Acadia Timber outlines master-plan rezoning for about 385 acres around Jerry Pond

Acadia Timber representatives presented a high-level concept for a master-plan development district covering about 385 acres around Jerry Pond at the Millinocket Planning Board meeting on June 18.

Conway Elkins, vice president of real estate and public affairs with Acadia Timber, and planning consultant Noah Mussin described the proposal as an initial framework to rezone the area and set expectations for future subdivision-level reviews. "Tonight is a continuation of what we've been at ... working on this project for nearly 18 months now," Elkins said, stressing that the presentation was informational rather than a formal application.

Planner Noel (consultant) told the board the goal is to protect shoreline and open-space resources while creating opportunities for new housing that supports town and regional growth. "The area we're talking about needs to actually be rezoned for development," Noel said, adding that the team is proposing a hybrid, master-plan zoning approach that sets densities, allowable uses and conservation areas in advance.

Presenters said the study area includes mapped wetlands and vernal pools, some of which are in setbacks, and emphasized that specific development proposals would require more detailed wetland delineations and potential state or federal permits. "We have identified vernal pools and wetlands," Noel said. "Depending on the level of development, we'd have to go through DEP permitting or Army Corps permitting for any of that stuff."

The concept plan presented several "microzones": conservation areas intended to protect the pond and sensitive resources; an orange buffer strip of smaller single-family lots abutting existing neighborhoods; salmon-colored larger lots on higher ground intended for septic and wells; blue clustered small-lot areas; and a purple area proposed for multifamily or senior housing. Allowed uses discussed included single-family homes, duplexes, multifamily units, accessory dwelling units and limited neighborhood-scale commercial such as a small convenience store.

On infrastructure, presenters said some parts of the district could tie to town water and sewer to allow smaller lot sizes while other areas would rely on septic and wells. They cautioned that lot minimums vary by utility type and that infrastructure phasing, stormwater management and permitting would shape what can be built. When asked "How many lots do you anticipate?" Noel replied, "We haven't really gotten to the full number yet," and said unit totals will depend on wetlands deductions and state law changes.

Presenters emphasized integration with the town's comprehensive plan and an intent to coordinate ordinance language so the master-plan district serves as an "add-on" to existing code rather than wholesale replacement. Next steps identified were additional public workshops, drafting ordinance language, planning board review and town council consideration; staff member Lorna was named as a key coordinator for code and comp‑plan alignment.

Public feedback from an earlier open house in May — described by presenters as well attended — highlighted requests for buffers between new development and existing homes, preservation of trails and recreational access, and a mix of lot sizes. The presenters said draft ordinance language will be circulated to the board for redlines and further discussion.

The presentation concluded without any formal land-use decisions; board members and presenters agreed to continue the review process with more detailed ordinance language and public engagement in coming months.