It’s Wintertime! Gravel Road Planning.

It’s hard for me to believe it’s winter up here on the mountain already, when, down on my flatland farm in Auburn, I was precisely 2 days ago harvesting the last of the beets and carrots out of a moist black cold-but-not-frozen soil bed. But it is. Old man winter sweeps through the mountains first, and I can’t help but feel overwhelmed looking at the spindly bare hardwood twigs everywhere buffering the frost-covered ground from the mountainous horizon and blue skies. There is so much to be done and it is hard for me to see my way to timely start to the 2020 construction season. But, “In our Gannt Chart We Trust.” We can do this, right?? I said right????[crickets…]

Hard as it may be to believe for those unfamiliar with larger development projects, we are already pushing the timeline to begin construction next summer, by not yet having officially submitted our DEP site law application. Maine’s Site Law of Development Act, or ‘SLODA’ as all the civil engineering guys call it, is the heaviest hand of environmental law, and is invoked only for specific reasons. One of those reasons is a project creating more than 3 acres of impervious surface. Did you know that gravel road is considered impervious surface? I didn’t until recently, because I thought of gravel as something water can trickle through. But when compacted into a road it generally does not drain, but rather sheds the water in sheet form off the side of the road, potentially sending emissions residues, small soil particles, and other contaminants with it. If not then rerouted with ditches and culverts properly into vegetative or other buffers to be screened and filtered before ultimately hitting lakes and streams, it is a major source of water pollution. Thus, gravel roads are highly regulated and a general bain of DEP’s existence. Of course, paved roads create most of the very same issues and others as well, but proper gravel road construction and maintenance turns out to be a more insidious enemy of the environment because it looks, sounds, and feels so crunchy and friendly, that people often do not realize the erosion and pollution issues it can pose.

One of the better sections of the existing gravel road, Elwell Mountain, taken 9/30/19.

Since we are striving to create a very environmentally green and low-impact project, then, it will need to pay a lot of attention to the roughly 3 miles of gravel roads needed to bring the project into reality. About 80% of the roads we need already exist as [fairly degraded] logging roads. The good news is, any efforts we put into the roads at this point will be an improvement. The way the roads sat when we bought the property last month was pretty bad. We’ll dig drainage ditches, screen gravel, fix culverts, crown and grade the road, and do everything we can to make a high-quality, low-impact road. But the Site Law application is, to say the least, daunting. The process takes about 6 mos. and the permit application itself, alone, is about $10K, never mind the tens of thousands it takes to hire the engineers and development consultants to actually obtain the scientific, soils, wetland, and other information it takes to get it through. Meanwhile, construction can’t begin without that permit.

There are whole organizations dedicated to understanding Gravel Road challenges. One of them, “The Center for Dirt and Gravel Road Studies,” puts out this program.

So we’re working hard to make it happen. We’ve almost finished lining up a development consultant and are generally on track in our timeline for other steps as well. Until then, at least we can remember why we bother with any of this, and enjoy a little time in the snow with the kids on Sundays! We’ve developed a new rhythm to increase efficiency, as the kids and I proved too distracting for Daddy when we all just went up together for the whole weekend. So now Dad works at HQ on Saturdays, while Mom and the munchkins do farm and household chores in Auburn. Then we come up Saturday night with dinner, sleepover, and enjoy a family day together on Sun with no work. Much more efficient and ends with less 4-letter words and frustration. 🙂 We’ve got our season passes to Mount Abram in my email inbox, and have decided this year is the year we teach them to ski and ride. So for now, some practice in the backyard at Mission HQ!

Rhiordan testing out his adorable little Fischers on Sunday 11/24/19

Visioning the Treehouses

One super fun item I got to do today was fluff up and email over my digital scrapbook of cabins, chalets and treehouses to an architect who will likely be creating some graphic depictions of our proposed units to present to potential investors to give them a sense of our vision. A ‘market drawing’ if you will. This meant I got pour through internet images of treehouses and cabins and chalets and find the ones that most resonate with what we are looking to create. And this is my job?! I could get used to it. Just look at some of these beautiful structures from around the world that we are using for visual inspiration:

Meanwhile, yesterday at Mission HQ, Elovie and Rhiordan learned the fine art of stopping a sled that has momentum! There was just enough snow up there that the kids got to sled around for a little while, while Daddy painted linseed oil onto boards inside that he will later use to create a privacy screen for our makeshift bathroom. I guess they call that a “Wall.” Elovie is really excited for the bathroom and asks if John’s made it yet every time we go up! She says her cat (pictured below) named Silver really needs a potty.

Running Numbers & Establishing Mission HQ

This week, my focus is on tightening up the numbers in our Pro Forma P&L and transforming all of our raw spreadsheet data into understandable, compelling financials to present to potential investors hopefully just after Thanksgiving. Meanwhile Johnny has all the fun: turning the shell of a cabin that was on the property when we purchased last month, into ‘Mission HQ’ – installing a woodstove, insulating the basement, setting up safety rails, etc.

Elovie Jewel, teaching little bro how to “pump” the swing at Mission HQ

The kids and I are there to “help” (hinder) him every weekend, but he is the champion/workhorse on that front. On the weekends, my task is simple: occasional muscle, and kid-duty. Last weekend, John helped me put up an old swing my Dad gave us and at least that keeps the kids busy for a few hours each day, buying me time to prep and cook up some awesome camp meals! Saturday, after letting our appetites restore for a few hours following our Acadian breakfast of Mailhot’s sausage and ployes with Maine maple syrup, we ended up having grilled paninis on our camp stove. Sautéed zucchini, peppers and onions STILL GOOD from this years garden (yyyeeooow!!) with an herb/cream cheese spread and olive tapenade. Yeah, we really rough it when we’re there….

Rhiordan John, eating his Acadian lumberjack breakfast at Mission HQ.

The Journey Begins…Raw mountains in Greenwood Maine.

Thank you for your interest in our journey as we create our backcountry, alpine, food-focused eco-glamping accommodation in Greenwood, Maine! Our goal for this blog is to keep our friends and followers informed about the evolution of our Sanctuary.

My name is Karen Bolduc, and it is my voice you’ll hear in this blog. Writing this blog post is itself representative of the current step we’re on in our creation process: Develop a landing/shell website and open social media accounts. This is approximately step 12 of the many, many steps that we are tracking using a tool called a Gannt Chart, designed to illustrate a project schedule and show the dependency relationships between scheduled activities or steps.

I have 2 personal intentions for this blog: 1) to make the process of creating something big, overwhelming, unproven, expensive, and extraordinarily unconventional not seem so scary to folks – maybe it can inspire you do tap into your own passions and talents and do the same! And 2) to share the ups and downs of this process with our future guests. We expect it to be a crazy ride! We’re only 1 year into this journey so far and already the rollercoaster is yak-worthy!


Tibbets Mountain, Greenwood, Maine. 13 Oct 2019.