Bigelow Hill Workforce Housing – CV Select Board Approves Two Transfer Station Stickers Per Family

Carrabassett Valley, Maine – Representatives of Western Maine Mountain Housing presented an update on their Bigelow Hill project along with a 2026 budget proposal, which includes a request for $100,000 towards the estimated $257,028 expense needed to complete the review process. Weyerhaeuser Timber Co. donated 22 acres of land for workforce housing at the top of Bigelow Hill opposite the transfer station and sanitary district.

Dave Cota started with the history of the housing committee established by the Select Board in 2021 just before the beginning of the Pandemic. Because this is a regional issue, the committee reached out to people from Eustis to Kingfield.

Business and residents knew anecdotally that there was a housing crisis. Discussion of hiring a professional firm to confirm that it was a crisis resulted in hiring the nationally recognized Camoin Associates firm, which had offices in Maine, principals of which already had Sugarloaf connections. The Select Board agreed to commit $20,000 for the study.

In anticipation of a study, Committee members Leah Stevens, director of HR at Sugarloaf, and Barb Larson, realtor with Mountainside Real Estate, created a survey for the area to assess area housing needs. Tim Flight assisted with the survey as well. When Camoin was hired, they reviewed the survey questions to confirm it covered all the bases.

Select Board members who were also local business owner/managers Lloyd Cuttler and Jay Reynolds noted that the first interview question in hiring was “Do you have a place to live?” Reynolds added that his business has to rent five or more units a year for their staff, which then reimburses his business over the course of the season.

After three months of study and research, Camoin came out with their results in March 2022, confirming the area’s housing shortage: Carrabassett River Valley needed 100-300 additional year-round units plus approximately 225 seasonal units to meet current demand. (The study is available on the Town website.)
Since the initial study, the Select Board has been instrumental in forming WMMH, helping it acquire 501(c)(3) nonprofit status and early funding of its administration through the $20,000 Camoin study. In November 2022, the housing committee, with its new Western Maine Mountain Housing name and nonprofit status, received $308,275 of County-based ARPA funds from Franklin County Commissioners.

Carrabassett Valley continued this support with the adoption of contract zoning, the creation of a tax increment financing district, and most recently with the proposed change in the Town’s zoning that will allow WMMH to build a workforce housing project on Bigelow Hill. Corbin added that rezoning the area on Bigelow Hill would have its own impact on growth.

The committee expressed its gratitude for the SB’s leadership and support. WMMH will provide $175,471 from its remaining balance. The $100,000 it is asking of the Town will go toward the $257,028 cost of completing the review process. The expenses involved in approval of the project by the Town and the DEP include: administration ($17,108), engineering ($127,900), architectural services ($58,520), fundraising ($50,000) and legal fees for closing fees on the property.

Upon permitting, etc., approval, Phase One includes one 12-unit apartment building and the road, sewer, water and related infrastructure for an additional 12-unit building and approximately 20 single-family homes, estimated at $4,101,909. There is a $1,500,000 federal grant already in place. WMMH will need to raise approximately $2.7 million additionally for Phase One.

Cota noted that WMMH hopes for up to 30% income a year from the West Mountain TIF as well, which chair Luce thought to be a natural component. Greene said this project only represented a total of 44 housing units of the potential 100-300 needed, seeing the work of WMMH going forward beyond the Bigelow Hill project.

WMMH treasurer Tom Hildreth stressed the importance of the Town’s $100,000 financial support for this review process of the project. Once the complicated review process is completed, fundraising has actuals, not projections, for which the money is needed from the private sector. Town support also provides project credibility.

Cota noted from the school committee information included on the agenda that the town is worried about its declining school population, caused significantly by lack of affordable housing. Alex Godomsky, Head of School at Carrabassett Valley Academy, noted that housing was his constant concern as he sought qualified instructors. Lloyd Cuttler added that if you’re not growing, you’re dying.

TM Corbin asked who would qualify for the units. Green responded that the $1.5 million federal grant required that only renters up to 120% AMI (annual median income) would qualify. Green could not speak to requirements of privately raised funds. However, in the 50-year deed of gift covenant, Weyerhaeuser considers this exclusively for workforce housing from 80% to as much as 220% AMI, although the WMMH board has not finalized the agreement. Green added that once units became available, they would let local businesses, etc., know about it before marketing any further.

Chair Luce noted that contributing $100,000 was a budget committee decision, not a SB decision, to be voted on at Town Meeting, although all SB members expressed their support. Cuttler observed that Weyerhaeuser is so receptive to workforce housing that it donated the property while still paying taxes, an example of the sense of community here.

Cuttler, also on the board of WMMH, noted the possible conflict of interest. TM Corbin, also a lawyer, responded that Cuttler’s having acknowledged it was enough and added that this would ultimately be a citizen decision at Town Meeting, that Cuttler did not need to worry about a conflict of interest affecting a vote.

WASTE MANAGEMENT

At a workshop held December 1, members of the Select Board met with the Town Transfer Station operating contractor and its new Superintendent to clarify practices and policies.

The Select Board confirmed the new sticker policy in 2026 as well as its dumpster reimbursement intentions. Corbin noted that he had received feedback that households should receive two stickers rather than one before they start charging $25 for additional stickers. The Board was fine with that and Corbin will draft it up.

For budgeting consistency, the Town Manager recommends continuing to reimburse residential municipal solid waste (MSW) (not construction debris) dumpsters at a tonnage rate not to exceed the tipping fee charged to the Town by Waste Management for Town dumpsters.

When condo associations/HOAs have their own dumpsters, the Town will pay the $90/ton fee for the first ton but the HOA will be responsible for the difference above that at whatever rate the Norridgewock transfer station charges. The Town will have to sort out the charge to the HOAs when it gets the bill from Waste Management, which it will then pass to the HOAs.

AIRPORT HANGAR LEASES

Three leases needed signatures before the end of the year, which the board approved.

WORK PLAN REVIEW

Corbin reviewed the Work Plan progress in 2025 and items remaining for 2026. Green means done, orange means in process, red means not started yet. There are unforseen expenses throughout the year as in painting the library, but this plan provides a degree of oversight. Board Members will study this for the next SB meeting.

BUDGET PREVIEW

Corbin reviewed new capital expenditures anticipated, and new administrative expenditures recommended for 2026. His goal is to flat fund the budget this year as much as possible. Capital expenditures are known: the short course, pickleball, Town Office redesign.
There is a newer one for personnel: the new Fire Chief is part time, so Corbin is considering hiring a new full-time fire fighter to augment the work of the Fire Chief. Corbin has also looked at other ski town budgets and presented a graph showing comparisons. The Board will add this to their homework for the next board meeting.

PERSONNEL POLICY

Corbin asked the SB to approve updates to the Personnel Policy discussed previously in 2025 in light of the two new hires, Fire Chief and Recreation Director, coming on in January. Corbin was not sure whether this is Town Manager or Select Board purview, so is bringing it to the SB for input.
As this has a January 1 deadline, the Board will study this as homework and discuss this over email in the remaining 9 days of the year and delegate the final call to Corbin as temporarily approved guidance.

HOLIDAY OFFICE CLOSURES

Select Board approved closing the Town Office at noon on Wednesday, December 24th, and at 1pm on Wednesday, December 31 because of Trio closing down for end of the year bookkeeping. The Office will be open on Friday December 26th.

NEXT MEETING DATE/LOCATION

The Select Board confirmed it will hold a workshop with the Town’s auditing contractor on Wednesday, January 7, and will hold its next regular meeting on Monday, January 12, 4:30, at the Town Office.

INFORMATIONAL

• University of Maine Orono Junior Maxwell Kenney has completed his economics capstone project, “Estimating the True Functional Population of Carrabassett Valley, Maine.” By working with data provided by Town records and local partners including Maine Huts and Trails, Sugarloaf, and Western Maine Transportation, his analysis concludes that beyond the 673 residents estimated by the 2020 U.S. Census, the Town’s “Effective Year-Round Average” (i.e., the typical daily population) is between 2,100 and 2,400 people, and the Peak Day Population is approx. 6,500-8,200 people.
  Kenny could zoom into the meeting on the 12th for a presentation of 15-20 minutes.
• Town Office internet provider Charter/Spectrum abruptly cancelled official Town email addresses on November 17, 2025, without notice or permission. These email addresses were provided to the Town as part of the internet service. The Town Clerk worked diligently, daily, with the provider for a full month to regain access. The result is that the provider is unable to comply and the Town has likely permanently lost access to the use of these email addresses (but not archived emails thankfully). Town Manager intends to call this to the attention of the Maine Attorney General’s Consumer Protection Office.
• Comprehensive Plan Public Hearing held December 13, 2025. Hearings on proposed zoning amendments anticipated for January 2026. Adoption of Comprehensive Plan and any zoning amendments targeted for Annual Town Meeting in March of 2026.
• Town Manager invited to meet with School Committee on December 11 to listen to concerns regarding declining enrollment (described in the Superintendent’s Carrabassett Connections article) and discuss methods for attracting families with children to Town. Manager explained his intention to explore long-term rental incentive options as well as marketing in 2026 and 2027. Committee to consider additional efforts.
• Town Manager and Treasurer have crafted a new agreement for independent contractors in 2026. The agreement requires contractors to complete prior to December 30th Maine’s Independent Contractor Statement and to provide COI endorsing the Town as additional insured, as well as any invoices, prior to being compensated for any services provided.
• MaineHealth EMS subsidy request to Town of CV for 2026 represents a 1% increase from 2025 (up to $198,656 from $196,631).
• 2026 Donation Requests due by December 31, 2025.

UPCOMING MEETINGS:

January 13 – School Committee meeting, 5:30pm, Town Office.

The board then went into executive session to discuss personnel.