Lebanon Master Plan Complete

MASTER PLANCity of Lebanon 2012 a comprehensive plan to implement the community vision for 2030 Adopted by the Lebanon Planning Board March 26, 2012



 



1| Introduction1|A Guiding Principles1 | A-1 Residents First1 | A-2 Purpose Statement1 | A-3 Sustainability Principles1|B The Master Plan1 | B-1 Purpose of the Master Plan1 | B-2 History of the Master Plan1 | B-3 Citizen Involvement in the Master Plan1 | B-4 Most Recent Update of the Master Plan1 | B-5 Adoption of the Master Plan1 | B-6 Master Plan Implementation, Amendments and Updates1|C The City of Lebanon1 | C-1 Natural Landscape1 | C-2 Built Landscape1 | C-3 Community Snapshot2| Land Use2|A Vision & Purpose2|B Issues & Priorities2 | B-1 Role as a Regional Center2 | B-2 Smart Growth Principles2 | B-3 Downtowns and Core Developed Areas2 | B-4 Rural Land and Outlying Areas2|C Existing Conditions & Trends2 | C-1 Settlement Pattern2 | C-2 Current Land Use2 | C-3 Public Services2 | C-4 Open Space Conservation and Natural Resource Protection2 | C-5 Current Land Use Regulations2|D Future Challenges & Opportunities2 | D-1 Planning ElementsCity of Lebanon Master Plan Adopted March 26, 2012

1-11-11-11-11-11-31-31-31-41-41-41-41-51-51-51-72-12-12-12-12-12-22-32-32-32-42-62-72-72-82-8 Table of Contents | i

2 | D-2 Land Use Planning Area 2 | D-3 Planning Tools 2 | D-4 Future Land Use Map 2|E Outcomes & Strat 3| Lebanon Cent 3|A Vision & Purpose 3|B Issues & Priorities 3 | B-1 Downtown Revitalizatio 3|C Existing Condition 3 | C-1 General Description 3 | C-2 Surrounding Residential 3 | C-3 Downtown Design 3 | C-4 Cultural, Recreational & 3|D Future Challenges 3 | D-1 Downtown Revitalizatio 3 | D-2 Economic Development 3 | D-3 Architecture, Landscape 3 | D-4 Transportation System 3 | D-5 Historic and Cultural Res 3 | D-6 Housing 3|E Outcomes & Strat 4| West Lebanon 4|A Vision & Purpose 4|B Issues & Priorities 4 | B-1 Downtown Revitalizatio 4|C Existing Condition 4 | C-1 General Description 4 | C-2 Surrounding Residential 4 | C-3 Cultural and Recreation 4 | C-4 Trafficii | Table of Contents

as 2-13tegies 2-17 2-20 2-23tral Business District 3-1on 3-1ns & Trends l Neighborhoods 3-1 3-1 Natural Resources s & Opportunities 3-1on 3-1e & Urban Design 3-2 sources 3-2 3-3tegies 3-3 3-3 3-4 3-4 3-6 3-8 3-8 3-9n Central Business District 4-1on 4-1 ns & Trends l Neighborhoods 4-1 Resources 4-1 4-1 4-1 4-2 4-2 4-2 City of Lebanon Master Plan Adopted March 26, 2012

4|D Future Challenges & Opportunities4 | D-1 Downtown Revitalization4 | D-2 Civic Oversight4 | D-3 Relationship with the Route 12A Commercial District4 | D-4 Relationship with White River Junction4 | D-5 Architecture, Landscape & Urban Design4 | D-6 Westboro Rail Yard4 | D-7 Transportation Coordination4 | D-8 Historic Resources4 | D-9 Housing4|E Outcomes & Strategies5| Natural Resources5|A Vision & Purpose5|B Issues & Priorities5 | B-1 Balancing Resource Protection and Growth5 | B-2 Healthy Environment, Healthy Community5|C Existing Conditions & Trends5 | C-1 Air and Sky5 | C-2 Landform5 | C-3 Water Resources5 | C-4 Land Resources5 | C-5 Plants and Animals5 | C-6 Energy5|D Future Challenges & Opportunities5 | D-1 Impact of Development on Natural Resources5 | D-2 Air and Sky5 | D-3 Landform5 | D-4 Water Resources5 | D-5 Land Resources5 | D-6 Plants and Animals5 | D-7 Energy Conservation5 | D-8 CoordinationCity of Lebanon Master Plan Adopted March 26, 2012

4-2 4-2 4-3 4-3 4-4 4-4 4-4 4-5 4-6 4-7 4-8 5-1 5-1 5-1 5-1 5-1 5-1 5-2 5-2 5-3 5-4 5-5 5-5 5-6 5-6 5-6 5-6 5-7 5-85-105-105-11 Table of Contents | iii

5|E Outcomes & Strat 6| Economic Dev 6|A Vision & Purpose 6|B Issues & Priorities 6 | B-1 Sustainable Economic D 6 | B-2 Economic Diversity 6 | B-3 Quality of Life 6|C Existing Condition 6 | C-1 Role as Regional Center 6 | C-2 Land and Space for Non- 6 | C-3 Employment and Wages 6 | C-4 Housing 6|D Future Challenges 6 | D-1 Sustainable Economic D 6 | D-2 Central Business District 6 | D-3 Redevelopment 6 | D-4 Quality of Life 6 | D-5 Public Services and Infra 6 | D-6 Technological Advancem 6 | D-7 Lebanon Municipal Airp 6|E Outcomes & Strat 7| Housing 7|A Vision & Purpose 7|B Issues & Priorities 7 | B-1 Housing Needs 7 | B-2 Livable Neighborhoods 7|C Existing Condition 7 | C-1 Housing Supply 7 | C-2 Housing Affordability 7 | C-3 Neighborhood Characteiv | Table of Contents

tegies 5-12velopment 6-1 6-1Development 6-1 6-1 ns & Trends 6-2 -Residential Uses 6-2 s 6-3 s & Opportunities 6-3Development Strategy 6-4 ts 6-4 6-5 astructure 6-5ment 6-5port 6-6tegies 6-6 6-7 ns & Trends 6-7 6-8er and Design 6-8 6-9 7-1 7-1 7-1 7-1 7-1 7-1 7-2 7-3 7-4 City of Lebanon Master Plan Adopted March 26, 2012

7|D Future Challenges & Opportunities7 | D-1 Planning Techniques and Principles7 | D-2 Housing Supply and Demand7 | D-3 Housing Affordability7 | D-4 Neighborhood Character and Design7|E Outcomes & Strategies8| Community Facilities and Services8|A Vision & Purpose8|B Issues & Priorities8 | B-1 Demand for Services8 | B-2 Regional Coordination8|C Existing Conditions & Trends8 | C-1 Emergency Services8 | C-2 Electric Utilities & Telecommunications8 | C-3 Water and Wastewater Infrastructure8 | C-4 Solid Waste8 | C-5 Civic Buildings & Properties8 | C-6 Lebanon School District8|D Future Challenges & Opportunities8 | D-1 Demand for Services8 | D-2 Emergency Services8 | D-3 Electric Utilities & Telecommunications8 | D-4 Water & Wastewater Infrastructure8 | D-5 Solid Waste8 | D-6 City Buildings & Properties8 | D-7 Lebanon School District8|E Outcomes & Strategies9| Transportation9|A Vision & Purpose9|B Issues & PrioritiesCity of Lebanon Master Plan Adopted March 26, 2012

7-4 7-4 7-5 7-5 7-6 7-8 8-1 8-1 8-1 8-1 8-2 8-2 8-2 8-3 8-4 8-7 8-8 8-98-108-108-118-118-118-138-148-148-15 9-1 9-1 9-1 Table of Contents | v

9 | B-1 Transportation and Land 9 | B-2 Transportation and Econ 9 | B-3 Transportation and the E 9 | B-4 Transportation and Heal 9|C Existing Condition 9 | C-1 Transportation Network 9 | C-2 Roads 9 | C-3 Bridges 9 | C-4 Pedestrian and Bicycle F 9 | C-5 Public Transit 9 | C-6 Rail 9 | C-7 Airport 9 | C-8 Parking 9 | C-9 Transportation Demand 9|D Future Challenges 9 | D-1 Alternative Land Use an 9 | D-2 Roads 9 | D-3 Pedestrian and Bicycle F 9 | D-4 Transit 9 | D-5 Rail 9 | D-6 Parking 9 | D-7 Management Strategies 9|E Outcomes & Strat 10 | Recreation 10 | A Vision & Purpose 10 | B Issues & Priorities 10 | B-1 Growing Demand for Re 10 | B-2 Sustainable Developme 10 | C Existing Condition 10 | C-1 Recreation Planning 10 | C-2 Recreation Department 10 | C-3 Recreation Facilities andvi | Table of Contents

d Use 9-1 nomic Development 9-2 Environment 9-2 lth 9-2 ns & Trendsk 9-2 9-2 Facilities 9-3 9-4d Management 9-4 s & Opportunities 9-5 9-6nd Traffic Approaches 9-6 Facilities 9-6 9-7 stegies 9-7 9-7 9-8 9-9 9-10 9-10 9-10 9-10 9-15ecreation Facilities and Programs 10-1ent of Parks and Recreation Facilities ns & Trends 10-1 and Programs 10-1d Parks 10-1 10-1 10-2 10-2 10-2 10-2 City of Lebanon Master Plan Adopted March 26, 2012

10 | D Future Challenges & Opportunities10 | D-1 Meeting Current Demand10 | D-2 Waterway Use and Access10 | D-3 Pedestrian and Bicycle Amenities10 | D-4 West Lebanon and Westboro Rail Yard Opportunities10 | E Outcomes & Strategies11 | Historic Resources11 | A Vision & Purpose11 | B Issues & Priorities11 | B-1 Provide Adequate Protection for Historic Resources11 | B-2 Fostering Community Awareness & Appreciation11 | C Existing Conditions & Trends11 | C-1 Historic Natural Features11 | C-2 Historic Inventories and Districts11 | C-3 Historical Organizations11 | C-4 Downtown Revitalization11 | D Future Challenges & Opportunities11 | D-1 Protecting Historic Resources11 | D-2 Historical Organizations11 | D-3 Historic Districts11 | D-4 Historic Buildings11 | D-5 Historic Transportation Infrastructure11 | D-6 Historic Open Space and Natural Resources11 | D-7 Historic Education11 | D-8 Historical Tools, Programs and Partnerships11 | D-9 Historical and Cultural Tourism11 | E Outcomes & Strategies12 | Community Design and Civic Art12 | A Vision & Purpose12 | B Issues & PrioritiesCity of Lebanon Master Plan Adopted March 26, 2012

10-410-410-410-510-510-611-111-111-111-111-111-211-211-211-211-311-311-311-411-411-511-511-611-611-611-711-812-112-112-1 Table of Contents | vii

12 | B-1 Civic Art Program 12 | B-2 Creative Economy 12 | C Existing Condition 12 | C-1 Creative Economy 12 | C-2 Cultural and Civic Art Re 12 | C-3 Benefits of Civic Art and 12 | D Future Challenges 12 | D-1 Promoting Arts and Cult 12 | E Outcomes & Strat 13 | Energy 13 | A Executive Summa 13 | B Vision & Purpose 13 | C Background & Pro 13 | C-1 Local, Regional and Stat 13 | C-2 Lebanon Energy Advisor 13 | C-3 Public Input & Commun 13 | D Issues & Priorities 13 | D-1 Energy Efficiency 13 | D-2 Renewable Energy 13 | E Existing Condition 13 | E-1 Energy Projects & Comm 13 | E-2 Energy Use & Cost Inven 13 | E-3 Municipal Building Ener 13 | F Future Challenges 13 | F-1 Regional Coordination & 13 | F-2 Energy Efficiency 13 | F-3 Renewable Energy Oppo 13 | F-4 Transportation 13 | F-5 Commercial Sector 13 | F-6 Land Use 13 | F-7 Outdoor Lightsviii | Table of Contents

ns & Trends 12-1 12-1esources and Partnersd Events 12-1 s & Opportunities 12-1 tural Activities 12-2tegies 12-4ary 12-5 12-5ocess tewide Context 12-6 ry Committeenity Support 13-1 ns & Trends 13-1mitmentsntory 13-1 rgy Inventory 13-2 s & Opportunities 13-2& Leadership 13-3 13-3 ortunities 13-4 13-4 13-4 13-4 13-4 13-6 13-6 13-8 13-8 13-8 13-8 13-10 13-11 13-11 13-12 City of Lebanon Master Plan Adopted March 26, 2012

13 | F-8 Policy Recommendations13 | F-9 Local Food & Agriculture13 | F-10 Education & Outreach13 | F-11 Financing13 | F-12 Measuring Progress13 | F-13 Sharing Success13 | G Outcomes & StrategiesCity of Lebanon Master Plan Adopted March 26, 2012

13-1213-1313-1313-1413-1513-1613-17 Table of Contents | ix

1 | Introduction1|A Guiding Principles1 | A-1 Residents First1 | A-2 This Master Plan has been developed in accordance with Lebanon’s “Residents- 18, 2008 by the City Council: All actions and policies of the government of the City of Lebanon shall be intended fi the current residents of Lebanon. Residents have consistently communicated their support for the following core officials at public forums held throughout the process of developing this plan: ■ Support of smart growth principles. ■ Improvement of civic participation and transparency in government throu varied, manageable opportunities for involvement. ■ Consideration of the impact of new development on City services. ■ Development of a comprehensive, multi-modal transportation plan. ■ Improvement of bikeways, walkways, and public transit systems (recreatio ■ Stewardship of natural and recreational areas. ■ Balance between environmental sustainability and landowner rights. Purpose Statement The input of residents guided the writing of this plan beginning with the followin to set the plan’s tone and direction: With this plan, the City of Lebanon presents a collective philosophy for the manage City shall sustainably manage its physical, social, and economic development in su pleasant, healthy, safe and stimulating environment for all residents. The City reco anced by respect for and protection of the rights of all property owners.1 | A-3 Sustainability Principles The City of Lebanon defines sustainability as meeting the needs of the present w ity of future generations to meet their needs. Lebanon has recognized that in or City government must become more sustainable, effective, and responsive. The ciples for a Sustainable Community” on February 18, 2009, addressing seven e local government can make a positive difference in our community. The policies this plan are intended to implement the City’s sustainability principles.City of Lebanon Master Plan Adopted March 26, 2012

-First” policy adopted on June key points | guiding principles – All actions and policies of the government of the City of first and foremost to benefit Lebanon shall be intended first and foremost to benefit the concepts to City planners and current residents of Lebanon. – The City shall sustainably manage its physical, social, and ugh better communication and economic development in such a way as to maintain a pleasant, healthy, safe and stimulating environment for all onal-commuter corridors). residents. The City recognizes that this will be balanced by respect for and protection of the rights of all property owners. ng purpose statement intended – The City has adopted sustainability principles addressing seven essential areas in which better local government can ement of development. The make a positive difference in our community. The policies and uch a way as to maintain a recommended actions of this plan are intended to implementognizes that this will be bal- those principles.without compromising the abil- introduction | 1-1 rder to best serve its residents, e City Council adopted “Prin- essential areas in which better s and recommended actions of

1. Community A pation and hon accountability sions recogniz stake in creatin and processes nity needs. At can effectively 2. Sense of Place identity, civic ing harmoniou our two downt Preserving the for people and 3. Environment human physic identifying, av dant drinking munity’s natur capacity to wi network of op zens, landown natural assets n best-managem health and com technology. 4. Intelligent, C many of the pr made our com and conservati efficiently use neighborhoods transportation less air polluti aging an order needs for incre 5. Economic Vit our communit environment a they can com can fill and su1-2 | introduction

Access and Engagement. Good government requires that we welcome the public’s partici- nor the public trust. Cornerstones of public trust include effective outreach, communication, y, and transparency. Encouraging broad, inclusive collaboration in local government deci- zes that all levels of government, together with the non-profit and private sectors, have a ng and implementing mutually beneficial policies. Improving public access to information can make City government more accountable, transparent, fair, and responsive to commu- the same time, because state and federal government decisions affect our community, we y advocate our interests by increasing our participation at those levels. e. The traditional character of Lebanon and Northern New England anchors our community pride, and quality of life. Preserving the character of existing neighborhoods, and promot- us character in new neighborhoods, helps keep our City unique. Revitalizing and supporting towns, Lebanon and West Lebanon, helps maintain key focal points for community activity. e rural landscape supports farm- and forest-based activities, contiguous tracts of open space d wildlife, and highly valued scenic assets. tal Responsibility and Energy Efficiency. A healthy natural environment in turn sustains cal, mental, and fiscal health. Scientific data and practical experience confirm the value of voiding, minimizing, and repairing environmental harm. We benefit from clean air, abun- water, productive soils, and diverse ecosystems. Protecting and strengthening our com- ral resources—including the ability to raise food and timber— enhances our economy and ithstand floods, drought, and other potential disasters. Conserving green infrastructure—a pen space, waterways, and other natural areas—is vital to this effort. Partnering with citi- ners, schools, businesses, organizations, and other governments, we can responsibly enjoy now and for many years to come. The City can lead by example in following or exceeding ment practices for all operations. For example, energy efficiency is critical to environmental mmunity prosperity. Everyone can help promote energy conservation and more sustainable Coordinated Development and Transportation. Sprawling development detracts from rinciples outlined here, and should be discouraged if we are to secure those assets that have mmunity desirable. Coordinating infill development, adaptive re-use of existing buildings, ion design for new development will maintain traditional compact settlement patterns and e existing infrastructure. Developing attractive human-scale, mixed-use, walkable-bikable s will help conserve and enhance quality of life – especially with an integrated multi-modal system to promote alternatives to the automobile. Benefits include less traffic congestion, ion, less wear and tear on roads, and safer access for people of all ages and abilities. Man- rly pace of development will minimize negative effects on City finances from associated eased facilities and services as the City grows. tality. The continued vitality of our local economy depends upon proactively positioning ty for a changing world. The City must foster a green, innovative and diversified business as it supports a healthy climate for existing enterprises. Local companies have shown thatmpete and succeed in a global economy. Identifying sustainable industry niches that we uccessfully compete within, and attracting sustainable businesses within those niches, will City of Lebanon Master Plan Adopted March 26, 2012

1|B strengthen overall quality of life. For example, encouraging local marke1 | B-1 agriculture can revitalize the rural economy. Providing a range of affordable ing high-tech, medical, recreational, and creative businesses can help stren1 | B-2 by promoting training for a skilled, diverse, productive workforce. All of t further community investment, reduce poverty, and promote prosperity. 6. Fiscal Responsibility. The City’s finances must be managed such that cur residents can afford to live here. The alternative will erode the traditional has distinguished our community from some of our neighbors. City budge prioritize current demands, keeping debt low while making selective invest cy to meet future needs. Careful attention to land use and tax policy, such in order to increase asset valuations, can raise new revenues without incu services. Incentives for sensible frugality can yield further savings. Abov pends on continuing to improve transparency and public understanding of 7. Regional Leadership. Lebanon has become the hub of the Upper Valley. T can benefit by actively engaging with neighboring towns to achieve comm challenges and opportunities more effectively. Financial and operational economies of scale. Encouraging a regional view of community interdepe autonomy can enable the community to manage growth locally and colla promote positive innovation and excellence by achieving and exceeding be The Master Plan Purpose of the Master Plan The State of New Hampshire authorizes cities and towns to adopt a master plan ment within their jurisdictions. The state defines a master plan as: public policy d to manage physical and socioeconomic development. Being duly adopted, this Lebanon is an official, legal document expressing City policy. A master plan is the statutorily-required basis for zoning, subdivision, and site p annual capital improvement program and other City planning projects. It provides and development, which the City then implements through various regulatory a essence, this plan is the foundation for the management of the City’s future. History of the Master Plan The City of Lebanon adopted its first master plan in 1957 and has regularly u existing conditions within the City and discussion with residents about what the future. Prior to adoption of this plan in 2012, revised master plans were adopte and 2006.City of Lebanon Master Plan Adopted March 26, 2012

ets and community-supported key points | the master plan e housing options and incubat- ngthen our job base, especially – This Master Plan provides a vision for the City’s growth and these activities will encourage development and is the foundation for the management of the City’s future. rrent and future generations of l socioeconomic diversity that – Lebanon adopted its first master plan in 1957 and has ets must judiciously assess and regularly updated it since. tments such as energy efficien- h as promoting redevelopment – Many citizen volunteers have been involved in the master urring new costs for municipal planning process through public forums and advisory ve all, fiscal responsibility de- committees including members of the Planning Board, City Council, and other boards, commissions, and community municipal budgetary matters. groups. The City, as well as the region,mon goals and address common – This 2012 Master Plan resulted from a process to refine the l efficiencies may result from 2006 plan and re-engage the public in forums and chapter endence while respecting local review subcommittees. aborate regionally. We should – The Planning Board adopts the Master Plan and the City est-management practices. Council will be requested to adopt the plan. n in order to manage develop- – The vision for each chapter of the Master Plan is supported by duly adopted by a municipality a set of outcomes, strategies, and action items that provide an outline for implementation. s Master Plan for the City of plan regulations as well as the s a vision for the City’s growth and non-regulatory actions. In updated it following review of ey want for their community’s ed in 1970, 1977, 1986, 1993 introduction | 1-3

1 | B-3 Citizen Involvem 1 | B-4 This Master Plan has 1 | B-5 municipalities to inv 1 | B-6 the municipality. Th development than th The drafting of Leb has since come to pla have been involved volunteers included munity groups. This of this plan. Most Recent Up Many of the concep Ahead” community Upper Valley and U weekend to produce After the successful dorsement by City C the zoning amendme created a new Maste and objectives expre University of New H 2006 plan and re-en Council and Conser residents at large, rev Adoption of the The Planning Board tion in law as to whe tant since many of it will be requested to Master Plan Imp The vision for each that provide the outl ter Plan to guide the The Master Plan pro subsequent developm1-4 | introduction

ment in the Master Plan s been prepared under the auspices of the Planning Board. New Hampshire law encourages volve its citizens in the preparation of a master plan in a way that is most appropriate for here is no better-qualified group of people to set policy for the physical and socioeconomic he municipality’s own citizens.banon’s 1993 Master Plan set a new precedent for citizen participation in planning, which ay an integral role in subsequent master plan revisions. Since then, many citizen volunteers in the master planning process through public forums and advisory committees. These members of the Planning Board, City Council, and other boards, commissions, and com- s collective work provided a solid foundation for the same kind of approach to the draftingpdate of the Master Plan pts and themes expressed in this 2012 Master Plan are rooted in the “Lebanon: A Look forum held in 1999. A local steering committee, assisted by Vital Communities of the UNH/Grafton County Cooperative Extension Service, brought 100 people together for a e a report, which outlined the basic ideas that became the 2006 Master Plan. adoption of a revised master plan in June 2006 by the Planning Board, and subsequent en- Council, work commenced on a zoning amendment to implement the plan’s policies. When ent referendum did not pass in 2008, the Planning Board, at the request of the City Council, er Plan Steering Committee for the purpose of determining whether or not the issues, goals, essed in the 2006 plan were relevant to the community in 2009. With assistance from the Hampshire Cooperative Extension, the steering committee undertook a process to refine the ngage the public in forums and chapter review subcommittees. The Planning Board, City rvation Commission, as well as members representing the chapter working groups, and viewed revised master plan materials in public meetings, resulting in this 2011 Master Plan.e Master Plan d, pursuant to New Hampshire law (RSA 674:1), adopts the Master Plan. There is no men- ether or not the City Council should also adopt the plan, but action by the council is impor- ts decisions may either support or contradict the plan’s policies. Therefore, the City Council adopt the Lebanon Master Plan.plementation, Amendments and Updates chapter of the Master Plan is supported by a set of outcomes, strategies, and action items line for implementation. Lebanon staff and City boards and commissions will use the Mas- eir policies and actions for a 20-year planning horizon. ovides the framework for achieving the vision for Lebanon out to year 2030, while the ment of topic implementation plans based on chapters of the Master Plan, e.g. housing, City of Lebanon Master Plan Adopted March 26, 2012

1|C economic development, and transportation implementation plans, will provide directed at realizing the overall vision and outcomes set forth in the Master Plan1 | C-11 | C-2 The Master Plan will continue to be dynamic in nature, requiring periodic updat an effort to re-assess community visions, and assess the status as well as poten outcomes, strategies, and action items as changing conditions warrant. The City of Lebanon The City of Lebanon, New Hampshire - together with our neighboring commun shire (to the north) and Hartford, Vermont (to the west) - is the regional center of Valley. Lebanon is a thriving small City that offers our 13,151 residents (2010 urban living - a fact that was recognized by our being ranked third in a recent Towns in America. Approximately 19,000 people work in our City, including at the Dartmouth-Hitchc campus, in one of the many high-tech companies located in our business parks, retail stores or restaurants in our commercial areas, or at a small business in one o districts. Lebanon’s infrastructure — state-of-the art telecommunications, dire public water and sewer systems with available capacity, and recently resumed fre dynamic and diverse business community. Natural Landscape Lebanon developed along the Connecticut and Mascoma Rivers and the natural the ridgeline and undulating hills that define the river valleys. The Mascoma Ri ing historically the eastern and the western ends of the City and of partitioning Connecticut River serves as a landmark that defines our City limits on the west of Lebanon with the southwest corner. Built Landscape Today, our built landscape is a composite of traditional and modern land use pa land replicated traditional European development patterns - a dense urban cente est land. That land use pattern remains within our two urban centers, located in th (Lebanon village) and the other in western (West Lebanon village) part of the Cit of Interstate 89, a new pattern began to emerge 50 years ago. The modern land u lot residential development in rural areas and retail strip development along the m as suburban sprawl. While much development has occurred outside the traditional urban centers in re to have retained a substantial amount of rural land. The value of these open, rur of life is now widely recognized. Lebanon’s land use patterns are again shiftingCity of Lebanon Master Plan Adopted March 26, 2012

e a greater level of specificity key points | the City of lebanonn. – The City of Lebanon is the regional center of the Upper tes at desired time intervals in Connecticut River Valley. ntially alter or modify desired – Lebanon developed along the Connecticut and Mascomanities of Hanover, New Hamp- Rivers and the landscape is characterized by ridgelines and f the Upper Connecticut River undulating hills that define the river valleys. Census) the best of rural and – Lebanon’s early settlement pattern resulted in a dense urban listing of the 100 Best Small center surrounded by farm and forest land. A new pattern began to emerge 50 years ago as development occurred cock Medical Center (DHMC) outside the traditional urban centers. Lebanon’s land use at one of the national or local patterns are shifting back to pedestrian-friendly, higher- of our historic central business density, mixed-use smart growth that will focus growth in ect interstate highway access, core developed areas and conserve open space. eight rail service — supports a – More than 13,000 people live and approximately 19,000 work in the City. The City is approximately 25% developed and 75% landscape is characterized by undeveloped land. iver serves a dual role of link- introduction | 1-5 the north from the south. The and ties the northwest sectionatterns. Lebanon’s early use ofer surrounded by farm and for- he river valleys, one in central ty. Spurred by the construction use pattern included the large- main highways now describedecent decades, we are fortunate ral spaces to the City’s quality g - from auto-dependent, low-

8000 BC-1761 Indi 1761-1800 Leb 1800-1830 17 1830-1895 Su Tra 1895-1956 Tran 1956-1989 Ro Sh 1990-2012 Inc Est Fra Urb Co 18 Leb 18 Ind Indu Da Ha 19 Tex Gro Ru 19 Dis 19 De Tran Re Tra De Re Re Exp1-6 | introduction

igenous Periodbanon Pioneer Period 761 Lebanon chartered; 1762-63 first “year-round” colonial settlement at Camp Meadow, West Lebanonubsistence farming, sawmills, gristmills and tanneries ansportation by water and road along Connecticut River (southward orientation); few routes to the east nsition to Commercial Farming oute east to Concord and southeast New England by opening of privately bonded turnpikehift of business activity from Connecticut River to Payne’s Mill (East Lebanon – Mascoma Lake Dam Area) ception of cotton mills tablishment of Lebanon Village as social and civic center ame houses replace log cabinsban Growth and Rural Declineonsolidation of small farms into larger farms, sheep raising arrived and departed, 80% deforestation 848 railroad arrives; Westboro Yard in W. Lebanon becomes major RR hub; lower freight rates stimulate manufacturing banon Village becomes center of activity 850 first iron industry, 1870 inception of woodworking industry, 1880 revival of textile industry dustrial tax exemptions granted ustrial Stabilization airy farming chief rural occupation ard-surfaced roads, water works and sewage disposal 941 airport built xtiles, clothing, wood products, brick, specialized metal goods, Excelsior Millowth as Regional Hub ural lands return to predominately forested state 958 City established (charter adopted July 17, 1957) scontinuance of active rail service through Lebanon (passenger & freight) 964 downtown Lebanon fire, followed by urban renewal w/ pedestrian mall, new traffic patterns, new streets & bridges evelopment of the interstate highway (I-89) nsition to Professional, High-Tech & Service Industries elocation of DHMC to Lebanon from Hanover aditional manufacturing phased out and largely replaced with high-tech industry evelopment of Centerra and further build-out on Etna Road, Airport Park, and Route 12A esumption of freight rail service in Lebanon, transit service and bike paths link Lebanon to neighbors in the Upper Valley e-concentration of residential development in core areas including more multi-family housing pansion of the Route 120 corridor City of Lebanon Master Plan Adopted March 26, 2012

1 | C-3 density suburban sprawl that would consume our remaining rural lands to pedes1 | C-3a mixed-use smart growth that will focus growth in our core developed areas and c1 | C-3b Community Snapshot People. Lebanon’s 2010 population was 13,151 people and during the 2000s th an average annual rate of 0.5%. In 2010, Lebanon accounted for 15% of Graft During the 2000s, our population continued to increase at a slower rate than the tion growth rate was higher than the rate in the Upper Valley communities of Hartford and Norwich, but was lower than the rate in Plainfield, Canaan, Granth 2000s. In terms of absolute population growth, Lebanon added more residents th communities with the exception of Canaan and Grantham. During the 2000s, m growth was a result of natural increase (births minus deaths) rather than migrat those moving out). As of 2010, Lebanon: ■ Had a larger number of preschool-age children and a smaller number of sc than in 2000 ■ Had an increase in both the younger (20-34 years) and older (45-64 years) 2000 ■ Had a growing senior population (65+ years) ■ Residents are more likely to be a New Hampshire native than the average ■ Residents spend less time commuting than the average state resident ■ Residents are less likely to be married than the average state resident ■ Residents are more educated than the average state resident ■ Had an estimated “day-time” population of 25,000 to 35,000, including co and others traveling into the city from throughout the region In 2005, the New Hampshire Office of Energy and Planning projected that the Leb 14,180 residents by 2030. Built Environment. Lebanon added 942 housing units during the past decade, r The absolute number exceeds that of neighboring communities of Hanover (450 mont (614). The percent increase is close to identical to that of Grafton County ( NH State rate (12.4%) and Vermont State rate (9.6%). Lebanon Housing Units are 2010 overall vacancy rate for Lebanon Housing units is 7%. (2010 Census) Non-residential development in Lebanon includes general commercial (e.g. retai institution, and medical use. Starting in the 1960s, Lebanon has demonstrated r Currently, there is believed to be 8.8 million square feet of non-residential deve public institution, 21% medical and 68% general commercial/industrial/office).City of Lebanon Master Plan Adopted March 26, 2012

strian-friendly, higher-density, 12,000 conserve open space. 9,000 6,000he number of residents grew at 3,000 ton County’s total population. e county or state. Our popula- 1791 Hanover, Enfield, Claremont, 1800 1810ham and Springfield during the 1820 han any of those Upper Valley 1830 most of Lebanon’s population 1840 tion (people moving in minus 1850 1860 chool age children and youth 1870 1880 ) workforce cohorts since 1890 1900 state resident 1910 1920ommuters, patients, shoppers 1930 1940 banon population would reach 1950 1960representing a 16.5% increase. 1970 0), Hartford (323), and Clare- 1980 (16.9%), and exceeds both the 1990 e 49.3 owner occupied and the 2000 2010 il, industrial and office), public robust non-residential growth. lebanon’s total populationelopment within the City (11% US Census Bureau 2.5% City of Lebanon 2.0% Grafton County 1.5% New Hampshire 1.0% 0.5% 1970s 1980s 1990s 2000s city, county and state average annual population growth US Census Bureau introduction | 1-7

6 During the 2000s, m Moses Sanville DPW 5 both new and expanmi lion square feet 4 Medical use in the 1 Peck Day Memorial 3 the approximately 1 the main building an 2 In 1959, there was a 1 The average amount lion square feet in th 0 1970 1980 1990 2000 2010 1.07 million square 1960 decade average is mtotal non-residential space (excluding medical & government) 1 | C-3c Natural LandscapeLebanon Planning Office developed and 75% centage of open field protected land, repre developed as of 1951-8 | introduction

more than 75,000 square feet of public institution use was added to the City, including the W facility, Grafton County Senior Center, Veterans Memorial Pool, Airport Hangars, and nded religious buildings. 1980s was estimated to account for less than 100,000 square feet, consisting of the Alice l Hospital. During the 2000s, approximately 700,000 additional square feet were added to 1.0 million square feet built in the 1990s. Dartmouth Hitchcock Medical Center, including nd additional campus structures, accounted for the vast majority of this development. approximately 850,000 square feet of general commercial and industrial space in the City. t added per decade since has been just shy of 1 million square feet, with a high of 1.35 mil- he 1980s and a low of 626,000 square feet in the 1960s. The 2000s brought an additional feet. Current proposed projects, if approved by the Planning Board, would ensure that themet or exceeded out to 2030. e. As documented in Lebanon’s Landscape Report (2008), the City is approximately 25% undeveloped land. The vast majority of the undeveloped land is forested with a small per- d, active farm, or shrubby woodland. There are approximately 2,100 acres of permanently esenting 11% of the undeveloped land. It is estimated that the City of Lebanon was 7.1% 55. City of Lebanon Master Plan Adopted March 26, 2012

2| Land Use2|A Vision & Purpose2|B2 | B-1 The City of Lebanon shall promote balanced land use that fosters the thoughtful densely settled cores and conserves existing rural and natural areas. Our land use2 | B-2 seek to balance the need for preservation of rural areas, open spaces, wildlife hab the need and demand for growth and development through carefully considered p The City shall seek to secure a high quality of life for our citizens by accommo the broader social, economic, and environmental issues, and meets the goals cont while respecting the rights of all landowners. We shall take into consideration th surroundings as well as the interests of the many stakeholders, interest groups, community. The City shall continue to be guided by Lebanon’s “Principles for a the Introduction of this plan) when considering land use, growth and developme the effects of today’s decisions on future generations. Issues & Priorities Role as a Regional Center Lebanon’s central role in the Upper Valley’s regional economy creates both opp the community. While the City’s role as a regional center offers access to a div services, taxpayers must bear increased costs due to the resulting demand for C pressure for the City’s regional role to expand, the small-town quality of life val pear if the City overlooks the associated impacts of development on neighbor capability to provide municipal services. The concept of Lebanon as a regional center is supported by the U.S. Census Bure as a Micropolitan Statistical Area, as well as reflected in an estimated daytime po 30,000 that is more than double the resident population of 13,151. Smart Growth Principles Frustrated by the growth patterns that emerged in the second half of the 20th cen opment out over large areas and required residents to drive long distances betw many communities are turning to a new approach termed ‘smart growth’. Smart land development that uses land efficiently, mixes rather than segregates uses, su tives and protects natural resources. Incorporating smart growth principles into Lebanon’s planning, development rev cesses will also further our sustainability goals. Focusing new development withCity of Lebanon Master Plan Adopted March 26, 2012

development of our urban and key points | vision & purpose e policies and regulations shall – Promote balanced land use and development patterns bitat and natural resources with – Maintain a high quality of life planning and decision-making. – Respect the rights of property owners odating growth that considers – Protect open space while accommodating growth tained within this Master Plan, – Be guided by the City’s sustainability principles he intrinsic value of the natural key points | issues & priorities and citizens that make up our – Acknowledge role as regional center while preserving small- Sustainable Community” (see ent issues, including weighing town character and quality of life – Promote smart growth by guiding new development to those portunities and challenges for verse array of jobs, goods, and areas of the City already served by public infrastructure City services. With continuing – Define the City’s core developed areas and focus growth in lued by residents could disap- those areas through revitalization, redevelopment and infill rhoods, natural resources and – Recognize the value of the working lands and open space eau’s classification of Lebanon remaining in the City’s outlying rural areas and seek to opulation between 25,000 and conserve those natural resources for future generations ntury, which spread new devel- land use | 2-1ween jobs, homes and services, t growth describes a pattern of upports transportation alterna- view and decision-making pro- hin and adjacent to already de-

smart growth principles 2 | B-3 veloped areas requir – Strengthen and direct development towards existing away from outlying communities One of the principal – Mix land uses centers and services, neither wish to over – Foster distinctive, attractive communities with a strong sense we must find a bala of place existing centers, and – Take advantage of compact building design Downtowns and – Create a range of housing opportunities and choices Historically, Lebano the dense, mixed-use – Create walkable neighborhoods surrounded by comp World War II. – Provide a variety of transportation choices These two traditiona – Preserve open space, farmland, natural beauty, and critical uses in their business environmental areas of residential neighb and their associated – Encourage community and stakeholder collaboration in ter has its unique stre development decisions to serve as viable ce – Make development decisions predictable, fair, and cost These two traditiona effective substantial developm the Miracle Mile be city hall in downtown lebanon mouth-Hitchcock M Photo by: Doug Kerr has been experiencin These areas present be considered part o West Lebanon be co ment occurring arou between these devel As it is recognized t ties, land use plannin our core developed a smart growth. Centr downtowns or centra core areas are not — current plans for add ment, solidify this as2-2 | land use

res less public investment in public roads, infrastructure and services. It also directs growth rural lands, conserving working land and open space for future generations. tenets of smart growth is that it is better to encourage development close to existing urban , and discourage it in rural areas. Lebanon residents generally support this concept, but they rload existing urban neighborhoods nor prevent rural development outright. Consequently, anced approach to development that encourages appropriate infill and redevelopment in d protects rural character and natural resources in outlying areas. d Core Developed Areas on developed with two centers – Lebanon and West Lebanon. These two centers each have e core (Lebanon’s central business district and a smaller business district in West Lebanon) pact, primarily residential neighborhoods typical of New England villages built prior to al centers continue to offer a mix of institutional, retail, service, residential and cultural land s districts and associated core developed areas where existing infrastructure supports a mix borhood and non-residential uses. A symbiotic relationship exists between the downtowns core developed areas, with each promoting the vibrancy and vitality of the other. Each cen- engths and weaknesses (see Chapters 3 and 4 of this plan). Both villages have the potential enters of the community into the foreseeable future. al centers are not the only developed areas in Lebanon, however. During the past 50 years, ment has occurred south of West Lebanon’s traditional center along Route 12A and along etween West Lebanon and Lebanon. More recently spurred by the relocation of the Dart-Medical Center (DHMC) to Route 120 in Lebanon, a formerly undeveloped part of the City ng rapid development. a planning challenge for the City. Should the commercial development along Route 12A of the West Lebanon core developed area? Should the Miracle Mile between Lebanon and onsidered part of the two traditional core developed areas? Should DHMC and the develop- und it be considered a third core developed area in the City? Additionally, should the lands loped areas be considered part of these core developed areas? that healthy and vibrant centers boost the quality of life and economic health of communi- ng in Lebanon should continue to support downtown revitalization, to focus growth within areas, and to promote development in accordance with the principles of sustainability and ral to our planning effort is a need to define the City’s core areas. The boundaries of the al villages are fairly well defined and described elsewhere in this plan, but the surrounding — including whether the opening of DHMC, development of Centerra Business Park, and ditional development in the Route 120 North area, including additional residential develop- s Lebanon’s third urban center. City of Lebanon Master Plan Adopted March 26, 2012

2 | B-4 Rural Land and Outlying Areas2|C Lebanon’s rural lands and outlying areas have experienced a general developmen2 | C-1 clearing for agricultural use, subsequent conversion back to forest as marginal fa tered development of single-family homes primarily along the roadways, and in scale rural subdivisions that have created pockets of more intense development. The same sustainability and smart growth principles that promote development w also guide development away from outlying rural areas not served by existing throughout this plan, planning for the future of our rural lands will require a deli ing landowners rights, while addressing the concerns that increased developmen be supplied inefficiently, and the cost of that inefficiency would be borne by all C Existing Conditions & Trends Settlement Pattern As described previously in this plan, Lebanon historically was characterized by and intensively developed commercial cores in Lebanon and West Lebanon vill rounded by sparsely populated residential, agricultural, and forested land. This somewhat during the past 50 years as development spread into outlying areas spu regional growth pressures, and a robust economy. The shift in our settlement pattern is evident in the commercial development alo ■ Route 12A corridor, which has become a regional retail magnet serving a c non’s residential population, ■ Route 4 corridor (Miracle Mile) between Lebanon and West Lebanon, and ■ Route 120 corridor north of I-89, driven by the relocation of the Dartmou and current development of the Centerra Business Park. The shift has also affected residential development patterns, resulting in: ■ Scattered single-family residential development that has spread into rural o Hill-Sunset Rock-Stevens Road, Daisy Hill, and Poverty Lane areas), and ■ Large subdivisions occurring outside of the village centers (Kings Grant, P More recently, evidence of a shift back towards more compact development wit tional centers is found in the: ■ Subdivisions and multi-family developments on the edge of the village ce Westboro Woods, Romano Circle, Nature Walk, the Boulders, Timberwoo ■ Multi-family development within the village centers (Emerson Gardens), a ■ Age-restricted housing somewhat near the village centers (Harvest Hills/ThCity of Lebanon Master Plan Adopted March 26, 2012

nt pattern that includes historic key points | existing conditions & trends armland was abandoned, scat- – Lebanon’s settlement pattern shifted from compact villages recent decades several larger- surrounded by sparsely populated rural lands to a more dispersed pattern with growth spreading along the highwaywithin already developed areas, corridors into outlying areas during the second half of the 20th infrastructure. As highlighted century. icate balance between preserv- – The role of Lebanon’s traditional downtown business districts nt may require City services to as retail centers has been largely eclipsed by the large-scale City taxpayers. commercial development along Route 12A and Route 4, which have grown to become regional shopping destinations.y densely populated residential lages, both of which were sur- – Lebanon has become the premier employment center in traditional pattern has eroded the Upper Valley, largely due to the Medical Center and the urred by easy highway access, associated high-tech industries that have located in our business parks.ong the:clientele that far exceeds Leba- – Lebanon residents have a range of housing choices, supporting the needs of a diverse population.d uth-Hitchcock Medical Center – Despite the amount of development during the past 60 years, Lebanon has retained a significant base of undeveloped ruraloutlying areas (along the Hardy land and natural resources. Prospect Hills, Rock Ridge). – City policy and decisions about extending infrastructure to thin and adjacent to our tradi- currently unserved land will significantly influence future growth and development patterns. enters (The Falls, Reed Court,od), and – The City has adopted zoning and subdivision laws to implement the land use goals set forth in previous master and plans, but has not addressed all the recommendations of he Woodlands, Quail Hollow). those plans, particularly with regard to resource protection. land use | 2-3

2 | C-2 Current Land Us 2 | C-2a Central Business Di 2 | C-2b green and an adjacen business district (see Miracle Mile Exit 18 Exit 17 petition from the comRoute 12A In response, the City commercial areas non, including impro maintained its institu as well as the Leba by providing residen completed Kilton Li opportunities for im Commercial. The C ■ Route 12A. T Exit 20. There tion in this are already begun of existing site tion, a shortag ■ Miracle Mile. Route 4 east an vacancies, but Lebanon, and area. There are the existing M coma River. O however, do n ■ Exit 18. In th stores, auto de proximity (hot curring in this ■ Exit 17. The medium-scale water and was of non-residen general comm quality of the S ment that Exit2-4 | land use

se istricts. The City has two downtown business districts – one in Lebanon with a large central nt pedestrian mall, and the other in West Lebanon with a traditional main street bisecting a e Chapters 3 and 4 of this plan). Both downtowns have faced the challenge posed by com- mmercial areas along Routes 12A, 120, and 4 (Miracle Mile). y has been engaged in ongoing downtown revitalization efforts in Lebanon and West Leba- ovements in parking, circulation, streetscaping and public amenities. The City has largely utional presence in downtown Lebanon, with many municipal services based in City Hall, anon library and post office. This presence has helped to maintain the district’s vitality, nts and visitors with ongoing reasons to come downtown. In West Lebanon, the recently ibrary, as well as the state’s purchase of the Westboro Rail Yard and lines, combined withmprovement in the area recently acquired by the City, could foster further revitalization. City has two main general commercial areas and a couple of smaller areas. The City’s largest commercial area is along the Route 12A corridor in the vicinity of I-89 at e is little land available to the south of I-89 for new development after increased construc- ea during the past decade. Some redevelopment and reuse of previously developed land has n to occur with further opportunities for additional redevelopment and more intensive use es. The primary constraints to further development along Route 12A include traffic conges- ge of available land, and the Connecticut River and Mascoma River floodplains. . The City’s second major general commercial area, known as the Miracle Mile, is along nd west of I-89 Exit 19. This area has had a resurgence of interest recently, resulting in few t little new construction or redevelopment. Its central location between Lebanon and West existing level of development suggests that there are redevelopment opportunities in this e, however, a number of natural and built constraints to major new development. BehindMiracle Mile Plaza is a steep slope down to floodplain and wetlands associated with the Mas- On the south side of Route 4 in the same area, I-89 itself poses a barrier. These constraints, not preclude the potential for redevelopment and intensifying the use of existing sites. he vicinity of Exit 18, there are several auto-related business (gas stations, convenience ealerships, trucking facilities), as well as additional general commercial uses within close tels, retail, etc.) In recent years, new construction and some redevelopment has been oc- s area. area around Exit 17 is currently moderately developed with less than a dozen small- to e general commercial uses, as well as scattered residences. The area is not served by public stewater, and historically there has been opposition to a proposed increase in the intensity ntial uses in this area, including a prior request to build a park-and-ride lot or to expand themercial zone. Residents have also raised concerns about the impact of development on the Stoney Brook aquifer, the proximity to the City’s source water intake, and a general senti- ts 18, 19, and 20 already serve the needs of the community for general commercial uses. City of Lebanon Master Plan Adopted March 26, 2012

2 | C-2c Industrial. Lebanon is the leading industrial center in the Upper Valley, and is role. The influence of Dartmouth College, the relocation of the Dartmouth-Hi2 | C-2d expansion in the high-tech industrial sector have all expanded job opportunities w2 | C-2e areas have been planned for light industrial uses: ■ Centerra Business Park. The large area east of Route 120 on the Hanover ness Park, is a mixed-use development that includes a restaurant, financial s light industrial, high tech, specialty shops and hotels. Its location near the M demand and few lots remain vacant. In 2009, approximately 65 additional business park were rezoned from rural residential to light industrial to ac sion. Much of the undeveloped land in close proximity to Centerra Busin 120 corridor remains valuable for natural habitat. ■ Airport Business Park. The land area southwest of the airport contains a prised of light industrial uses. The area was developed primarily during th additions completed in recent years. South of the existing business park t ditional development by both the City and private property owners. ■ West Lebanon Industrial Rail Access Zone. In 1999, the City rezoned a nary Hill at the end of Elm Street West to create an industrial area uniquel dependent upon or benefit from nearby rail access. As this area develops, s industrial uses and the abutting residential neighborhoods will be required congested roadway network. ■ Etna Road Business Park. Lebanon’s other light industrial area along Etna a diversity of industrial enterprises. In addition, there is a heavy industrial zone is located on Route 12A, centered on and processing facility. It is estimated that this gravel supply will last 75 years. Medical Center. The Dartmouth-Hitchcock Medical Center (DHMC), located 120 and the Hanover town line, is one of the largest medical centers in northern more than 275 acres in this area. The Medical Center is a permitted use in this that complement the hospital’s activities, such as research and office facilities. center’s land is surrounded by forested areas. Much of the undeveloped land ow constrained by deed restrictions and the presence of wetlands, shallow soils and Closer to both downtowns, the Alice Peck Day Memorial Hospital (APD), serv communities. APD is a community hospital that includes the Harvest Hill and munities, doctors’ offices, and outpatient clinics on its campus, which is nestled neighborhood along Mascoma Street. Residential. The City has a diverse mix of housing stock and many attractive ditional single-family homes, duplexes, manufactured homes, and units in mu suburban and rural settings (see Chapter 7 of this plan).City of Lebanon Master Plan Adopted March 26, 2012

anticipated to continue in this Centerra Business Park itchcock Medical Center, and Etna Road Business Park within the City. The following Airport Business Park r line, known as Centerra Busi- services, grocery store, offices, light industry / business parksMedical Center resulted in high l acres just east of the existingccommodate additional expan-ness Park and along the Routean existing business park com-he 1990s with some significant there is land available for ad- portion of land west of Semi- ly suited to businesses that are significant buffers between thed, as will efforts to address the a Road is mostly built out with a substantial gravel extractiond in close proximity to Route n New England. DHMC owns area, as well as ancillary uses The developed portion of thewned by the Medical Center is steep slopes. ves Lebanon and surrounding d Woodlands retirement com- d in an established residential neighborhoods, including tra-ulti-family buildings in urban, dartmouth-hitchock medical center Photo by: Braxton Freeman, Aerial Design land use | 2-5

300 Multi-family units During the 2000s, m Single-family units such as Quail Hollow Hill area northerly t250 Seminary Hill, on O Most of these locati200 rural land.150 While single-family market trends sugge100 that is already evide and other large mult50 mons.0 2 | C-2f Rural Land. Develo 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2 | C-3 agriculture in Leban pressure, have gradu permits issued for new housing units Nevertheless, the few Lebanon Planning Office role in the region’s a recent years, increas tural and silvicultura Lebanon has not rec of development in th isolated parcels of la outlying areas also d Public Services The City provides a Plan). Each of these housing, medical, re mand for these servi and Upper Valley. Although the City’s when developers we ing this practice may Lane, the north end While the City does subsequent to constr2-6 | land use

most new single-family residential construction occurred in compact settlement patterns w, The Falls and Sachem Village, or scattered throughout the City, including in the Hardy toward Etna, in the Daisy Hill area, in the Dulac Street area, in the Poverty Lane area, onOld Pine Tree Cemetery Road, on Prospect Hill, along Mascoma Lake, and on Route 4. ions are distant from the City’s central areas, representing the gradual suburbanization ofy homes represent a significant percentage of the City’s housing stock, demographic andest that Lebanon will experience increased demand for multi-family construction – a trendent. During the last decade, Emerson Gardens Apartments was permitted and constructed, ti-unit developments were approved by the Planning Board, including Timberwood Com-opment patterns from 1990 through 2009 showed a decline in the use of rural lands for non. Economic changes in the agricultural sector, combined with increased development ually diminished the strictly rural and agricultural character of Lebanon’s outlying areas. w remaining large woodland, farm and orchard tracts in the City continue to play a valuableagricultural and forestry economies, and in maintaining the community’s rural character. Insed demand for local food has brought about a renewed interest in retaining land in agricul- al use and a new economic model for small land-based enterprises.cently experienced many large-scale residential developments in its rural areas – the nature hose portions of the City is more piecemeal, as individual buyers build their own homes on and. The hilly topography and lack of City water and wastewater service within Lebanon’s do not favor large-scale residential development. variety of services for its citizens and the region (see Chapters 8, 9 and 10 of this Master e services and the City’s overall infrastructure is affected by the amount of employment, etail, and tourism activities that bring people to Lebanon to live, work, shop or visit. De- ices has increased from expansion of employment and residential development in the Citys preference has not been to extend water and sewer lines, extensions have been allowed ere willing to pay for extensions and it was determined that capacity is available. Continu- y result in haphazard growth in a number of areas including the Trues Brook area, Povertyd of Mascoma Lake, Daisy Hill and Storrs Hill, along Route 120 south, and Hardy Hill. not pay for the initial construction of new water and sewer lines, it may accept ownership ruction. City of Lebanon Master Plan Adopted March 26, 2012