INTRODUCTION

A map of community’s existing land use is a bird’s eye view of the mosaic of human activity on the land surface. An eagle soaring over Lincolnville would see a patchwork of different land uses. Much of the land within his view would be forested. Other parcels would be devoted to agriculture and open space. Concentrated centers of human activity would be seen in the Center and along Route 1. Although in 1992 the overall land use in the town is primarily residential, the Route 1 area does contain a substantial amount of commercial activity.

The following pages will take the reader through an inventory of existing land uses in Lincolnville. This information has been culled from a variety of sources. The Comprehensive Planning Committee conducted a windshield survey of the town in February and March of 1991, identifying existing commercial and residential uses of land. Also reviewed were building permits issued over the past 10 years and subdivision approvals granted during the past 18 years.

DEVELOPED LAND IN LINCOLNVILLE

Practically no force in nature can compare with the ability of modern man to manipulate the landscape to his end. Throughout most of the 19th century, Lincolnville’s residents maintained a relative balance with their natural environment. Despite a population peaking at almost 2200 in 1850, the long-term human impact on the natural resources of Lincolnville was small. Think back to those days. Most Lincolnville homes of that era were equipped with a dug well, hand pumps, and a privy. Transportation was by horse and wagon. Fuel was firewood. Industry, although it did flourish in Lincolnville during the 19th century, did not create long-term problems.

By comparison, the average Lincolnville household today often has a drilled well with a pressurized water system, delivering large quantities of black and grey water back into the ground. Our society utilizes an elaborate transportation system via internal combustion engines requiring sub-stantial quantities of oil and gasoline. Some of these engines, powering a dozer or backhoe, can alter any landscape in a very short period of time.

The following paragraphs will outline the different ways that developed land is utilized in Lincolnville.

Residential Land Use: A review of land use for residential purposes pre-sents a dichotomy. It is both orderly and haphazard. The order of devel-oped residential land comes from its historical roots. The 1859 survey map showed concentrations of population at the Center, Beach, Ducktrap, and along what is now Route 1. It also shows more modest concentrations of population along what we now call Youngtown Road and, to a lesser extent, in the northwesterly quadrant of town. As these farms were passed down, land was divided to provide housing for the next generation. This was generally done in an orderly pattern, on lots created adjacent to the existing road system. An examination of the 1992 parcel maps shows this historical order: concentrations of residential lots at and near the Center, along Route 1 including the Beach, Ducktrap, and, to a lesser extent, along the historical roadways of Lincolnville.

It is interesting to note that in 1859 there was almost no residential development along the shorefront of Lincolnville’s ponds. By comparison, the 1992 parcel map shows intense lot development on Coleman, Norton and Pitcher Ponds. This development is undoubtedly the product of a combination of factors: improved transportation, increased leisure time, and the accumulated wealth our society has created during the 20th century.

The haphazard aspect of residential development comes from the place-ment of new structures. From 1981 to 1991, 228 permits were issued for new single-family homes in Lincolnville. During the same period, 78 permits were granted for mobile homes. There was very little order to determine where this development took place. Provided the applicant met the mini-mum lot size requirement and soil test, a building permit was granted.

In addition to single-family housing and the mobile homes, Lincolnville also approved eight units of subsidized housing in 1983 and 44 condo-minium units in 1984. Thirty-three of the condominium units have been built to date.

Commercial Land Use: The existing pattern and distribution of commer-cial land use in Lincolnville is relatively easy to define. Over the last half-century, as the automobile and transportation system developed, the location and type of commercial activity in the Mid-Coast area was redefined. The automobile allowed Lincolnville residents greater access to larger commercial centers in Belfast, Camden and Rockland, reducing the need for local general stores and other shops catering to the needs of residents. Livery stables were replaced by auto repair shops. In the 1989 growth management survey, only 2.5% of the respondents said they did most of their shopping in Lincolnville. If that same question had been asked of Lincolnvifie residents in 1889, in all probability a strong majority would have identified Lincolnville as their primary shopping location.

As the automobile led to the downfall of some commercial enterprises, it also contributed to the rise of others, by giving Americans the opportunity to travel by car to their favorite vacation destinations, including the coast of Maine which has been vastly affected by tourism.

Route 1 and Environs: There are presently 24 commercial establishments along Route 1 and its immediate environs. Some businesses, such as a lumber yard, market, and auto repair shop fulfill basic services which a community needs. However, most of the commercial establishments are dependent on summer visitors to the Mid-Coast area.

Lincolnville Center: Once a lively center of commercial activity with a tavern, several general stores, shoe shops, and other enterprises, the Center presently has four commercial establishments: a general store, a plumbing shop, an auto repair facility, a telephone company and cable company which are housed in the same building.

Remainder of Lincolnville: Five other commercial establishments dot the rest of the Lincolnville landscape. There are two neighborhood markets, an auto supply store, gift shop, and an antique shop, scattered randomly throughout the town.

Industrial Land Use: Historically, a variety of industrial ventures were located in Lincolnville. Brick kilns, saw and shingle mills, lime kilns and grist mills were scattered around the community. The only industrial company in town closed its doors in 1990. Without public sewer and water and with limited access to three-phase power, it is unlikely that Lincoln-ville will be a prime candidate for industrial development.

Home Occupations: Scattered throughout the Lincolnville community are many small businesses, operated out of the home.

These entrepreneurial endeavors range across a broad spectrum of activities from consulting firms, to building contractors, to craft work. They are an important part of the Lincolnville economy, allowing a number of individuals to live and work in the community.

Subdivisions: Since 1974, Lincolnville has approved 41 subdivisions within its boundaries. Some of these subdivisions have created only two or three lots. Others have been larger in scale, creating many more lots. During this period, 192 lots have been approved. Of the total number approved, 87 lots have been developed.

A review of the location of these subdivisions indicates they have been ap-proved throughout the town. In recent years there has been a trend, parti-cularly by out-of-town developers, to subdivide parcels located on water-front or at high elevations High elevations along Masalin Road as well as shore frontage on Penobscot Bay, Pitcher Pond, Colemen Pond and Megunticook Lake, have all been subdivided during the 1980s.

Note: Please refer to the existing land use map, in the town office for more information on the location of these uses.

AGRICULTURAL AND FOREST LAND:

Agricultural Land: In 1991, approximately 1,750 acres, or 7% of the total land area in Lincolnville, were devoted to agriculture or kept by owners as open fields. The largest portion of this land, 1192 acres, is classified as hay/ tillable land. It should be noted that some of this land is simply bush-hogged to keep fields open.

Perhaps land with most agricultural value at the present time is that land in blueberries. Approximately 278 acres, slightly over 1%, are devoted to production of the lowbush blueberry. Another 107 acres are devoted to Christmas tree production.

Forest Land: It is estimated by Lincolnville woodsmen that approximately 75% to 80% of the land in Lincolnville is covered by forest. These indivi-duals estimate the forest at 60% hardwood and 40% softwood.

In 1991, 16 Lincolnville property owners registered 22 parcels containing 934 acres in the State sponsored Tree Growth Program. This is approximately 4% of Lincolnville’s total acreage. Under the Farm and Open Space Program, there are nine parcels registered, totaling 331 acres. Note: Please refer the Forest and Agricultural Resources Inventory for a more detailed explanation of these resources.

EXISTING LAND USE CONTROLS

Historically, Lincolnville has had minimum land-use controls. From 1920 through 1970, the population and related land use-activity was relatively stable. However, from 1970 to 1990 Lincolnville’s population increased from 934 to 1801, with a corresponding boom in residential development. This 20-year period also saw the introduction of Lincolnville’s first land use guidelines. The following paragraphs will analyze these controls.

Subdivisions: The passage of the State Subdivision Law in 1971 required local communities to review local subdivision proposals. Until 1989, Lincolnville reviewed these proposals under subdivision regulations developed by the planning board. These regulations were very brief, contributing to occasional uncertainty as to what procedure to follow in the review process. In 1989, a new Subdivision Ordinance was passed at town meeting. This Ordinance provides a more detailed review process and stricter performance standards that a developer must now follow.

Shoreland Zoning: In a situation similar to subdivisions, the State Legis-lature enacted the Shoreland Zoning Act in 1973, requiring local com-munities to adopt a Shoreland Zoning Ordinance. Lincolnville adopted a Shoreland Zoning Ordinance in 1974 and amended it eight times over the next 16 years. In 1990, the Board of Environmental Protection adopted new “Guidelines for Municipal Shoreland Zoning Ordinances” that required local communities to revise their existing ordinance to meet the new State standards. The Selectmen commissioned the Lincolnville Planning Board with help from the Conservation Commission, worked diligently during 1990 and early 1991 to draft a new Shoreland Zoning Ordinance which was passed at the 1991 town meeting.

General Land Use: Lincolnville passed a land use ordinance in 1981. This document briefly outlines building and land use standards. Mentioned in the ordinance are standards for lot size, frontage, setbacks, height and ground coverage. As presently written, the ordinance gives no direction as to the uses of land in various parts of town.

CONCLUSION

Despite substantial growth during the past 20 years, Lincolnville has minimal land use controls, with the exception of land being developed within the shoreland zone or subdivisions.

Sixty percent of the respondents from the 1989 growth management survey indicated they thought Lincolnville was losing its rural character. The pace of development during the past 10 years supports this position.

With few controls, the 347 building permits issued from 1981 to 1991 have resulted in a diminution of Lincolnville’s rural character.

During this 10-year period, there was little commercial development in Lincolnville. The growth of town services has been borne primarily on the shoulders of the residential property owner.