Turner, Maine
Comprehensive Plan Update
Section II
Inventory & Analysis
Town Meeting Version
April 2004
TABLE OF CONTENTS
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1
COMMUNITY OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-2
Location Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-2
Historical Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-2
POPULATION CHARACTERISTICS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-5
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-5
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-5
Year-round Population Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-5
Seasonal Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-7
Age Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-7
Occupation of Residents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-8
Household Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-8
Household Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-9
Projected 2014 Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-10
ECONOMY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-13
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-13
Historical Economic Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-13
Regional Economic Perspective . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-14
Turner's Economy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-16
Consumer Retail Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-20
Leakage of Retail Sales Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-21
Current Economic Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-22
Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-22
Economic Expectations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-23
PUBLIC SERVICES AND FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-25
Findings and Tends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-25
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-25
Public Water Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-26
Public Sewerage System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-27
Solid Waste Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-27
Septage Waste Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-27
Public Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-27
General Administrative and Service Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-28
Town Garage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-29
Post Offices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-29
Cultural Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-29
Cemeteries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-29
Education . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-30
FISCAL CAPACITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-33
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-33
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-33
Revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-33
Expenditures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-35
Major Capital Expenditures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-35
Balance Sheet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-36
Fiscal Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-36
TRANSPORTATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-37
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-37
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-37
Roadway Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-37
Roadway Capacities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-42
Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-44
High Crash Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-45
Route 4 Corridor Safety Study . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-45
Retrograde Arterial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-46
Airport Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-46
Sidewalks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-46
State Highway Improvement Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-47
OUTDOOR RECREATION RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-49
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-49
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-49
Public/Semi-Public Recreational Facilities/Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . II-49
Formal Public Access to Surface Waters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-51
Open Space Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-51
Important Hunting and Fishing Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-51
Recreation Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-52
Facility Need Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-52
SCENIC RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-55
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-55
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-55
Scenic Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-55
HISTORIC AND ARCHAEOLOGICAL RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . II-59
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-59
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-59
Historic Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-59
Archaeological Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-60
LAND USE/UTILIZATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-63
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-63
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-63
Agricultural Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-63
Forested Land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-64
Residential Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-65
Traditional Compact Village Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-66
Low Density Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-66
Scattered Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-67
Commercial Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-67
Industrial/Manufacturing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-67
Institutional Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-68
Undeveloped Land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-68
Development/Land Use Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-68
HOUSING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-71
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-71
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-71
Housing Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-71
Type of Housing Unit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-73
Owner/Renter Patterns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-74
Housing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-75
Housing Costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-76
Rental Rates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-76
Vacancy Rates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-77
Affordable Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-77
Future Housing Demand . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-78
Future Housing Mix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-78
NATURAL RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-79
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-79
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-79
Topography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-79
Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-80
Prime Farmland Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-81
Forest Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-82
Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-83
Surface Waters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-86
Androscoggin River . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-86
Nezinscot River . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-88
Streams and Brooks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-88
Lakes and Ponds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-89
Ground Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-94
Bedrock Aquifers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-96
Wildlife Habitat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-98
Floodplains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-101
RARE, ENDANGERED AND SIGNIFICANT NATURAL FEATURES . . . . . . . . . . . . II-103
Findings and Trends 1990-2002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-103
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-103
Rare or Exemplary Botanical Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-103
Androscoggin River Corridor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-104
NATURAL HAZARDS/TECHNOLOGICAL HAZARDS/CHEMICAL . . . . . . . . . . . . . II-105
Findings and Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-105
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-105
Flooding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-105
Severe Winter Storms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-106
Severe Summer Storms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-107
Forest Fires . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-107
Drought . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-107
Dam Failure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-108
Earthquake . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-108
Technological Hazards/Chemical Spills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-109
-Turner Comprehensive Plan Update- II-1
INTRODUCTION
The comprehensive plan update process needs to be based on an accurate and comprehensive
understanding of the community. In planning terms, the “community” means its people,
infrastructure, services, and natural features. To provide that factual informational base, the
Comprehensive Plan Committee, with assistance from Androscoggin Valley Council of
Governments, collected, organized, and analyzed information about Turner. The starting point for
this information was the 1991 Turner Comprehensive Plan. The committee has attempted to update
the information in the 1991 Plan with new information and trends over the past 10 years. Areas
considered in the updated inventory and analysis element related to population, economy, housing,
transportation, natural resources, historic, cultural, and, archaeological resources, land use and
development patterns, outdoor recreation, public facilities, and fiscal capacity.
The information to prepare the inventory and analysis came from a number of sources. Individual
committee members collected information only available in Turner. Such information included
road conditions, the sale prices of homes and recent development trends. Other information came
from state and federal sources. State agencies provided information on the location of wildlife
habitat, traffic volumes and traffic accidents. For much of the characteristics concerning Turner’s
recent population tends is from the U.S. Department of Commerce 2000 Censuses.
The updated inventory and analysis also made several forecasts for the 10-year planning period.
These included population growth and housing demand. Such forecasts were based on past trends
and acceptable forecasting techniques.
The inventory and analysis is intended to be a snapshot of Turner based on the best information
available in 2003. Communities are dynamic places and thus the inventory and analysis may not
reflect all community characteristics at time of the adoption of the plan or five years from adoption.
However, it presented a reliable picture of Turner and provided the necessary direction for the
Comprehensive Plan Committee to identify issues and implications and formulate updated town
goals and policies.
-Turner Comprehensive Plan Update- II-2
COMMUNITY OVERVIEW
Location Overview
Turner is located in west-central Maine and shares its southern border with the City of Auburn
which with its sister city of Lewiston, forms the second greatest concentration of population in
Maine. With a land area of 62 square miles, Turner is the largest geographic municipality in
Androscoggin County. The Town has been known for its scenic and open space areas, a by-product
of Turner’s traditional agricultural base. More than 12 miles of the Androscoggin River and Gulf
Island Pond form the eastern border of Turner. Although it was once felt that the Androscoggin
River was a liability to the Town, its waters and sparsely developed shorelines are now seen as a
significant community asset.
The urban center of Auburn and Lewiston to Turner’s south provide opportunities for employment
and acquisition of services. That population center also places demands upon Turner in the way of
residential development and open space recreation activities. Route 4 bisects the community nearly
in half. This major traffic corridor carries commuter traffic south to Auburn and Lewiston and north
to paper mills in Jay and Rumford and to Maine’s largest recreation area of the Western Mountains.
Turner, longs to hold on to its rural small town character and values, but it has reached a period of
transition. The forth most populated community in Androscoggin County it will have many
decisions to make over the next several years.
Historical Overview
Turner’s recorded history began in 1765 when the General Court of Massachusetts chartered the
Town of Sylvester-Canada. The original grant was made to “the heirs and assigns of Captain John
Sylvester and his company, for services rendered in the invasion of Canada under Sir William
Phipps in 1690".
Conditions of the grant of Sylvester-Canada were that within six years the grantees would undertake
the following:
Settle 30 families in said town
Build a house for public worship
Settle a learned minister
Layout 1/64 part of said town for use of the first settled minster
1/64 part for the ministry
1/64 part for a grammar school
1/64 part for the use of Harvard College
-Turner Comprehensive Plan Update- II-3
It has been reported that a major motivation of at least some of the original proprietors of Sylvester-
Canada was economic gain. No estimates have been made of the proprietors’ actual gain or loss
from their financial stake in their township. It would appear, however, from all the trials and
tribulations they experienced in convincing families to settle in their town, the difficulties of
obtaining and maintaining a settled minister, and the expenses involved in laying out roads and
building the required town house, that they may have profited little from their efforts and
expenditures.
Despite these difficulties, the available evidence seems to indicate that Sylvester-Canada/Turner has
been relatively prosperous for most of its history from its late 18th century beginning to the lat 20th
century.
In 1786, Sylvester Plantation was incorporated into the Town of Turner. The Town’s name was
chosen out of respect for the Reverend Charles Turner, honoring his character and service.
Turner developed as an agricultural and manufacturing community. By the mid-1800s, each of
Turner’s three village areas (Turner Center, Turner Village and North Turner) were manufacturing
centers. In 1860, Turner’s population had reached 2,700 people. Many of these individuals were
employed at the local mills producing lumber, boxes and furniture and processing locally produced
vegetables and milk. All of these businesses were directly related to the Town’s natural resource
base. Turner’s manufacturing base was set back several times by disasters, fires and freshets, but
it was likely the new sources of power and the concentration, in the late 19th century of textile and
shoe manufacturing in the urban centers that were the demise of manufacturing in Turner.
Ever since 1777 when Joseph Leavitt, one of the very first settlers, carried young apple saplings
strapped to his back as he traversed a trail through the forest to the then Sylvester-Canada,
agriculture has been economically, socially and psychologically important in Turner.
“The early settlers chose the highlands as best for the first crops, hence they selected farms on the
‘Upper Street’ and on the ‘Lower Street’ which run parallel with each other, 3/4 of a mile apart.”
Today Lower Street and Upper Street (and its continuation, the North Parish Road) continue to be
the location of commercial apple orchards as well as several of Turner’s dairy farms. It is possible
that the original choice of lots on the Town’s hillsides was based on a little more than that they were
judged to be “best for their crop.” In addition to the air drainage, a necessity for apple production
in New England, the ridges were probably less densely forested than were the valleys. The rational
farmer knew that under these circumstances, he could get his fields cleared more easily and quickly.
The soils on the ridges were better drained, and transportation was easier than in the damp
meadowlands. Also, the higher air was believed healthier than that in the lowlands.
Apple trees were planted on almost every farm, but dairying apparently became the most common
commercial farm practice. The burgeoning volume of milk presented a marketing problem to
Turner dairy farmers. Supply exceeded local demand. A partial solution to the problem was
reached in 1882 with the establishment of the Turner Center Dairy Association. The business
abilities of the creamery’s management were demonstrated early in its history.
-Turner Comprehensive Plan Update- II-4
The initial concentration was cheese making which “achieved a fair degree of success.” At first,
many farmers in the town did not associate themselves with the creamery because they preferred to
make butter. The creamery operators heard the message, and the plant began to make butter--450
pounds per day. Butter making was a natural outlet for Turner’s milk.
As in most Colonial era towns, particularly in heavily forested, stream and pond intersected, hill and
valley areas such as Central Maine, the Town of Turner became the site of several population
concentrations early in its history. Some of the early neighborhoods--Keene’s Mills, Howes Corner,
Chase’s Mills--are now more memories than realties. Over time, they lost their ecological and/or
social/economic functions. Today, these villages of North Turner, Turner Center and Turner Village
are the primary centers. However, their importance is lessening due to recent development
characteristics.
Source: Turner - A Study in Persistence and
Change, Louis A. Ploch, 1989
-Turner Comprehensive Plan Update- II-5
POPULATION CHARACTERISTICS
Findings and Trends 1990-2002
˜ Population in Turner increased by 657 between 1990 and 2000. The
largest increase in Androscoggin County.
˜ Turner’s population is younger than that of Androscoggin County.
˜ The median household income of $46,200 in Turner is the highest of all
surrounding communities except Greene.
˜ Turner’s 2014 population is expected to reach 5,900.
Introduction
The following presents an overview of Turner’s and surrounding communities’ recent population
trends. An examination of recent population trends and the characteristics of that population is
extremely important to an understanding of the anticipated growth that will occur over the next ten
years. In addition, the characteristics of that population will lend insight into future demands for
various community services.
Turner has experienced a relatively significant population growth since 1980. Coupled with the high
growth rate of the 70's, Turner’s population has doubled in less than 30 years.
Year-round Population Growth
Turner’s population increased by some 1,400 people between 1980 and 2000. The decade of the
1990's was a high growth period for Turner while the population of all of Androscoggin County
declined. Turner’s numerical population growth of 657 between 1990 and 2000 was the greatest of
any municipality in Androscoggin County. The town’s population growth can be attributed to
several factors that include availability of attractive residential lots in both subdivisions and
individual lots, a lower property tax rate than Auburn and Lewiston, a new $17 million high school
and the attractiveness of Turner.
-Turner Comprehensive Plan Update- II-6
Year-Round Population Change
1980-2000
1980 1990 2000 Percent Change
90-00
Turner 3,539 4,315 4,972 15.2%
Auburn 23,128 24,309 23,203 -4.5%
Buckfield 1,333 1,566 1,723 11.9%
Greene 3,037 3,661 4,076 11.3%
Leeds 1,463 1,669 2,001 19.9%
Livermore 1,826 1,950 2,106 7.5%
Androscoggin County 99,657 105,259 103,739 -1.4%
SOURCE: U.S. Census
Both natural increase and in migration have been factors for Turner’s population growth over the
past ten years. In the 1990's natural increase in population, births minus deaths, account for
approximately half the town’s population increase. The remainder of the increase was the result of
people moving into Turner.
Births and Deaths
1990-2002
Year Births Deaths Natural Increase
1990 52 12 40
1991 72 22 50
1992 58 24 34
1993 56 25 31
1994 54 19 35
1994 50 24 26
1996 63 28 35
1997 60 21 39
1998 58 27 31
1999 50 31 19
2000 64 28 36
2001 59 28 31
2002 52 27 25
Totals 1990-2002 689 288 401
-Turner Comprehensive Plan Update- II-7
Based on birth rates, building permit data and school enrollment Turner’s population has been
estimated to be growing at approximately the same rate over the past two years as it did in the
1990's.
Seasonal Population
In 1970 the Public Affairs Research Center of Bowdoin College estimated Turner’s peak seasonal
population would increase by approximately 900 people over that of the year-round population.
Current estimates of seasonal population increases are much lower than the 1970 estimate. Based
upon current number of seasonal dwellings and other facilities that attract seasonal population, it is
estimated that the seasonal population during the summer months increases by some 500 people.
Seasonal population is not considered a significant factor in Turner nor will it be over the next ten
years.
Age Distribution
Turner’s age distribution for both 1990 and 2000 indicates a younger population than that of
Androscoggin County. Although the average age of Turner’s population is becoming older, it has
not been at the rate of Androscoggin County. The median age of Turner’s population in 2000 was
35.9 years and Androscoggin County was 37.2 years. This lower age is reflected in the less than 20
age group.
Population Distribution by Age
2000
TURNER ANDROSCOGGIN COUNTY
# % # %
Under 5 336 6.8 6,122 5.9
5-19 1,239 24.9 21,775 21.0
20-44 1,798 36.1 37,191 35.8
45-64 1,147 23.1 23,743 22.9
65+ 452 9.1 14,962 14.4
TOTALS 4,972 100.0 105,259 100.0
SOURCE: 2000 Census
-Turner Comprehensive Plan Update- II-8
Occupation of Residents
The occupation characteristics of Turner’s 1990 population were somewhat different from that of
Androscoggin County. Most striking is that approximately 5% of the occupations of residents were
reported to be in farming and forestry, whereas only 2% of the county’s population’s occupation was
in farming and forestry. Over the ten-year period from 1980 to 1990 it should be noted that the
percentage employed in farming and forestry decreased from 14% to 5%.
Employment by Occupation
2000
TURNER ANDROSCOGGIN
COUNTY
# % Total % Total Population
Managerial, Professional and Related
Occupations 677 25.5 26.0
Service Occupations 292 11.0 14.5
Sales and Office Occupations 682 25.7 28.8
Farming, Forestry & Fishing 37 1.4 0.7
Construction, Extraction and
Maintenance Occupations
393 14.8 10.9
Production, Transportation, and Material
Moving Occupations
572 21.6 19.0
Source: 2000 Census
Household Size
Turner’s total households have increased to approximately 1,770 since the 1990 Census. Average
household size has remained at approximately 2.8 persons. Turner has one of the higher average
household sizes in Androscoggin County.
Number of Households
1990-2000
1990 2000
Number of households 1,620 1,768
Average household size 2.85 2.81
-Turner Comprehensive Plan Update- II-9
Household Income
Turner’s 1999 median household income was above that of surrounding communities with the
exception of the Greene. This is in part reflective of the type of employment shown above.
Median Household Income
1999
Municipality Median Income
Turner $46,207
Auburn 35,652
Buckfield 36,821
Greene 48,017
Leeds 37,993
Livermore 38,850
Maine 37,240
SOURCE: 2000 Census
Household Income
1999
Count of
Households
Percentage of
Household
Less than $10,000 103 5.8
$ 10,000 to $ 14,999 73 4.1
$ 15,000 to $ 24,999 231 13.1
$ 25,000 to $ 34,999 144 8.2
$ 35,000 to $ 49,999 391 22.2
$ 50,000 to $ 74,999 419 23.8
$ 75,000 to $ 99,999 218 12.4
$100,000 to $149,000 77 4.4
$150,000 and more 108 6.1
SOURCE: 2000 Census
-Turner Comprehensive Plan Update- II-10
Projected 2014 Population
An estimate of Turner’s future year-round population is extremely important to the comprehensive
planning process. Depending upon future population characteristics, various community facilities
needs can be identified and planned for. It should be understood, however, that predicting future
population with great accuracy is difficult. Many factors contribute to this difficulty.
With a local population the size of Turner’s, external forces could create sizable shifts in population.
It is, therefore, not as important to identify future population in absolute numbers as it is to identify
future population trends.
Population change is a result of two primary factors, natural increase and migration. Natural
increase is derived from the number of live births minus the number of deaths over a specific period.
Migration is the number of persons moving into or out of a community over a period of time. Births
and deaths are readily obtainable. However, migration information is not readily obtainable.
Therefore, the development of population trends utilizing migration, when migration is an important
component, becomes difficult.
Most population forecasting techniques use in part past trends and judgmental factors. Using
historic population counts to base future population is termed trend extrapolation. The
advantages of trend extrapolation technique is its simplicity and reliability when only past census
information is available. It has been found that this method to forecast population for a short
period such as ten years works as well as much more complex techniques. Judgmental factors
include knowledge of recent events that have affected population change and what local or
regional factors will affect future population change. In the case of Turner continued residential
development and regional economic growth was considered. Other factors considered included
the aging of the baby boomers and a declining birth rate.
The forecast for Turner’s year 2014 year round population using past trends results in an
estimated population of 5,900. This number was based on the population growth rates since
1980. It is believed that over the 10-year planning period the rate of natural increase will
decrease slightly over the 1990 to 2002-rate which was 401. It is also expected that in migration
will continue at a rate similar to the 1900 to 2000 rate.
Our aging population, or the baby boom generation that is nearing retirement age, is reflected in
Turner’s estimated 2014 population age groups. The age group distribution of Turner’ 2014
population reflects an increase in the 45-64 age category to 29 percent. The 5-17 age category
will decrease slightly by the year 2014 to 19 percent reflecting fewer people in the child bearing
ages. The 65-year-old and older category will also increase significantly.
-Turner Comprehensive Plan Update- II-11
Turner
Population Distribution by Age
2013
Age Number Percent
Less than 5 410 7.0%
5-17 1,100 18.6%
18-29 640 10.9%
30-44 1,410 23.9%
45-64 1,690 28.6%
65+ 1,230 20.9%
Total 5,900
-Turner Comprehensive Plan Update- II-12
-Turner Comprehensive Plan Update- II-13
ECONOMY
Findings and Trends 1990-2002
˜ Turner’s labor force increase by 130% between 1984 and 2001 or five
times greater than Androscoggin County.
˜ Fewer residents of Turner worked in Turner in 2000 than in 1980.
˜ Auburn and Lewiston are the locations of work for 45% of workers
living in Turner.
˜ There is a significant leakage of retail sales dollars from Turner.
Historical Economic Overview
In the 1800s, Turner had an elaborate manufacturing economy. The economic profile of the
community included a number of lumber mills, a box factory, a chair manufacturing firm,
several canneries, a can maker, a creamery and woolen cloth manufacturing. As throughout
Maine and New England, the availability of water power was a significant factor for the
manufacturing economy of Turner. The Androscoggin and Nezinscot Rivers provided readily
available power during Turner’s early economic development.
Turner’s early economy was based largely upon the abundant supply of lumber and agricultural
products. The Town was originally laid out as a farming community. Lots were based upon the
former road along the Androscoggin River, much of which was flooded as the result of the
construction of the Gulf Island Dam in the 1920s and along Upper and Lower Streets which were
laid out generally parallel to the river. Since the late 1700s agriculture has been economically
significant to Turner.
Apples were an early agricultural mainstay to Turner and the natural terrain lent itself to apple
production. Some of those same areas that were developed by the early growers are still in
production today. Dairying became a leading agricultural economic force in Turner during the
1800s. As the local farms’ milk production exceeded local demand, the Turner Center
Association was created as was the cheese factory in North Turner. Early historians claimed that
in the mid-1800s, Turner was the leading dairy town in the State.
Improved transportation, alternative sources of energy and the movement of textile
manufacturing were major factors for the loss of manufacturing in Turner.
-Turner Comprehensive Plan Update- II-14
By the early 1900s, a population decline as well as a decline in local industry occurred. Since
the loss of manufacturing, Turner’s local economy has generally been based upon agriculture.
Regional Economic Perspective
Turner, located adjacent to the major economic and population center of Auburn and Lewiston,
is greatly influenced by that center. In addition, Turner’s close proximity to Jay and Rumford,
major paper producing centers, provides other employment opportunities. It is the
manufacturing and services of Auburn and Lewiston which have the greatest economic effect
upon Turner. Historically, agriculture and forest products supported Androscoggin County’s
rural population, while the paper, leather and textile industries have traditionally been the
employment base in the urban areas. All these have declined as employers, and yet still employ
significant numbers of workers and serve as important parts of the area’s economic base.
Construction, wholesale and retail trade, public administration and service industries are
gradually employing more workers, thus accounting for an overall employment increase.
Androscoggin County is principally made up of the Lewiston-Auburn Metropolitan Statistical
Area (L/A MSA). Five communities located within Androscoggin County, specifically Durham,
Leeds, Livermore, Livermore Falls and Minot, are excluded from the L/A MSA because they are
included in adjoining labor market areas. The L/A MSA includes the communities of Auburn,
Greene, Lewiston, Lisbon, Mechanic Falls, Poland, Sabattus, Turner and Wales.
The following table reports the percentage change in sectorial employment for the L/A MSA for
the years 1997-2000 (Note: The 2000 data is the latest available data). Highlights on
employment by sector follows.
• From 1997 to 2000, total non-farm wage and salary employment increased 10.8%.
• Total non-manufacturing employment increased about 13.4% from 1997 to 2000,
comprising 81% and 83% of total employment, respectively.
• Total manufacturing employment decreased 0.9% from 1997 to 2000, comprising 19%
and 17% of total employment, respectively.
• The greatest job loss occurred in the manufacturing of leather and leather products, down
64.8% during this time period.
• Majority of employment in 2000 was in services (33%) with health services making up
11.1%, followed by retail trade (19.4%), manufacturing of non-durable goods (12.8%),
and government (10.8%).
-Turner Comprehensive Plan Update- II-15
Lewiston-Auburn Metropolitan Statistical Area
Non-Farm Wage and Salary Employment 1997-2000
1997 1998 1999 2000 % Change
1997-2000
Total 41,560 42,360 44,520 46,040 10.8%
Total Manufacturing 7,780 7,730 7,880 7,710 -0.9%
Durable 2,230 2,240 2,320 2,282 2.3%
Lumber & Wood 440 450 460 440 0.0%
Logging 10 20 10 10 0.0%
Non-Durable 5,540 5,490 5,560 5,430 -2.0%
Printing/Publishing 710 740 820 900 26.8%
Leather & Leather Products 1,080 950 900 380 -64.8%
Total Non-Manufacturing 33,790 34,630 36,640 38,330 13.4%
Construction 1,600 1,590 1,700 2,210 38.1%
Transportation/Utilities 1,640 1,650 1,920 1,840 12.2%
Wholesale Trade 2,130 2,240 2,420 2,600 22.1%
Durable Goods 1,020 1,010 1,040 1,070 4.9%
Retail Trade 8,450 8,710 8,730 8,930 5.7%
Finance, Insurance, Real
Estate
2,130 2,190 2,550 2,530 18.8%
Services and Mining 12,930 13,530 14,610 15,260 18.0%
Health Services 4,480 4,780 5,280 5,150 15.0%
Government 4,460 4,440 4,710 4,970 11.4%
Source: Maine Department of Labor Employment and Earnings Statistical Handbook
The L/A MSA includes many large employers in the health services, retail/telemarketing, and
manufacturing sectors. As of September 2000, the largest employers with over 500 employees
included Central Maine Medical Center, Bates College, People’s Heritage Bank, L. L. Bean, St.
Mary’s Hospital, Lewiston School Dept., Auburn School Dept., Pioneer Plastics, Great Spring
Waters, Tambrands, Sisters of Charity Health Systems. (Source: MDOL).
Over the past two years, the Lewiston/Auburn MSA closely mirrored the State of Maine’s
unemployment rate. Unemployment was highest at 5.5% in January 2002 and was at it’s lowest
in December of 2000, at 2.1%. Since January 2001 the general trend has been increasing rates of
unemployment.
The L/A MSA is separated for retail sales data collection into an urban (Lewiston, Lisbon and
Auburn) and a suburban area. From 1997 to 2001, Lewiston-Auburn total retail sales increased
by 5.9 %. The largest gain in retail sales was in building supply sales 14.5%, auto stores 5.8%,
lodging increased 5.2%, and other retail 3.0%. Food stores decreased by 0.5%.
The Lewiston Suburban Area includes Durham, Greene, Leeds, Mechanic Falls, Minot, New
Gloucester, Poland, Sabattus, Turner, and Wales. For the Lewiston Suburban area, total retail
sales grew 8.1% from 1997 to 2001, with the largest gain in general merchandise sales 22%,
followed by auto sales 9% and food stores 6.8%.
-Turner Comprehensive Plan Update- II-16
Between 1980 and 2000, there were significant shifts in the employment patterns of
Androscoggin County residents. Employment increased greatly in the service industries (90%)
and finance, insurance and real estate (86%). Employment in manufacturing decline by 34%.
Number of Employees by Type of Industry
for Androscoggin County
1980 and 2000
Industry 1980 2000
Agriculture, forestry & fisheries 1,157 597
Construction 2,352 3,289
Manufacturing 15,109 9,925
Transportation & public utilities 1,759 1,932
Wholesale trade 2,009 2,010
Retail trade 6,874 7,628
Finance, insurance & real estate 1,662 3,097
Services 10,182 19,265
Public administration 1,682 1,854
Other 927 1,925
TOTALS 43,718 51,522
SOURCE: U.S. Census*
NOTE: *Census employment is resident employment--how residents of a given town or county are
employed, but not where they are employed.
Turner's Economy
It is unrealistic to examine Turner as a single economic unit. What happens in Turner,
Androscoggin County, the State and Nation will impact Turner’s economy. An examination of
various regional and local economic indicators will provide a picture of Turner’s past, current
and future economic characteristics.
Turner’s labor force has increased at a significantly greater rate than that of Androscoggin
County. In information developed by the Maine Department of Labor, Turner’s civilian labor
force increased by 130% between 1984 and 2001, whereas the county increased 25%. This
growth is reflective of the overall population growth in Turner over the period.
Unemployment rates in Turner have been below that of Androscoggin County over the period.
-Turner Comprehensive Plan Update- II-17
Civilian Labor Force
1984-2001
TURNER ANDROSCOGGIN COUNTY
Labor Force Unemployment
Rate
Labor Force Unemployment
Rate
1984 1,307 7.9 48,060 7.4
1990 2,526 5.2 56,494 6.6
1992 2,715 6.4 57,176 8.4
1995 2,726 5.0 57,118 5.7
2001 3,002 3.7 60,144 4.1
% Change in
Labor Force
1984-2001 129.6% 25.1%
Source: Maine Department of Labor
The type of employment of Turner’s labor force has changed greatly since 1980 and is somewhat
different from Androscoggin County as a whole. Some notable trends include the following.
Employment in agriculture and forestry dropped from 20% of the labor force in 1980 to 3% in
2000. Part of this decrease was the result of the DeCoster Egg Farms not housing employees in
Turner. The number of employees employed in manufactured increased by almost 300 between.
In Androscoggin County the number dropped by 5,000 over the same period. This increase is not
the result of significant growth in manufacturing jobs in Turner, but rather migration of
manufacturing workers to Turner.
-Turner Comprehensive Plan Update- II-18
Distribution of Labor Force by Industry
2000
TURNER ANDROSCOGGIN
COUNTY
# of
Workers
% of
Total
# of
Workers
% of
Total
Agriculture, forestry, fisheries
& mining
85 3.2 597 1.2
Construction 300 11.3 3,289 6.4
Manufacturing 568 21.4 9,925 19.3
Transportation & utilities 101 3.8 1,932 3.7
Information 57 2.1 1,073 2.1
Wholesale trade 169 6.4 2,010 3.9
Retail trade 275 10.4 7,628 14.8
Finance, insurance & real
estate
145 5.5 3,097 6.0
Arts, entertainment &
recreation services
97 3.7 3,082 6.0
Professional, scientific &
Administrative services
135 5.1 3,738 7.3
Health, education & social
services
534 20.1 11,372 22.1
Other services 114 4.3 1,925 3.7
Public administration 73 2.8 1,854 3.6
TOTALS 2,653 51,522
Source: 2000 Census
An indication of the importance of the local employment to the local economy can be obtained
from where people live and where they work. Although relying totally on the 1990 Census
information may not represent current day local employment patterns, it does lend insight. While
Turner had a higher percentage of its residents working in their town of residence than that of
surrounding communities there was a significant decline in the ten years from 1980 to 1990.
This shift reflects population growth and changes in number of individuals employed in
agriculture. This rate is expected to decrease again by the time of the 2000 Census, it is,
however, expected to exceed that of adjacent communities.
-Turner Comprehensive Plan Update- II-19
Place of Work by Town of Residence
1980-2000
1980 2000
In Town of Residence In Town of Residence
# % # %
Turner 890 48.6 637 24.8
Buckfield 149 31.1 212 16.1
Greene 208 14.9 190 8.3
Leeds 160 24.2 149 15.1
Livermore 126 16.2 134 6.7
Source: 1980-2000 Census
Lewiston and Auburn have become the employment center for Turner residents. In 2000, 45% of
employed persons in Turner travel to Lewiston and Auburn for work whereas as in 1980 only
25% did so. This trend points to Turner’s role as a bedroom community for the two cities.
-Turner Comprehensive Plan Update- II-20
Distribution of Labor Force by Place of Employment
1980-2000
1980 2000
Place of
Employment
# of Persons % of Total # of Persons % of Total
Turner 890 48.6 637 24.8
Auburn 244 13.1 577 22.5
Lewiston 232 12.8 581 22.7
Jay 90 4.9 92 3.6
Greene 34 1.9 26 1.1
Rumford 28 1.5 63 2.5
Lisbon 15 0.8 50 2.0
Livermore Falls 13 0.7 26 1.0
Buckfield 13 0.7 17 0.7
Other 242 13.2 491 12.5
TOTAL 1,833 2,560
SOURCE: 1980-2000 Census
Consumer Retail Sales
One source of information which can be considered when attempting to gain insight into a small
community’s economic conditions is to examine sales tax information. The Maine State
Planning Office publishes consumer retail sales information by municipality. Consumer retail
sales do not include those business operating purchases and thus provides a more accurate
picture of what is commonly thought of as retail store sales.
The review of consumer retail sales in Turner in 1990 and 2000 shows an increase of 28% in
adjusted dollars to account for inflation. This increase was much smaller than that of Greene,
Leeds and Androscoggin County over the same period. When considering that Turner has had
the greatest population growth it is surprising that it has shown the smallest increase in retail
sales.
-Turner Comprehensive Plan Update- II-21
Total Consumer Sales
1986-2000
000s of Dollars
1986 1990 2000 % Change
1990-2000
% Change
1990-2000
Unadjusted $ Adjusted $
Turner 6,080 9,100 14,929 64% 28%
Greene 3,890 4,870 10,720 120% 72%
Leeds 3,200 3,000 6,442 115% 58%
Andro. County 202,660 239,970 803,152 235% 162%
Note: 1990 dollars adjusted to 2000 dollars
Leakage of Retail Sales Activity
Assessing total consumer sales data is not enough to form the basis of an area’s economic
performance. To further evaluate an area’s economic activity, it is important to assess the
trends. One of the best ways to identify retail trends is by analyzing the “pull factor”. A pull
factor (PF) is calculated by dividing a community’s per capita sales (retail sales divided by the
population) by the state average per capita sales. This factor provides a measurement of
purchases by residents and non-residents. As the name suggests, the pull factor measures the
retail drawing power of a community.
The magnitude of the pull factor indicates whether a community is attracting business or losing it
to other communities. A pull factor less than 1.00 suggests the community is losing retail
business. A pull factor of 1.00 indicates there is a balance of sales equal to the average for the
state. A pull factor greater than 1.00 indicates the community is attracting business from other
areas.
Total consumer retail sales data is shown according to the State of Maine Disclosure Policies.
The consumer retail sales data was obtained from the Maine State Planning Office, and
population was based on the 2000 Census. The following table indicates that in 2000 Turner had
a large leakage of consumer sales. The leakage was similar to that of Greene and Leeds and is an
indication of the bedroom community role for Auburn and Lewiston Turner plays. Residents not
only seek employment in the two cities but also purchase most of their goods there.
-Turner Comprehensive Plan Update- II-22
Pull Factor For Consumer Retail Sales
2000
Sales
in $000
Population Per Capita
Sales
Pull Factor
Turner 14,807 4,972 $3,003 .34
Greene 10,720 4,067 $2,635 .30
Leeds 6,422 2,001 $3,219 .36
Andro. County 803,152 103,793 $7,737 .88
Current Economic Characteristics
Over the past decade, Turner has not lost major employers but rather gained a number of new
small employers, many of which are related to the service industry, in addition to the paper
industries in Livermore Falls, Jay and Rumford. The Lewiston and Auburn’s service industry
base has diversified providing employment opportunities for Tuner residents.
Agricultural Business
2001
Brigeen Farm Wadsworth Farm
Bradford Farms Caldwell Farms
DeCoster Egg Farms Geran Farms
Bob Leavitt Farms Bill Varney
Ricker Hill Orchards Jay Roebuck Cattle
Cooper Bros. This Ole Farm Market
Greenwood Orchards Gregg & Gloria Varney
Conclusion
Turner’s major industry has been agriculture. A conservative estimate has been made that the
value of agricultural products produced exceeds $50 million per year. The agricultural industry
provides various economic benefits to the community and provides a number of employment
opportunities. However, agricultural wages typically lag behind those of other industries.
-Turner Comprehensive Plan Update- II-23
There are a number of long established businesses in Turner and over the past ten years a
significant number of new businesses have begun. The majority of these are service related,
responding to Turner’s growing population.
Economic Expectations
A realistic expectation of the local and regional economy is important to the comprehensive
planning program. To accurately anticipate future economic conditions is extremely difficult.
However, the following assumptions reflect anticipated local and regional economic trends.
Lewiston/Auburn will continue to be a major manufacturing and service center
providing employment opportunities.
The paper industry will continue to be important to the region providing direct and
secondary employment.
New service related businesses directed at the needs of an expanding population
will be established in Turner.
-Turner Comprehensive Plan Update- II-24
-Turner Comprehensive Plan Update- II-25
PUBLIC SERVICES AND FACILITIES
Findings and Tends 1990-2002
˜ Over the past 10 years a new transfer station, fire/rescue station,
highway garage and high school have been constructed and the land fill
closed.
˜ The town acquired property on Bear Pond for a public beach.
˜ Over the next ten years Turner’s school enrollment is projected to
increase slightly and the overall school district enrollment is projected
to decline.
˜ New or improved municipal facilities that include town office, solid
waste disposal, salt storage and South Turner fire station are needed.
Introduction
An examination of Turner’s public facilities and their current day capacities is an important
element of the comprehensive plan. In addition, the future demands upon the Town’s public
services and facilities must be assessed and their adequacy to meet future demands determined.
Turner has grown in population significantly over the past 20 years. Population growth is
expected to continue through the year 2013. This growth will place various burdens upon
current municipal services and facilities and will create demands for new services.
The Comprehensive Planning Committee found that the most notable thing about Turner’s
public facilities is how extremely limited they are. There are a number of historic, economic and
social reasons why the Town has so few public facilities.
Other than the Pleasant Pond boat launching area and the public beach at Bear Pond, there is no
deeded public access to any other body of water in the Town, although Florida Power and Light
maintains a public boat launching area on Gulf Island Pond. The absence of numerous other
kinds of public facilities and private facilities licensed to provide necessary services to the
public, is readily apparent.
-Turner Comprehensive Plan Update- II-26
Public Water Supply
Neither the Town, a quasi-municipal body, nor a private water company provides any public
water supply within Turner. Although no public supplies or distribution systems exist, there are
several non-public supplies that have been identified by the Maine Department of Human
Services.
New state law requires notification when specific activities are to be located in designated source
protection areas or such areas are to be rezoned. The Department of Human Services has
identified the following non community public water supplies in Turner.
Non Community Public Water Supplies
Auburn Water District
Bear Pond Variety Store
Big Apple Convenience Store
Boofy Quimby Municipal Center
Calvary Baptist Church/Academy
Chick-A-Dee Restaurant
Crystal Spring Water
Country Care day Care
DFD Russell Medical Center
Eli’s Restaurant
Greenland’s Diner
Kids Camp Learning Center
Hill View Trailer Park
Martin Stream Campground
MSAD 52
Nezinscot Village Trailer Park
Northland Plaza
Peanut Gallery Day Care
Ricker Hill Orchard
Sandy Bottom Estates Trailer Park
Schrepp’s Variety
Turner Properties Inc. (DeCoster Trailer Park)
Turner Square Apartments
Youly’s Restaurant
SOURCE: Department of Human Services, Division of Health Engineering
-Turner Comprehensive Plan Update- II-27
Public Sewerage System
There is only one partial treatment facility which serves the school facilities in Turner Center,
which is situated between the Unitarian-Universalist Church and the cemetery on the northerly
side of Route 117, and which has an outfall into the Nezinscot River. There is a combination of
miscellaneous private treatment facilities of various kinds in Turner Village, some of which
share certain facilities, all of which outfall into the river at Turner Village.
In 2001 a lagoon type disposal system was installed at treat the egg processing water from the
Decoster facilities.
Solid Waste Disposal
The Town operates a solid waste transfer facility and recycling center on the southerly side of
the Snell Hill Road. Individual town residents and businesses transport their solid waste to the
transfer station unless they contract with a private firm to dispose of their wastes. In 2000 there
was 2,445 tons of solid waste incinerated, 96 tons of solid waste transported to commercial land
fills and 630 tons of solid waste recycled. In 2000 the town spent $172,000 for the disposal of
solid wastes and recycling of wastes.
In 2001 a committee was appointed to conduct a comprehensive review of solid waste disposal
options and recommend an necessary changes.
Septage Waste Disposal
State law requires each municipality to provide for the disposal of all refuse, effluent and sludge
from septic tanks. At the present time, there are no septage disposal sites located in Turner. The
Town has agreements with municipal treatment plants in other communities for disposal. In the
years ahead, there may be a need for a disposal site in Turner.
Public Safety
Law Enforcement
The Town of Turner does not provide municipal law enforcement services but rather relies on
the Androscoggin County Sheriff’s Department and Maine State Police. This coverage is
alternated between the County Sheriff and State Police on a 28-day rotating basis. Turner is one
of six communities in Androscoggin County which does not provide some type of municipal law
enforcement.
-Turner Comprehensive Plan Update- II-28
Fire Protection
A volunteer fire department supported by municipal tax revenues provides fire protection in
Turner. Three fire stations are located in Town. They are located in Turner Village, North
Turner at the Boofy Quimby Memorial Center and in South Turner on Fern Street.
The Turner Village Station is the newest station constructed in 1994. The North Turner Station is
located in a portion of the Boofy Quimby Center and provides suitable space. The South Turner
Station is of cinder block construction and is small for the Department’s needs. Mutual aid is
provided to and by several neighboring communities.
The fire department continues to attempt to upgrade its equipment. The most recent acquisition
was the purchase in 1999 of a 1991 pumper. A capital equipment replacement fund has been
established to fund major equipment purchases.
Emergency Medical Services
Emergency medical services are provided by the Turner Rescue Unit, a staffed and volunteer
municipal organization. The Turner Rescue Unit provides 24-hour on call response.
The Turner Rescue Unit is supported by fund-raising activities, insurance billing, contributions
and municipal funds. A group of dedicated volunteers has created one of the most respected
local units in the area. In addition to serving Turner, the Rescue Unit also services Leeds and
portions of Hartford.
The Turner Rescue Unit is located at the Turner Village Fire Station.
Health Care Facilities
In the fall of 2000 the DFD Russell Medical Center announced that it would construct and
operate a community health center in Turner. The 4,700 square foot facility will provide a full
range of primary health care medicine including obstetrics and preventive health services and
will include a pharmacy. The Center plans to open in 2002.
Turner residents rely upon two major hospitals in Lewiston, Central Maine Medical Center and
St. Mary’s Hospital.
General Administrative and Service Facilities
The Town’s general administrative and service facilities are situated in the Town Office at the
intersection of Routes 4 and 117 in Turner Village. The Town is governed by a five-member
board of selectmen and town manager. The selectmen serve as assessors and overseers of the
poor. The Town employs a full-time code enforcement officer.
-Turner Comprehensive Plan Update- II-29
The Town Office was expanded in 1988 to provide for improved administrative areas and
meeting facilities for the Town’s various boards. Currently, the space at the town office is
inadequate for properly functioning services and required storage of records. A town office
building committee is examining options to improve town office facilities.
In 2003 the town contracted for the development of new digitized tax maps based on
orthophotography. With a new computer program, the town will have the ability to make
property parcel map revisions in house rather than contracting out. With this Geographic
Information System the town will have the capacity to do many things such as fixing the location
of road projects, the location of culverts and tracking patterns of rescue and accident scenes
among others based on this new technology.
Town Garage
In the fall of 2001 the town opened a new town garage located on the Pit Road. The 4,000 square
foot facility provides work bays for equipment maintenance and repair, office space and storage.
Space in the new garage is not sufficient to park all major rolling stock inside.
The Highway Department, which is responsible for summer and winter road maintenance and,
employs five full-time men.
Post Offices
There are two post offices in Turner. They are the North Turner Post Office, situated on the
northerly side of Route 219 and the Turner Post Office situated on the southerly side of Route
117 in Turner Village.
In 2001 the US Postal Service selected a site to lease in Turner Center to replace the Turner
Village Post Office. The construction of the new 4,700 square foot facility was put on hold as the
result of financial concerns in the US Postal Service.
Cultural Facilities
The only independent cultural facilities of any kind in the community are the Town Library,
presently housed in the Leavitt Institute Building in Turner Center and the Turner Historical and
Natural History premises, also located in Turner Center. Other cultural facilities, such as
additional libraries and stages for the production of dramatic presentations and the like, are
confined to the public school facilities in Turner Center.
Cemeteries
There are approximately 15 cemeteries in the Town, many of which are small, family
cemeteries. These are widely scattered throughout the geographic area of the Town. Several of
the cemeteries are at or near capacity.
-Turner Comprehensive Plan Update- II-30
Education
Turner, along with the communities of Greene and Leeds, forms School Administration District
52 (River Valley School District). SAD #52 is one of 76 Maine School Administration Districts
whose formation was due in part to the recognition that smaller communities could not provide
all of the modern, accepted education opportunities for young people.
District offices, Leavitt Area High School, Tripp Middle School and Turner Elementary School
are located at the SAD #52 complex in Turner Center. The Turner Primary School is located a
short distance away on the Cobb Road.
All district high school and junior high school students attend facilities in Turner. In 2000 a $17
million expansion was completed at the Leavitt area High School. Each of three district
communities, however, has its own elementary schools, Greene Central School, Leeds Central
School.
Total enrollment in the District increased by 11% between 1989 and 2000. The most significant
gain within the overall District was in grades 9 through 12 with a 50% increase or 266 students.
Overall student enrolments in Grads K through 6 decreased over the same period by 2%.
SAD #52
Total School Enrollment
1989-2000
K-6 7-8 9-12 Total
1989 1,174 299 532 2,058
2000 1,146 341 798 2,276
Source: Maine Department of Education
Total enrollment of Turner students attending schools in SAD #52 increased by 21% between
1989 and 2000. This rate of growth was above the overall district’s growth rate of 11%. The
most significant growth has been in grades 9 through 12 with a 60% increase over the period.
-Turner Comprehensive Plan Update- II-31
Turner School Enrollment
SAD #52
1989-2000
K-6 7-8 9-12 Total
1989 511 130 237 902
1995 596 164 282 1,042
1996 590 161 285 1,036
1997 597 154 308 1,059
1998 571 189 313 1,073
1999 582 174 337 1,093
2000 563 158 379 1,100
Source: Maine Department of Education
School Administrative District 52 has prepared school enrollment projects to the school year
2010-11. Based on those projects the over all school enrollment in the District will decrease by 6
percent. Turner’s school enrollment has been projected to increase slightly over the 2000 school
year enrollment.
Projected School Enrollment
SAD # 52 and Turner
2010-2011
Year Turner SAD 52
2000 1,100 2,276
2010-11 1,115 2,135
Source: SAD 52
The Comprehensive Planning Committee reviewed the projections prepared for SAD 52 and
raised some questions. These related to the small increase projected over the ten year period. The
committee believes that a dialog should be established between the District and planning board
to tract growth an a yearly basis.
-Turner Comprehensive Plan Update- II-32
Turner Comprehensive Plan Update II-33
FISCAL CAPACITY
Findings and Trends 1990-2002
˜ The rate of growth in total valuation has been grater that the rate of
inflation.
˜ Between 1990 and 2000 total town expenditures increased by 73% or
$1,800,000.
˜ Education costs accounted for 63% of the town total expenditures in
2000.
˜ The town has a strong fiscal capacity.
Introduction
A community’s fiscal capacity refers to its ability to meet current and future needs through
public expenditures. As Turner continues to grow and develop over the next ten years, demands
will be placed upon its fiscal capacity to provide various municipal services both existing and
new. These may include new and improved roads, new or additions to fire and rescue stations,
education facilities, public water and sewer, new or improved waste facilities, parks and
recreational facilities, law enforcement, library improvements and public improvements to
service a business park just to name a few. The comprehensive plan will make various
recommendations requiring public investment. These recommendations must be considered in
light of Turner’s capacity to pay for or finance them.
Revenues
Revenues considered in this fiscal analysis include those that are recurring such as property tax
and various user fees. Turner’s largest source of revenues is from the property tax. The following
table indicates the value of the municipal tax base, tax commitment and mil rate for the past five
years and also for 1985, 1990 and 1995. There was a significant increase in net valuation
between 1988 and 1989 ($118,000,000) due to the first revaluation of the Town since the late
1970's. A second revaluation was completed in 1997 that resulted in only a modest increase in
net valuation of $5,280,000 that was reflected in the 1998 fiscal report.
Turner Comprehensive Plan Update II-34
Valuation Tax Commitment and Mil Rate
1985-2000
Year Net Valuation Tax Commitment Mil Rate
1985 $70,438,053 $1,029,429 14.6
1990 $192,675,423 $1,868,951 9.7
1995 $212,563,783 $2,657,047 12.5
1996 $214,823,518 $2,771,224 12.9
1997 $221,491,318 $2,768,641 12.5
1998 $226,771,128 $2,857,316 12.6
1999 **$209,117,488 $3,115,852 14.9
2000 $216,476,589 $3,039,331 14.04
** The drop in net valuation from 1998 to 1999 was substantially due to the $7,697,200 of “Homestead
Exemptions” granted.
Source: Town of Turner Annual Reports
Other significant revenue sources have been excise taxes, state revenue sharing and highway
block grants.
Significant Sources of Revenue
1985-2000
Year Excise Taxes State Revenue
Sharing
Highway Block Grant
1985 $202,831 $78,557 N/A
1990 $376,011 $142,912 $66,347
1995 $494,194 $135,000 $160,000
1996 $514,246 $168,767 $85,000
1997 $541,598 $221,765 $88,000
1998 $584,177 $243,335 $88,723
1999 $655,741 $260,150 $87,072
2000 $723,786 $270,481 $90,015
Source: Town of Turner Annual Reports
Turner Comprehensive Plan Update II-35
Expenditures
The largest annual expenditure is for education through Turner’s share of MSAD #52's budget.
The school assessment ($2,685,230) accounted for 63% of the town’s total expenditures
($4,274,087) in 2000. This compares to 57% in 1990. The school assessment has increased 90%
($1,269,000) in the 10-years between 1990 and 2000 from $1,416,465 to $2,685,230. During this
same 10-year period the total annual town expenditures have increased 73% ($1,800,000).
This means that all other town expenditures increased $531,000 or 20% in this 10-year period.
Significant Items of Expenditure
Turner, Maine
$000's
1990 1995 1996 1997 1998 1999 2000
Education 1,416 2,116 2,254 2,353 2,547 2,756 2,685
County Tax 172 163 219 228 235 227 237
Administration 129 198 231 206 250 218 247
Paving, constr,
summer/winter
roads
394 447 457 676 816 602 725
Solid Waste,
Landfill,
Transfer Facility
101 121 143 152 146 158 172
Totals 2,212 3,045 3,304 3,615 3,994 3,961 4,066
Source: Town of Turner Annual Report
Major Capital Expenditures
Major capital expenditures over the past four years have been for a new highway garage and
rolling stock.
Turner Comprehensive Plan Update II-36
Major Capital Expenditures
1998-2000
1998 1999 2000 2001
Fire truck $20,000 $10,000 ---- $10,000
Highway garage ---- $20,000 $150,000 $25,000
Nezinscot dam ---- $10,000 $5,000 $30,000
Food Bank ---- ---- $5,000 ----
Town office ---- ---- ---- $25,000
Pleasant Pond dam ---- ---- ---- $20,000
Highway equipment ---- ---- ---- $75,000
Tax maps ---- ---- ---- $58,000
Totals $20,000 $40,000 $160,000 $243,000
Source: Town of Turner
Balance Sheet
At fiscal year ending June 30, 2000 the Town of Turner had no long-term debt obligations and
showed a strong undesignated fund balance of $1,083,536 or 57% of total assets of $1,892,071.
The only indebtedness is the town’s share of the MSAD #52 indebtedness and their share of the
County debt. On June 30, 2000 MSAD #52 had total debt of $20,767,740 and Turner’s share of
that was 46.05% or $9,563,540. At the same time the County’s total debt was $4,080,000 and
Turner’s share was 5.14% or $209,712.
Fiscal Capacity
The Town’s total outstanding debt is limited by state law to 15% of the Town’s last full state
valuation. This limit is reduced by 7.5% if the debt for schools, sewer and airport, water and
special district purposes are excluded. With Turner’s valuation of $216,476,589 on June 30,2000
the Town’s total debt limit, established by State law, would be $32,471,487.
-Turner Comprehensive Plan Update- II-37
TRANSPORTATION
Findings and Trends 1990-2002
˜ Approximately one half of the town road milage is considered in good
condition.
˜ Over the past 10 years two miles of new town roads have been
accepted.
˜ Route 4 in Turner has been classified as a retrograde arterial by the
Maine Department of Transportation.
Introduction
Turner’s transportation system is primarily limited to its roadway system. There is a privately
owned airport and float plane base located in South Turner.
A community’s roadway system is extremely important to future development. Traditionally,
the roadway system has been second only to education in the amount of tax dollars expended
annually. Turner has approximately 67 miles of totally town-maintained roads. In addition,
there are some 19 miles of road for which the State Department of Transportation has summer
maintenance responsibility, and which Turner plows and sands in the winter. The 12.7 miles of
Route 4 which bisects the Town are totally maintained by the State. Since 1991 the town has
accepted approximately two miles of new public roads. These roads serve residential
subdivisions.
In addition to public roads there are of privately owned roads serving residential subdivisions
and homes adjacent to ponds.
Roadway Conditions
Physical conditions of all Town maintained roads were rated by the Turner Road Commissioner.
The rating system was based upon the surface conditions and drainage. This analysis found that
32.6 miles of Town roads were in good condition, 21.4 miles in good to fair condition, 10.2
miles in fair condition and 2.4 miles in poor condition.
-Turner Comprehensive Plan Update- II-38
Road Conditions, 2001
PAVED ROADS IN GOOD CONDITION
Road/Street Miles
Abenaki Way .25
Airport Road .16
Aspen Way .17
Back Cove Road .81
Beals Pond Drive .08
Bean Street 1.65
Blake Street .43
Bradford Road .79
Brookfield Estates .2
Canterbury Lane .18
Colony Drive .3
Dow Farm Road .34
East Hebron Road *3/4 in good & 1/4 poor 2.97
Fish Street 2.43
Forest Trail .38
General Turner Hill Road 3.2
Holbrook Road .85
Johnson Hill Road .29
Kennebec Trail .86
Little Wilson Pond Road 1.61
Lower Street 4.0
Mancine Road .69
Mason Road .59
Nezinscot Drive .34
North Main Street .18
Pearl Road .74
PAVED ROADS IN GOOD CONDITION
-Turner Comprehensive Plan Update- II-39
School House Hill Road 1.32
Skillins Corner Road .29
Skillins Woods .23
Snell Hill Road 1.44
Tidswell Road 1.0
Wilson Hill Road 1.93
Total 30.41
PAVED ROADS IN GOOD TO FAIR CONDITION
Road/Street Miles
Boothby Road .2
County Road 3.24
Fern Street 1.95
Harlow Hill Road 2.35
Lard Pond Road .25
Long Meadow Estates .24
Main Street .9
Magnum Drive .48
McCavity Drive .16
Old Turner Road .06
Orchard Way .31
Ricker Hill Road 1.48
Pheasant Run .19
Plains Road 2.93
So. Livermore Road 1.24
Stone Road .32
Turkey Lane .65
Willard Drive .2
Total 16.86
-Turner Comprehensive Plan Update- II-40
PAVED ROADS IN FAIR CONDITION
Road/Street Miles
Berry Hill Road .5
Bryant Road .74
Church Street .13
Cross Street .1
Howe’s Hill 1.3
Mill Hill Road .43
River Road .36
Round Pond Road .16
Teague Avenue .18
Total 3.9
PAVED ROADS IN FAIR/POOR CONDITION
Road/Street Miles
Allen Road .24
Heikennen Drive .26
Poland Road .12
Popular Hill Road .75
Total 1.66
PAVED/GRAVEL ROADS IN GOOD TO FAIR CONDITION
Road/Street Miles
Bennett Road .24
Pleasant Pond Road 2.4
Sherm Varney Road .2
Teague Hill Road .2
Total 3.04
-Turner Comprehensive Plan Update- II-41
PAVED/GRAVEL ROADS IN FAIR CONDITION
Road/Street Miles
Conant Road 1.02
Cobb Road 1.78
Hammond Road .17
Old Varney Road .5
Potato Road 1.1
Total 4.84
GRAVEL ROADS IN GOOD CONDITION
Road/Street Miles
Belisle’s Road .19
Durgin Road .06
Merrill’s Mills Road .92
Pit Road .27
Staples Road .34
Torrey Hill Road .7
Total 2.21
GRAVEL ROADS IN GOOD TO FAIR CONDITION
Road/Street Miles
Beach Street .28
House Road .1
Knight Farm Road .21
Wood Street .89
Total 1.48
-Turner Comprehensive Plan Update- II-42
GRAVEL ROADS IN FAIR CONDITION
Road/Street Miles
Cran Apple Lane .24
Malloy Road .23
White Birch Drive .8
Youngs Hill Road .2
Total 1.47
GRAVEL ROADS IN POOR CONDITION
Road/Street Miles
Town Farm Road .73
Roadway Capacities
Turner’s rapid residential development and projections of continued residential growth will place
additional burdens upon the local roadway system. Because of this and the substantial annual
investment, to maintain roads and the even greater investment to upgrade them, a highway
maintenance and capacity analysis was conducted as an element of the comprehensive plan. The
results of this analysis will aid in roadway improvement programming and the determination of
future development impacts upon local roadways.
The following methodology was employed to collect the base line information to determine
roadway capacity:
a. Each road was driven and various road segments were located on the Town of
Turner’s Street Base Map.
b. Each segment was numbered for each road name from one end consecutively to
the other end. Segments were determined by intersections or other relevant
features of the road.
c. Road type was designated as one of the following:
state route
urban/village
local collector
general rural
limited use
-Turner Comprehensive Plan Update- II-43
d. Paving was indicated by the type of surface, bituminous or gravel.
e. Drainage was determined by the suitability of ditches and culverts and a historic
perspective on flooding and washouts. It was rated as good, fair or poor.
f. Base was a general description of the adequacy of base--rated as good, fair or
poor.
g. Alignment was used to indicate the adequacy of alignment to provide for safe
travel. Again a good, fair, poor rating was used.
h. The actual width of pavement was recorded.
i. Shoulders were recorded as the average width of shoulder over the length of the
segment.
This information was recorded on field sheets that corresponded to the road segments located on
the street base map.
The assessment factors were separated into two distinct parts--factors related to adequacy of
service and the factors related to maintenance costs. All can be combined into an overall
adequacy of the road to provide a sufficient level of service at a reasonable maintenance cost.
Capacity rating of a road, or particular segments of a road, are important to planning for Turner’s
future. Capacity of roads should be a consideration in the future development patterns of the
community. Based upon the roadway capacity analysis, the following major transportation routes
have the following capacity ratings:
High Capacity
Upper Street
Lower Street
North Parish Road
Route 117
Route 219
Medium Capacity
Wilson Hill Road
Main Street
School House Hill Road
-Turner Comprehensive Plan Update- II-44
Low Capacity
North Auburn Road
East Hebron Road
General Turner Hill Road
Gauthier Hill Road
Traffic Volumes
Route 4 is one of the major arterials in Maine. It carries industrial traffic to the paper mills in
Livermore Falls, Jay and Rumford and to the urban center of Lewiston and Auburn. As
residential development expanded in Turner and other rural communities, commuter traffic has
increased. It also carries recreational traffic to the Western Mountains of Maine. Annual average
daily traffic volume on Route 4 at Tuner Village increased by 34% or 3,400 vehicles between
1998 and 2000. Other major roads are Route 117 which provides east/west travel through
Norway and Paris and Route 219 that connects with Route 26 in West Paris. Other roads that
receive a high level of traffic although not as great as the State routes include the Center Bridge
Road, Lower Street, Upper Street and Western Road.
The Maine Department of Transportation maintains traffic volume data for several locations
throughout Turner. The following table presents annual average daily traffic data at several
locations.
Annual Average Daily Traffic
Number of Vehicles
Location Year
1988 1998/99 or 2000
Route 4/Turner Village 9,980 13,360
Route 4/Lower Street 10,890 13,550
Route 4/North Turner 9,110 9,650
Route 219/Howes Corner 1,780 2,140
Lower Street/Greene Road 1,460 3,010
Turner Center 2,040 2,770
-Turner Comprehensive Plan Update- II-45
High Crash Locations
The Maine Department of Transportation maintains reports of all reportable crashes ($1000
damage or personal injury). A report entitled “Maine Accident Record Summary” provides
summarized data relating to the location and nature of crashes. One element of the summary
report is the identification of a “Critical Rate Factor” (a statistical comparison to similar
locations in the State). Locations with a critical rate factor of greater than 1.00, with a total of 8
or more crashes, should be of concern because it is considered a high accident location. Based
upon the information provided by the MDOT, there are a number of locations with a critical rate
factor greater than 1.00 in Turner.
High Crash Locations
1998-2000
Turner, Maine
Location Description # of Accidents
Critical Rate
Factor
Route 4/Snell Hill Road 9 2.08
Route 4/Route 117 13 2.14
Route 4/Mancine Road 10 2.08
Route 4/219 19 3.85
Howes Corner 8 1.26
Source: Maine Department of Transportation
Route 4 Corridor Safety Study
The Maine Department of Transportation at the request of the Androscoggin County Sheriff’s
Department published the Route 4 Safety Study in 1999. That study was updated in 2001. The
study compared crash characteristics found on Route 4 with crash characteristics found on
similar sections of roadway in the general area of Tuner and with the statewide averages for all
road types. The study found that Route 4 is a comparatively safe roadway in terms of crash rate
but the severity of crashes is quite high. It was also found that a high percentage of crashes occur
at driveways along Route 4.
Between 1998 and 2000 there were 249 crashes reported on Route 4. The following table
presents the type and number of crashes.
-Turner Comprehensive Plan Update- II-46
Route 4 Crashes in Turner
1998-2000
Type of Crash # of Crashes
Intersection Movement 73
Rear end/Sideswipe 67
Dear/Moose Strike 36
Run off Road 32
Head on/Sideswipe 22
Other 19
Total 249
Source: Maine Department of Transportation
Retrograde Arterial
Route 4 in Turner has been classified as a retrograde arterial by the Maine Department of
Transportation. A retrograde arterial is a mobility arterial where the access related crash-permile
rate exceeded the 1999 statewide average for arterials of the same posted speed limit.
Access to retrograde arterials will be regulated by the Maine Department of Transportation
through driveway and entrance permits.
Airport Facilities
Turner Aviation (Twitchell’s Airport), located at South Turner, and Twitchell’s Seaplane Base,
located on Gulf Island Pond, are defined by the Maine Department of Transportation as a
privately owned commercial airport. The airport is designated as a utility airport with Runway
8-26, 2,000 ft. in length and Runway 12-30, 2,340 ft. in length. The airport provides fuel and
aircraft repair.
Sidewalks
The only sidewalks found in Turner are located on Lower Street from the Leavitt Area High
School parking lot entrance to Route 117(Turner Center Road) on the bridge that crosses the
Nezinscot River in Turner Village and the remnants of a side walk on the easterly side of a
portion of Main Street in Turner Village. The total length of sidewalks in Turner is
approximately 800 feet.
-Turner Comprehensive Plan Update- II-47
In Turner Center there is a critical need for additional sidewalks to serve school pedestrian
traffic. The area along Turner Center Road and Cobb Road to the Turner Primary School are
priority locations.
State Highway Improvement Plan
The Maine Department of Transportation updates its Six-Year Transportation Improvement Plan
every two years. The purpose of the Six-Year Plan is to provide a linkage between the policybased
20-Year Transportation Plan, the project based Biennial Transportation Improvement
Program and local planning. Project in Turner identified in the Six-Year Transportation
Improvement Plan include.
Reconstruction
Route 219 at Twin Bridges
Route 117 from Buckfield to Upper Street
Route 219 from Hartford to Route 4
Bridge Replacement
Twin Bridges
Ricker Bridge
-Turner Comprehensive Plan Update- II-48
-Turner Comprehensive Plan Update- II-49
OUTDOOR RECREATION RESOURCES
Findings and Trends 1990-2002
˜ The town has added a town beach and ballfields to its recreation
facilities.
˜ Traditional outdoor recreation opportunities may decrease as the result
of land posting.
˜ Additional outdoor recreation facilities will be needed over the next ten
years.
Introduction
Most public recreation facilities in Turner are associated with the school system. Recreation
oriented facilities owned directly by the Town have expanded over the past ten years and include
the town beach at Bear Pond, boat launching area at Pleasant Pond, the Boofy Quimby Memorial
Center in North Turner and baseball fields on the Cobb Road.
Recreation in Turner, as in many rural communities, has been non-facility oriented. Traditional
access to water bodies and woodlands has provided for many recreational opportunities with
limited demands for facility oriented recreation.
Public/Semi-Public Recreational Facilities/Areas
School Administrative District #52 owns and maintains the majority of the public recreational
facilities in Turner. Although these facilities are primarily utilized for school activities, the
Turner Athletic Association enjoys a high level of cooperation with the District and in the
utilization of their various facilities.
-Turner Comprehensive Plan Update- II-50
SAD #52 Recreation Facilities
Turner Center
Type Number
Baseball fields 2
Softball fields 4
Football fields 2
Soccer field 1
Field hockey field 1
Track 1
Tennis courts 3
Basketball court (outdoor) 3
Basketball courts (indoor) 5
Playground areas 2
Cross-country trails yes
The Boofy Quimby Memorial Center located on Route 219 in North Turner is located on the site
of the old North Turner School. The center was made possible through a gift in memory of a
young North Turner boy.
Boofy Quimby Memorial Center
Recreation Facilities
North Turner
Baseball/softball fields 2
Indoor basketball 1
Outdoor Basketball 1
In 1997, the town purchased property on Bear Pond for a town beach. A total of 3.7 acres was
purchased with 1.1 acres beach area. The beach is overseen by a volunteer Beach Committee.
In 2001, two new little league baseball fields were constructed of the Cobb Road. This was made
possible through donations and volunteer labor.
-Turner Comprehensive Plan Update- II-51
Formal Public Access to Surface Waters
The public is provided access via a town-owned boat launch at only one of the Town’s 12 Great
Ponds, including Gulf Island Pond, (lakes and ponds with a surface area of 10 acres or more).
The Town-owned land, approximately 1/4 acre, at the southern end of Pleasant Pond, has been
improved for boat access to Pleasant Pond.
In the fall of 1988, a hard surface launching area and parking facility were completed at the
Turner-Greene Bridge at the head of Gulf Island Pond of the Androscoggin River. This facility
was constructed by Central Maine Power Company and is now owned by Florida Power and
Light. It was constructed to provide recreation access to the largely undeveloped Gulf Island
Pond Area as a condition of the Federal Energy Regulatory Commission’s relicensing of Gulf
Island Pond Dam. The facility receives a high amount of use.
There are several informal access sites to the Town’s surface waters where the public has
enjoyed access across private lands. These include: the area immediately above the Main Street
Bridge on the Nezinscot River, where an unpaved boat launch exists; the parking lot behind the
former Hearth & Cricket Building (the mill building) below the Main Street Bridge on the
Nezinscot, and at the Route 117 Bridge across the Nezinscot. There are, in addition, numerous
other informal access sites to the rivers, streams and ponds.
Open Space Areas
Turner is endowed with a large amount of privately owned open space that has traditionally been
open to the public for snowmobiling, hiking, cross-country skiing and hunting. The largest area,
often referred to the Diamond Match Land, is located along Gulf Island Pond. The parcel
contains some 1,800 acres and 9.4 miles of undeveloped shoreland along the Androscoggin
River. The public has enjoyed access to these lands and because of development potential, the
Land for Maine’s Future Board purchased the tract in fall of 1990. It is managed by the Bureau
of Parks and Recreation and has had walking and ATV trails developed.
These open space areas have made a large snowmobile trail system possibly throughout the
town, connecting to the trail systems in other communities and the statewide snowmobile trail
system.
The 4-wheeler or ATV is becoming a popular outdoor recreation activity. The Maine
Department of Parks and Recreation has designated the Androscoggin Riverland’s as an ATV
riding area. There is interest of ATV owners’ in Turner and surrounding communities to
establish a system of trails outside the State owned Androscoggin Riverland’s.
Important Hunting and Fishing Areas
Turner has traditionally been a favorite hunting area for both town residents and nonresidents.
The Town’s farming activities and woodlands provide excellent wildlife habitats. Significant
-Turner Comprehensive Plan Update- II-52
hunting areas include the lands along the Androscoggin River and land along Upper Street. More
and more land is being posted to no hunting in Turner. The Nezinscot and Androscoggin Rivers
traditionally have been favorite water fowl hunting areas.
The rivers, streams and brooks in Turner provide for numerous fishing opportunities. In recent
years, the Nezinscot River has become an important fishery for brown trout.
Various brooks and streams provide for a brook trout fishery as do the ponds. In addition the
Androscoggin River has become a regionally important bass fishing water.
Recreation Programs
The Turner Jr. Athletic Association sponsors recreation programs for elementary school age
children. The program is run by volunteers with a portion of costs appropriated by the Town.
However, to date, the majority of money has been raised through fund-raising. The Association
conducts three seasons of sports programs. In the spring and summer, baseball, softball and Tball
are provided, involving approximately 500 children. Peewee football is conducted in the fall
for 11, 12 and 13 year olds. In the winter, basketball is played by children in grades three
through six.
Facility Need Analysis
Turner’s existing outdoor and indoor recreation facilities were assessed based upon the
Guidelines for Recreation and Park Services prepared by the Community Parks and Recreation
Program. The analysis was based upon the facilities identified in the above sited report and
current day facilities in Turner. The first column identifies the type of facility. The second
column presents recommended capacities for each type of facility. Also in the second column in
parentheses is identified capacity and facilities needs based upon a planning population of 5,000.
The last column represents current day facilities.
The analysis indicates that Turner meets or exceeds most of the recreation facilities needs
considered, however, several deficiencies exist. Based upon the analysis, Turner has deficiencies
in neighborhood parks, ice skating and picnic tables.
-Turner Comprehensive Plan Update- II-53
Outdoor Recreation Facility Analysis
Type of Facility Recommended Facilities Existing Facilities
Neighborhood
Playgrounds
Community Recreation
Area
Community Park
Baseball Diamond
(90 foot base paths)
Softball/Little League
Diamond
Basketball Court
Tennis Courts
Multi-purpose
Field/Football, Soccer,
Field Hockey
Swimming Area
Ice Skating
Playgrounds
Picnic Area
Outdoor Education
Area
10 acres; located within ½ mile of each housing concentration of
50 or more homes - playground basketball court, play field, etc.
12-25 acres developed with ballfields, tennis courts, swimming
facilities, ice skating, etc.
100+ acres; largely undeveloped for walking, cross-country skiing,
nature study, etc.
0.16 per 1,000 population ( 1 diamond)
0.75 per 1,000 population (4 diamonds)
0.50 per 1,000 population (2 courts)
0.67 per 1,000 population (3 courts)
0.50 per 1,000 population (3 fields)
Area to serve; 5% of population 15 sq.ft./user
5,000 sq.ft. per 1,000 of population (24,000 sq.ft.)
.50 per 1,000 population (3)
2 tables per 1,000 population (10 tables)
1 per town
1 located at Turner
Elementary School
1 Boofy Quimby (no
swimming)
1 Androscoggin Riverlands
2 diamonds
8 diamonds
3 courts
3 courts
4 fields
1 swimming area
0
3
0
Androscoggin Riverlands
Lands
-Turner Comprehensive Plan Update- II-54
-Turner Comprehensive Plan Update- II-55
SCENIC RESOURCES
Findings and Trends 1990-2002
˜ Scenic views help define Turner’s character.
˜ Agriculture plays an important role in maintaining the scenic views in
Turner.
˜ Scenic view locations are in demand for residential development.
Introduction
Turner is endowed with a number of scenic areas and views. These scenic views is second only
to farmland of the characteristics that residents most often use to describe Turner’s character.
The Town’s topography and several north-south roads which traverse these ridges provide
striking scenic views, some reaching Mt. Washington.
Scenic Resources
During the inventory element of the 1991 Comprehensive Planning Program, 18 scenic vistas
were located and ranked. A system to rank each site was developed with the highest possible
score being 12. Although there are other scenic areas throughout the Town, the following is
representative of the most significant.
Current development regulations in Turner require an assessment of the impacts upon scenic
locations when a subdivision or commercial type development is proposed. However, they fall
short in providing an adequate level of protection when single lots are developed for residential
use.
Many of the scenic locations will be attractive for development if agriculture declines in the
future. Since 1990 several scenic view locations and view sheds have been developed for
residential use. Scenic view locations which have seen residential development include the views
westerly from General Turner Hill, Lower Street and Upper Street.
-Turner Comprehensive Plan Update- II-56
Visual Quality Assessment
1990
Location Distance Duration Uniqueness Accessibility Total Score
Upper St. Westerly 3 3 3 2 11
Gen. Turner Hill Westerly 3 3 3 2 11
Lower St. Westerly 3 3 3 2 11
N. Parish Rd. Westerly (Merrill
Hill)
3 2 3 2 10
Rte. 4 South 3 2 3 2 10
Upper St. Easterly 3 2 2.5 2 9.5
Pearl Road/West & North
Schoolhouse Hill
3 2 2.5 2 9.5
Poplar Hill Rd. Westerly 3 2 2 2 9
Top of Ricker Hill Westerly 3 1 3 2 9
Mud Street Westerly 3 2 2 2 9
Rt. 117 (Turner Ctr.) East 1 3 3 2 8
N. Parish Rd. Westerly
(Caldwell's)
3 1 2.5 2 7.5
Upper St. N.W. (Schoolhouse Hill) 3 1 2 2 8
N. Parish Rd. (E/SE) (Wadsworths
to Grants)
1 2 3 2 8
Gen. Turner Hill Rd. S.E. 3 1 1.5 2 7.5
Andros. River, Greene Bridge 1 1 2 3 7
Bear Pond Rd. West 1 1 2.5 2 6.5
Rt. 117 (Chases Mills) W/SW 1 1 2 2 6
-Turner Comprehensive Plan Update- II-57
Insert Scenic View Map
-Turner Comprehensive Plan Update- II-58
-Turner Comprehensive Plan Update- II-59
HISTORIC AND ARCHAEOLOGICAL RESOURCES
Findings and Trends 1990-2002
˜ A single site, the Turner Town House, is listed on the National Register
of Historic Places.
˜ The historic Turner Creamery was lost to fire in 1995.
˜ Seventeen prehistoric sites have been identified along the banks of the
Androscoggin River.
Introduction
The Town’s formal history began in 1765 when the General Court of Massachusetts chartered a
town known as Sylvester-Canada. In July 1786 Sylvester-Canada became Turner. The three
remaining villages, Turner Village, Turner Center and North Turner, were important community
centers. Today, these three village areas provide some evidence of Turner’s past.
In addition to the villages, the Turner Town House is listed on the Natural Register of Historic
Places. A number of locally significant historic buildings and sites are also scattered throughout
the Town.
Historic Resources
The Town House situated between the Universalist Church and the Natural History Club
building in Turner Center is quite a distance from the site that was originally intended for its
construction. Around 1831, the town chose a central spot to build the town house. The spot was
chosen near a farm now owned by Gregg Varney on Route 117 between Turner Village and
Turner Center. The lumber was acquired and stacked for the new building to begin. It seems
that some people were not in favor of the location, and one night a group of 40 men moved the
lumber to the east side of the river, and before dawn the town house was well advanced on its
present site. To prevent its being moved, the men used notched wooden spikes in its framing.
Records show that they won the battle but lost the war, because at the next meeting, all officers
were replaced in elections. The building is now in the custody of the Natural History Club.
Story taken from Trails Magazine, Class of 1976 by Wendy Libby.
-Turner Comprehensive Plan Update- II-60
Locally Significant Historic Buildings and Sites
Site Location Owner Surroundings
Cattle Pound General Turner Hill Town Private residents
Devil’s Den Merrill’s Hill E. Russell Woodlands
Bible Corner Ricker Hill Rickers Fields & woods
Town House Turner Center Town Village, church
G.A.R. Hall North Turner N. Turner Church Private homes
Barrell’s Quarry Poplar Hill, Barrells Private woods
Adm. Bradford House Snell Hill Road Hope Haven Private homes
Solon Chase House Rt. 117, Chases Mills Braleys Private homes
Leavitt Institute Turner Center SAD #52 Schools, village
Archaeological Resources
Archaeological resources are physical remains of the past, most commonly buried in the ground
or very difficult to see on the surface. Archeological sites are defined as prehistoric or historic.
Prehistoric sites are those areas where remains are found that were deposited thousands of years
before written records began in the United States. These sites are the only source of information
about prehistory. More recent archaeological sites are those sites which occurred after written
records began.
In Maine, archeological sites are most commonly found within 25 yards of an existing or former
canoe-navigable waters including lakes, rivers, streams and swamps. These areas provided good
locations for boat access and camp locations. Although some 4,500 archeological sites have
been identified in Maine, there may be an additional 12,000 sites to be discovered.
-Turner Comprehensive Plan Update- II-61
The Maine Historic Preservation Commission reports 17 prehistoric sites located along the banks
of Androscoggin River. These were found as part of relicensing studies for the FPL Gulf Island
Dam. Three of these sites are listed on the Register of Historic Places and four others may be
eligible for listing. It is expected that additional prehistoric sites could exist along the banks of
the Nezinscot River and other streams, brooks and ponds in Turner.
A single historic archeological site, the Keene’s Mills Archeological District has been identified
in Turner. It is believed that other historic archeological sites exist which represent early mill
and farmstead sites representing the first wave of Euro-American settlement of Turner.
-Turner Comprehensive Plan Update- II-62
-Turner Comprehensive Plan Update- II-63
LAND USE/UTILIZATION
Findings and Trends 1990-2002
˜ The decade of the 90's saw a net loss in agricultural land in Turner.
˜ It is estimated that more than 500 acres of land was converted from
agriculture to residential uses between 1990 and 2002.
˜ From 1990 to 2002, 39 residential subdivisions were approved or
pending approval with a total of 256 lots.
˜ Since 1990 there have been 15 new structures constructed for
businesses along Route 4.
Introduction
A major element of the Comprehensive Plan is the analysis of the use of land and existing
development patterns. Through such an analysis, insights into community functions, spatial
relationships, past and current priorities and future directions are possible. Current land use
patterns and expected future development trends are cornerstones in the development of policies
and strategies which will shape Turner’s future land utilization characteristics.
Turner has a total land area of approximately 62 square miles and is the largest geographic
community in Androscoggin County. The Town partially developed as a manufacturing
community based upon its natural resources and agricultural products. Water from the
Androscoggin and Nezinscot Rivers powered the mills that transformed raw materials into
various products. By the early 1900's, the manufacturing economy had declined. However, the
importance of agriculture continued. While, today’s land use patterns are still reflective of the
importance of agriculture low density residential develop has become much more prominent.
Agricultural Land Use
Agricultural land use has been historically the most prevalent use of land other than woodlands
in Turner. Agricultural land use includes those lands currently utilized to produce agricultural
commodities such as croplands, pasture lands, orchards, farmsteads, and one of the largest egg
farms in the nation. Forest lands or woodlands closely associated with agriculture are considered
as an individual land use category for the purposes of the Plan.
-Turner Comprehensive Plan Update- II-64
It is difficult to specifically identify the total land area utilized for agriculture in Turner.
Several past studies and discussions with agricultural landowners, provide insight into the
significance of Turner’s agricultural land utilization. In a study published in March 1981 based
upon 1977 aerial photography, 5,087 acres of agricultural land use was identified in Turner.
The 1982 Study of Farmland Conversion in Nineteen Maine Communities published by the
Maine State Planning Office reported that Turner had 8,698 acres of open land in 1981. That
same report found that Turner had a net gain of 515 acres of agricultural land between 1964 and
1981. This gain was calculated based upon 827 acres of new land cleared with 650 acres
attributed to DeCoster Egg Farm operations. Over the period, 312 acres of available agricultural
land was reported lost, thus a total gain of 515 acres was realized.
Between 1980 and 1990, additional lands were cleared for agriculture, although the exact
amount is not known. During that period, land once used for agricultural purposes was converted
to other uses, including residential and woodlands. However in that 10 year period, it is
estimated that there had not been a net loss in agricultural land.
The decade of the 90's saw a net loss in agricultural land in Turner. That loss is contributed to
residential development through the subdivision of land and individual lot development on land
formally used for agricultural purposes. Thirteen subdivisions totally 110 individual lots were
approved over the ten years that before were used for farmland. The land area subdivided and
removed from agriculture exceeded 400 acres. In addition to subdivided land, there has been
more than 30 new individual residential lots created on land formally used for agriculture. In
total it is estimated that more than 500 acres of land was converted from agriculture to
residential uses between 1990 and 2002. The greatest loss of agricultural land was in orchard
land and the more marginal crop and hay lands.
The majority of land utilized for agriculture is situated in the eastern half of Turner. Upper and
Lower Streets, which follow a long ridge, are major centers of agricultural land use. In addition
lands along the banks of the Androscoggin and Nezinscot Rivers are major agricultural areas.
The Turner Plains area contains the site of 1,200 acre DeCoster Egg Farm. A porti