeting and where the money . would use land." With cluster housing, the amendment "weren't really defended the city's and the warrant's three articles come from. According to the minimum lot sizes of sit[)- against it so much as they were several points. She passed as written. Brooks, the money will be ap- divided land may drop below the just trying to understand it. ', Bolduc requested ar Brooks said the Stockton propriated from general funds town's mandate of "ol)e house, Brooks agreed, saying "There permission to exten Springs Development Corpora- left over from last year. one acre," he explained. III ex- was some opposition, but mostly about 1,000 feet, "yo tion needed $10,000 in order to The annual review of Stock- change for smaller lot sizes, open a lot of questions." Those who couldn't get approval apply for more money from the ton's subdivision ordinance is an space is held in common by all were opposed, he said, were ac- panded) septic system Economic Development Ad- attempt, said Brooks, to keep it residents of a developmeni. ting "just because it's a change. . The issue, she said, ministration. He said the EDA updated. Thursday's vote Planning Board Chairman People sometimes resist change. jobs and expanded ser may grant an additional $30,000 charged planning board members George Peckham said the board Some are just against regulation, capacity of the treati now that $10,000 has bein ob- with reviewing the ordinance has received a subdivision ap- period. Taxpayers paid for ff tained locally if the county's Title each year prior to the annual plication requesting cluster hous- tion of the plant and 9 submission is approved. town meeting. Recommendations ing. The developer, Benjamin The meeting convened at 7 has said new users w According to Brooks, the- for changes or additions would Hill of New Jersey, is asking for p.m. and was over by 8:30. the remaining capacii to contribute owa, evitable expansion.- Swan La e project isheard by board Moses also said Bolduc and his partni By Jeff Shula 30 days to act on (lie application pressures from the soull) are per- especially if the upper half of the fee would be $30,000 A plan to create a 10-lot sub- unless both sides agree to an ex- sistent and development may be site is ev'entually developed. each motel room. At division on the west side of Swan tension. In the meantime, a loon inevitable. Abutter Greg Maddocks spoke the council minutes st Lake near the state park drew expert from the University of "I don't agree with iliai," the in favor of the subdivision, say- asked for permission heavy rife from residents Tues. Maine will be contacted to better resident shot back. "I'licie are ing it might help keep 'his taxes 'the line at his owi day when the Swanville PlanrLing. ascertain the threat to the some hard choices to be made down and control vandalism at "'Waiving the fee woul Board held a public hearing on resource protection . district here. . . " - his lakeside camp. it at no cost to the the proposal. around Mud Cove. Paul Perry, another nearby The next planning board noted. ' The development is planned McGovern's supporters at the landowner, said septic syslems meeting is slated for June 7, at . Councilor Patti An for land owned by John, hearing praised the plan as being from the lots would feed inio two which a proposal for a subdivi- Bolduc's most vocal Calloway of Rockport and sur- beneficial to the town because it streams which flow into the sion on the east side of Swan she has long champi( rounds a resource protection area will broaden the tax base. critical wildlife area. He also said Lake is expected to be presented. tension of t.he sewer on the shores of Swan Lake "You're not going to have people the entire parcel is home to where a loon nesting site is the living on AFDC buying those pileated woodpeckers, owls and focal point of animal life. lots," said one. Those peo- deer. "These subdivisions are 66 - eating up our wildlife habitat," Loons are very, very pie are going to protect that pro temperamental . ..," said perty." he said. "I just ask that the plan- Economical lakeside resident Charles 441tis not a one-way proposi- *ning board review that very Miklovich. "The encroachment tion countered Miklovich. . seriou .sly." 4 of man on a loon nesting site will , Re M( S119 e)WMWhe rgouc Y jilignsid imoM@ mplo'-wof ,nvftm Stockton Spring.s Sandy Point Area Topography __j -Ul SCALE LEGEND I : 6000 kh-d w Far Penobscot Valley Council of Governments may M Pimmsce knfarnxCon Mwagamt & Sp@d Arm*-62 LaWalory, Wnmfty of M*e, Orcm, W 04489 us .4-d CD (n 13 0 0 4 4 LLJ c, cc IZW Stockton Springs Sandy Point Area Soils and Natural Features . ................................ .............. ........... Ff DUE H . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . .. . . . . . . . . . . . . . . . . . . . SCALE LEGEND N WMd - S*Ab Ow ft"NOW am MW RU OW"* %Wft hr QdW." Penobscot Yalley Council of Governments " Q*" - May 1988 Newsce hfomdion MMOPrftt Spatid kidysis L&"atory, WVWsity of ikk,, Oravc@ ic O"m Stockton Springs Sandy Point Area Proposed Land Use SCALE LEGEND tf 1 :6000 a ew Fw Penobscot Valley Council of Governments may 1988 Resource Information Monogernent Spatial Andysis Laboratory, University of Maine, Orono, ME 044-69 Stockton Springs Sandy Point Area Land Use Regulation Proposed A A LEGEND 1 .6000 4W 0 FM at owd VA. Appw P.Wcom zft Penobscot Valley Council of GcIvernments UAW Kay 1988 Res3irce Information Manogemirt & SpaW Anotysis Laboratory. Uim*y of Maine. Orow, W 04469 Stockton Springs Sandy Point Area Land Use Regulation Existing C3 LEGEND SCALE 1 :604 0 %oddd-@ Penobscot Valley Council of Governments *ad &W N.M Z- May t988 Resource Imformotion Manogwwk & SNUd kidysis Laboratory, Uiversity of Wro, arorto, W D4469 InitiatLn3 @ Local Development Corporation Stockton Springs, Mine Background The Stockton Springs Development Corporation was formed for three principal reasons: First, the Town's vital interests are at stake in two key areas of the community - Stockton Harbor and Sandy Point Beach. In Stockton Harbor a public boat landing facility is located on private land with only an informal and scmewhat tenuous arrangement with its present owner - The Bangor and Aroostook Railroad for its continued use. There is, moreover, considerable sentiment within the ccmnunity for maintaining this long-standing point of access for fishermen and for enhancing the area by developing a marina and related facilities. Second, the Stockton Springs Sandy Point Beach area has long been an important recreational resource for the town and region. It presently faces considerable development pressure. Central Maine Power Czmpany owns key parcels of land in the area, including the Beach itself. Making. sure this recreational facility remains available to townspeople is an iniportant objective. Third, a local Development Corporation was seen as the only vehicle reasonably able to coordinate all the many public and private interest involved in both areas. A local development corporation can be a flexible organizational entity that can be molded to fit specific local needs. Because a development corporation is formed for public purposes and will not'itself accrue profit fran its operation, it is tax exempt, and can be fueled by any ccubination of member dues, private or public grants, state and federal loans, and in-house revenues. Formation of the Stockton Springs Development Corporation brings local government into partnership with the private sector in the pursuit of environmental protection, and economic and recreational developrient. for the area. Assuring continued public access to two prime coastal area,, in Stockton Springs were strong motivating factors for forming the Stockton Springs Development Corporation. Prerequisites to Formation In order for a local development Corporation to succeed it must have a clearly defined mission and a ccmmitted, organized constituency. Recent surveys undertaken as par-t of the Stockton Springs' ccuprehernsive planning revealed that as many as 76% of townspeople would like to see recreational facilities expanded and developed in town. Adding a marina was the type of facility that most of those who were surveyed said they wiould like to see developed first. 81% of the people according to the survey said they would like to see shoreland property acquired for public use and 72% were even willing to see taxes increased to accomplish such a goal. One of the first steps in the initial efforts of the Develop-nent Corporation was to clearly articulate a statement of purpose, a mission for the organization, Whether the organization was to become essentially single purpose oriented, or whether it was to pursue a scmewhat broader charge were important topics of discussion, early on. In general, the group felt that if relevant social issues could be;addressed, in the context of the project, that the Development Corporation should do so. Thus, in addition to the immediate objectives of preserving public access, and protecting envirormiental resources, two other cbjectives were to be pursued as part of the mission of the organization: the provision of affordable housing and the creation of area jobs. As a result of these discussions the following goals and cbjectives were arrived at: The primary goal of the Stockton Springs Development Corporation is to plan, locate 'and execute developments in Stockton Springs in such a manner so as to minimize the impact on the natural environment of the Cbmmunity and to maximize the returns for the economic and social well- being of the citizens of the Town. Ube specific objectives of the Stockton Springs Development Corporation are to: 1. Assure that the Sandy Point Beach area re-nains open and available for public use by Townspeople. 2. Develop, or arrange for the development, of areas adjacent to the beach to be done in an aesthetically pleasing, environmentally sound manner, respecting the interests of adjacent property owners and the townspeople, while contributing, to the maximam extent possible, to the town's tax, employment and affordable housing base. 3. Fbrge solid working partnership with ccmrercial interests, land owners and the town to protect public water access and to stimulate the development of a marina and related activities in the Stockton Harbor area. 4. Facilitate and administer the develcprent of both areas in accordance with a detailed, ccnminit@-backed, long term plan acceptable to all interests involved. 5. Acccrnplish its goals by: a) negotiating long term land purchase agreements %%dth CMP and the B&A Railroad, b) utilizing current and projected value of the properties as leverage for operating and develognent funds, and c) targeting i-ncaTv-- frcm its activities to support debt service for the project an d, to the extent possible, acccrnplish other important ccnTninity objectives in housing, recreation and employment. In short, the Corporation was established to protect important and valuable coastal areas for future generations and to arrange for the wise use of certain, other associated areas through carefully planned recreation, housing and harbor developments. 2 organization The chronology of events in the development of the Stockton Springs Development Corporation occured roughly as follows: 1. Organizing a constituency - As a result of the pre paration of a ccrrprehensive plan key assets of the Ccmmmity were identified and the threat to their continued existance articulated. - A willingness was expressed on the part of local officials to explore the formation of a development Corporation to deal with the threat to these CtnTnunity assets. - Preparation of a concept paper explaining the basic working s of a develop-nent Corporation was made available. - Examples of what local development corporations elsewhere have acccrnplished was also circulated. - Commitment of local funds was made to procure staff to explore the notion further. (In this case a State Planning Office Grant helped match local funds to more fully explore one of the project areas selected. In addition EMDC/FV00G contributed an additional $1,500.00 specifically to help establish the development Corporation). - A Ccmnittee was appointed by local officials to explore the formation of the local develogrent. Corporation, most of whcm in this case, later became the organization's Board of Directors. - Several public hearings were held, along with associated newspaper articles, to obtain public feedback on the Concept. 2. Incorporating the organization. - Based on public feedback and the Ccm-nittee's deliberations a more detailed organizational mission staterent, was prepared. - Articles of incorporation and by-laws were prepared. - A Board of Directors was appointed by local officials. - The first organizational meting, was convened including the appointnient of officers. Legal assistance was obtained in the preparation on an application for non-profit organization status. 3. Managing early operations. Prcper-ty appraisals were obtained for both parcels frcm local area appraisers. 3 - Purchase of fers were formulated for the properties and strategies for negotiations were prepared. - Review of general site features and conditions based on readily available infonDation was prepared. - Beginning investigations of grant and loan fund sources available were n-ade for property acquisition and site develoFrmnt purposes. 4. Marketing - Fund raising strategies were developed including the appointment of a fund-raising cannittee. - News releases and interviews arranged with area newspapers on Corporation activities. - Meeting with area legislators and town officials were arranged to explain the purpose of the developnent corporation. - Further Town financial support was obtained for staff related efforts to continue the work of the organization (in May of 1988, the Town of Stockton Springs voted at a special town meeting to appropriate $10,000.00 for the Developnent Corporation's activities). Phone conversations and letters to state and regional officials were sent to solicate project support. 5. Beginning project coordination and inplen-@-_ntation - Meetings were held and follow-up correspondence with CMP real estate personnel was sent to explore further site purchase options. - Financial analysis for project ccniponents for the Sandy Point Beach Project was ccmpiled. - Meeting and follo%-up correspondence with David Hughes, President of the B&A Railroad were arranged to explore possibilities for joint efforts in Stockton Harbor. A grant proposal was submitted to EDA.in conjunction with the Waldo County Job Opportunity Zone designation, for purposes of sccping out the affordable housing and job creation options in conjunction with the Developokent Corporation activities (a grant in the amount of $30,000 was obtained). Inter-views were set up with Landscape Arch itects to obtain additional expertise for more detailed site planning related work. A proposal for financial and organizational assistance was submitted to Coastal Enterprises Inc (assistance agreed to be provided). 4 In summary, formation of the development Corporation and the. developwnt of an associated action plan has required three key ingredients: 1. A focus on 'valued assets of the comnunity. A beach and a. boat landing and the quality of the environments both were situated in, provided a strong basis for rallying town officials and citizen interest in measures to protect those assets and qualities. 2. A clear vision of what these two key areas of the Ccmnunity could be. A marina in Stockton Harbor with associated development and a Ccammity recreation area and wildlife preserve in Sandy Point were well articulated pictures of what was possible, which helped to galvanized town-vade support for the Corporation thereby creating a nxxnentum for action. 3. The availability of persistent individuals wbo were willing to spearhead efforts to realize the CcnTmanity's vision for what these two areas could become' In this case, an active, knowledgeable and experienced Board of Directors with a strong ccnmitmient to making the project work. RAP 8/5/88 5 r I I I I I I I I I I I I I I 1 14@1 1 3 6668 14102 7211 I