2 | C-4 Open Space Conservation and Natural Resource Protection2 | C-5 Lebanon retains an abundance of undeveloped open, forested, and agricultural l rent use (see Natural Resources Chapter of this Master Plan). While land has ste commercial, industrial, or public use over the last decade, gradually diminishing areas, approximately 70 percent of the City’s land area remains undeveloped. Of of undeveloped land, approximately 2,000 acres are protected conservation land sure for development of rural land, the City has devoted 100 percent of the receip Tax to its conservation fund in order to acquire and protect priority land. In 2010, the City completed a citywide natural resource inventory (NRI), titled resources inventory lists and describes important natural resources, such as wetla water resources, and geologic resources. In addition to maps, the NRI project associated data and information sources and descriptive elements. The inventory boards and private landowners with a strong foundation for more informed dec issues. Some areas of the City have developed in spite of natural constraints (see Chap within the City characterized by steep slopes is in residential or rural areas, wit developed for industrial and commercial uses that predate zoning. Considerabl has taken place on hydric soils and in the 100-year floodplain. Singly such de problematic, but cumulatively could impact the City’s natural environment. The Mascoma River is perhaps the most distinctive resource in Lebanon, as high both links the eastern and western ends of the City, and partitions the north from the heart of the downtown, the river is a scenic treasure and its upper reaches, Rail Trail, feel very remote. The Mascoma River continues to serve critical fun non’s public drinking water and a place of visual beauty important for recreation, In 2011, the Mascoma River became a designated river within the New Hamps Protection Program. Current Land Use Regulations Lebanon’s current zoning ordinance includes multiple districts: three industria industrial, heavy industrial), five business (general commercial, central busines professional business, medical center), three residential (residential one, two, thre office, residential office one), and three rural (rural lands one, two, three). The City also has established several overlay districts with specific developme zones: floodplain, wetlands, steep slopes, airport protection, historic, & landfill tablished placeholders in the zoning ordinance for the additional overlay distric in the City’s 1993 Master Plan, but were never implemented: ridgeline, scenic coCity of Lebanon Master Plan Adopted March 26, 2012
land, much of which is in cur- Current Zoning Districtseadily converted to residential, Light Industrial (IND-L). Light manufacturing, distribution, service industries, the rural character of outlying planned business parks, and limited support activities.f the approximate 19,000 acresd. In response to ongoing pres- Rail Access Industrial (IND-RA). Industrial uses best served by rail transport pts from the Land Use Change including manufacturing, distribution and service industries with appropriate support activities. Natural Lebanon. The natural ands, farmland and forestland, Heavy Industrial (IND-H). Industrial uses that are usually incompatible with t includes the development of other uses because of noise, dust, and heavy trucking. y provides the City, municipal cision making on all land use General Commercial (GC). Retail and commercial development with good highway access such as stores, restaurants, service stations, banks, and offices. pter 5 of this plan). Most land th the exception of a few sites Central Business (CBD). In-town retail and service establishments such as le nonresidential development stores, restaurants, banks, offices, and governmental activities interspersed evelopment is not necessarily with higher housing densities and related uses. hlighted in the NRI. The river Neighborhood Commercial (NC). Limited commercial uses, small in size, to m the south. Running through serve neighborhoods with a relatively high density. accessible from the Northern Residential One (R-1). All types of residential neighborhood uses with the nctions as the source of Leba- highest allowable density, closest to downtown and services. , solitude, and wildlife habitat. shire Rivers Management and Residential Two (R-2). Older, established residential uses, primarily closer to downtown, and services that provide a mix of single-family, two-family, andal (light industrial, rail access multi-family converted dwellings. ss, neighborhood commercial, ee), two mixed use (residential Residential Three (R-3). Primarily for single-family residential neighborhoods relatively close to downtown. ent restrictions that transcend reclamation. Lebanon has es- Residential Office (R-O). Intended to guide the transition of some oldercts, which were recommended neighborhoods from residential to small office use, primarily on busier streetsorridors and aquifer protection. near downtown and related services. Residential Office One (R-O-1). Intended for compatible neighborhoods of small offices and higher-density housing. Professional Business (PB). Intended to protect architecturally historic struc- tures, support and promote business and commerce, and maintain the vitality of older existing downtown neighborhoods. Rural Lands One (RL-1). Transition areas at the periphery of built-up areas, allowing agriculture and housing of less density than residential districts but of greater density than sparsely settled and/or more environmentally sensitive RL-2 and RL-3 zones. Rural Lands Two (RL-2). Areas for agriculture as well as low-density housing between the RL-1 and RL-3 zones on 1 to 3 acre lots. Rural Lands Three (RL-3). Environmentally sensitive land with poor access to highways and lacking public water and/or sewer; development is restricted to agriculture, forestry, and limited single-family housing on 10 acre lots. Medical Center (MC). Area established for the Dartmouth-Hitchcock Medi- cal Center-Medical School complex and ancillary uses including medical, educational, and research facilities served by public water and wastewater infrastructure. land use | 2-7
Current Overlay Districts 2|D Future ChallenFloodplain District. Designated on the Lebanon Flood Insurance Rate Maps of 2 | D-1 The build-out analys1980, the district includes all special flood hazard areas for compliance with the 2 | D-1a indicated that, if theFlood Damage Prevention Ordinance of 1980. 2 | D-1b theoretical populatio would be a very diffWetland Conservation District. Designated to protect groundwater recharge and infrastructure. The bflood storage areas, water quality, wetland habitat, and aesthetic values; therecurrently are no required wetland buffers (except 100 feet for septic & 200 feet ■ How big do Lefor underground chemical/fuel tanks). ■ Is the right plaSteep Slopes District. Designated to prevent development on slopes in excess forth in this plof 25 percent grade within the RL-3 District, thereby minimizing soil erosion,stream sedimentation, loss of vegetation, on-site waste disposal problems, and The following discucosts for construction and maintenance. and recommends ac This discussion is orAirport Protection District. Designated to ensure that adequate safety is provided as well as the “how”for aircraft landing and taking off from the Lebanon Municipal Airport. Planning ElemenHistoric District. Designated to ensure the preservation & heritage of structures& places of historic, architectural, & other cultural significance in the center of Redevelopment. LLebanon. trends show that vac be under-utilized. EmLandfill Reclamation District. Designated to encourage the reclamation and core developed areasalternative secondary uses of municipally-owned land that has been used for opment, rather thandisposal of waste. Permitted uses include outdoor and indoor recreational facili-ties, and accessory uses to the secondary permitted recreational use. At a neighborhood s velopment areas or p Proposed Overlay Districts under-utilized prope visibility.Ridgeline District. Intended to protect the ecological and scenic values of higherelevation hilltops and ridgelines. Outlying Developm can:Scenic Corridors District. Intended to protect the scenic attributes of highwaycorridors in the City. ■ Stress the City ■ Fragment the CAquifer Protection District. Intended to protect important groundwater resourcesthat might serve as future public drinking water supply sources. economic and ■ Strain the City Special Uses at intersectionPlanned Unit Developments and Planned Business Parks. Generally involvingmore than one building and/or parcel for residential, recreational, commercial, Residential developmindustrial, and/or mixed use. extend services into water and sewer lineCluster Subdivision. Established to preserve significant natural features and open ally remote, rural arespaces by providing greater development flexibility for larger parcels of land. be borne by all CityManufactured Housing Parks and Subdivisions. Established to provide standardsfor the appropriate development of manufactured housing parks on parcelsbetween 10 and 50 acres and for subdivisions for manufactured housing on atleast 20 acres.Recreational Camping Parks. Established to provide standards for the develop-ment of campgrounds for recreational vehicles or tents and similar accommoda-tions on parcels of at least 10 acres. 2-8 | land use
nges & Opportunities sis completed in 1999 by the Upper Valley Lake Sunapee Regional Planning Commission e City were built out to the maximum extent permitted under current zoning, Lebanon’s on would grow to more than 30,000. The analysis indicated that at full build-out Lebanon ferent community than it is today with substantially greater demand for public services and build-out analysis leads us to ask two fundamental questions: ebanon residents want their community to become? anning process in place to meet the predicted future demands, while achieving the goals set lan for the City, particularly those related to the form and pattern of future development? ussion of future land use planning challenges and opportunities addresses those questions,ctions and policy changes to guide the City’s growth trajectory towards desired outcomes. rganized into three sections: the “what” (planning elements), the “where” (planning areas), ” (tools we can use to plan for our City’s future). ntsLebanon is the principal commercial and service center for the region. Although recent cant buildings are being rehabilitated and reused, existing sites and facilities continue to mphasis should be on revitalization, redevelopment, infill and sustainable use of the City’s s. Economically vital, urban cores will allow the City to promote additional adjacent devel- development of rural areas. scale, the City should identify neighborhoods that have the characteristics suitable as rede- pods. At a building scale, for example, professional offices are well suited to many older, erties, as they often have flexible space requirements and may not necessarily require high ment. Development of outlying land presents a challenge to the City. Such development y’s capacity to provide adequate public services and result in municipal budget increases City’s remaining large tracts of undeveloped land, which are valued as ecological, scenic, recreational assets y’s transportation network, particularly if it results in increased traffic volume on roads andns not designed to accommodate the increased volume ment in outlying areas may result in homeowners and developers calling upon the City to areas that are currently unserved. These services include road maintenance, school buses, es, and emergency services. Haphazard and scattered residential development in tradition- eas may require City services to be supplied inefficiently. The cost of that inefficiency will taxpayers. City of Lebanon Master Plan Adopted March 26, 2012
2 | D-1c Lebanon’s fields and forests are a critical asset, providing clean air and water, opportunities, and aesthetic and economic benefits to the City. For the time bein2 | D-1d significant amount of open space, but because of our role as a regional center, the2 | D-1e gradually transforming open space into building lots will undoubtedly continue. inevitable, the City should take proactive measures to ensure that the detrimenta is minimized and that important open spaces are conserved, using a variety of vo and programs for willing landowners. Mixed-Use Centers. The concept of planning for mixed-use centers is a Smart G of Lebanon have existing patterns of residential development that are suitable, d a more compact, dense and mixed-use development pattern, but at a scale and in tional New England village centers. This pattern can be described as nodal deve ance on automobiles and consumes less land for various activities, rather than sp and land consumptive. Creating mixed-use centers will involve determining appropriate development s types of uses that are compatible with this designation (such as convenience stor especially with existing nearby uses such as residential neighborhoods). Spati be an important component, as some current zoning criteria would not allow co traditional village center. Industrial Development. The City should support sustainable growth of light in pay levels and long-term job stability. Although it does not appear that additiona industrial or commercial uses, the City should evaluate other zoning classification ateness – for example, commercially-zoned areas considered for their suitability currently zoned light industrial, but unable to support development, should be use. Housing. Housing in Lebanon is fairly diverse and the zoning ordinance alloc forms of housing. Natural constraints limit the amount of land that is truly availa ning is needed. Lebanon should allow for carefully coordinated development of port a diverse population and provide homes for people at all stages of life. That g sensitivity to the limits of current City services, neighborhood character, infrastru making decisions regarding new development in recognition of the City’s “Resid Lebanon should continue to plan for a diversity of housing including: ■ Single-Family Housing. Areas where single-family housing can be deve determine specific limitations before development occurs. One objective sh of current single-family housing neighborhoods, by limiting vehicular thro cess to green space and recreational facilities. Another should be to identi future development where infrastructure exists or can be reasonably exte future land use map provided later in this chapter and the natural resourc recommended that new housing be located close to urban centers and infras contribute to existing neighborhoods.City of Lebanon Master Plan Adopted March 26, 2012
, wildlife habitat, recreational key points | future challenges & opportunities ng, Lebanon residents enjoy a – Lebanon’s future land use policies should promote e development pressure that is While this conversion may be redevelopment and infill within our core developed areas, and al impact of such development discourage large-scale development in outlying rural areas. oluntary measures, incentives, – We should encourage mixed-use and compact forms of development, while continuing to offer the diversity ofGrowth principle. Certain areas housing options and locations for new/expanding light depending on future needs, for industries necessary to maintain our role as a regional center. ntensity in keeping with tradi- – Recognizing that poorly planned development has the elopment, which reduces reli- potential to negatively affect public services, infrastructure,prawl, which is auto-dependent taxes, open space, natural resources, historic resources, and community character, future land use policies need to standards and establishing the be carefully crafted to avoid, minimize and mitigate any res and public meeting places, undesirable impacts as the City continues to grow. ial, form-based standards will – Due to their unique character and development pattern, ontemporary construction of a different parts of the City present different challenges and opportunities. Our land use policies and regulations ndustries that improve worker should respond to the specific needs and issues of the City’s al land currently is needed for neighborhoods and areas. ns to determine their appropri- – Lebanon can use a variety of planning tools to conserve open for industrial use. Those areas land and greenspace, protect natural resources, reduce the rezoned for more appropriate undesirable impacts of new development, and improve the development review process. cates significant area for most – This plan includes a future land use map that sets forth a able, however, so careful plan- general vision for how the City should grow and develop over f new housing that would sup- time. goal needs to be balanced with ucture and tax structure, when land use | 2-9 dents-First” policy. eloped should be reviewed to hould be to retain the character ough-traffic and promoting ac- ify the lands most suitable for ended, in accordance with the ce goals of this plan. It is also structure in order to positively
emerson gardens ■ Manufactured tached housing 2 | D-1f additional man and/or zoning is also recomm and infrastruct ■ Multi-Family pated future n vices already development o hoods nearby. Lebanon’s role as a opment as continued of housing for new w region to develop an pated economic expa Lebanon is fortunate ciable character. Opp neighborhoods. Exa creation of accessory lot, such as an apartm services and infrastr wanting to own and All new housing in o hood. Similarly, new preserve open/green cultural features. Alt based guidelines and local context. Public Services and increase, straining t Demand for service development toward impact of future gro gradual expansion o Lebanon’s future la infrastructure:2-10 | land use
d Homes and Parks. Manufactured homes remain an important option for affordable de- g in Lebanon. Within the next five years, the City should systematically assess the need for nufactured housing. If this assessment indicates a significant need, innovative site planning changes should be created to ensure that attractive and functional parks are developed. Itmended that new manufactured-housing parks be located in close proximity to City services ture..y Housing. Planning for additional multi-family housing should continue based on antici-need. Logically, new multi-family housing should be located where infrastructure and ser- exist to decrease the expense of extending infrastructure and services. At the same time, of new multi-family units should take into consideration the character of existing neighbor- regional center also is significant to the local housing market and rate of residential devel-d growth of area businesses and institutions is connected to the availability and affordability workers. The City should work with area employers and surrounding communities in then initiative for workforce housing to help meet the current and future need to support antici- ansion of the region. e to have vibrant neighborhoods that possess distinct architectural styles and a friendly, so- portunities for appropriate infill and increased density might be considered within existingamples include conversion of a single-family home to a duplex or multi-family dwelling, y dwelling units, and allowing a second principal structure of limited size on a residential ment in or above a detached garage. Such dwellings place little additional demand on City ructure, can help offset the costs of home ownership, and accommodate those not able or maintain a single-family house. older established neighborhoods should be compatible with the character of the neighbor- w housing in rural neighborhoods should be compatible with rural settings and shouldn space, existing farms, prime agricultural and forestry lands, as well as other natural and though the City may not wish to mandate, architectural design standards, as well as form- d incentives, could be created to help developers design projects that are sensitive to our d Infrastructure. As Lebanon grows, demand for public services and infrastructure will the municipal budget and, ultimately, the ability of City residents to afford living here.es will depend on municipal land use policies and build-out limits for the City. Directingd existing built up areas where municipal services are available can significantly reduce theowth. This development can take the form of redevelopment of existing sites, infill, and/oron the periphery of core developed areas.and use policies will both affect and be influenced by the following public services and City of Lebanon Master Plan Adopted March 26, 2012
■ Schools. Perhaps the greatest impact of residential development is on the sc work with the School District to identify suitable sites and undertake cap banking and construction of future school facilities with the goal of locati oped areas. Locating schools closer to the residential neighborhoods wher more children to walk or bike to school, reduce school transportation cos improve public health. ■ Government Facilities. The City should strive to retain its administrative f this time, City Hall contains most municipal functions, which helps to main Lebanon. With the closing of some public school buildings, the City should to investigate appropriate re-use, including space for City government. ■ Water and Sewer. Current City water and wastewater business plans hig by the existing available capacity of both facilities. One means of limiting and wastewater treatment systems will be to establish an urban services b utilities will not be extended until infill has taken place. The establishm permit the City to focus development in a more concentrated area, rather t outlying areas. This focus will serve two purposes: it will reduce the capi systems and help preserve the rural character of the surrounding country development there. ■ Emergency Services. Lebanon should conduct an in-depth study of emerge bulance) to determine the effect of development on various departments’ ab cies adequately and cost-effectively. The results of such a study will allow of planning regulations (site plan review, subdivision review, etc.) to refle and provide the Planning Board with a basis for decision-making regardi Conversely, the study could also identify shortcomings in emergency se overcome with impact fees, capital projects, and other means. ■ Roadways. The City’s roadway system will be affected by widespread de taining and periodically rebuilding roads is enormous. Lebanon can redu encouraging development close to existing City centers to minimize maint mote pedestrian traffic and transit use, thereby reducing the number of veh encourage cluster, conservation, or open space design subdivisions, which of road per housing unit. ■ Class VI Roads (Unmaintained Public Rights-of-Way). The City should tential impact of development along its estimated 10 miles of Class VI road governing land uses along them. Following the Class VI Roads Advisor the Class VI Roads inventory, the City Council should continue to determ suitable for reestablishment as Class V roads or are better suited for desig trails. Alternatively, some Class VI roads could be discontinued and aband Class VI roads.City of Lebanon Master Plan Adopted March 26, 2012
chool system. The City shouldpital planning to facilitate land ing schools within core devel- re students live will also allow sts and traffic congestion, and functions within its centers. At ntain the vitality of downtown d work with the School District ghlight that demand is limited g the demand on water supply boundary, beyond which suchment of such a limitation will than facilitating its spread into ital and operating costs of the yside by not permitting dense ency services (police, fire, am- bilities to respond to emergen-w the City to guide amendment ect the City’s goals for growth ing development applications. ervice facilities that could be evelopment. The cost of main- uce this burden somewhat by tenance requirements and pro- hicles on the roads. It can also generally require less amount d continue to examine the po-ds and should establish a policy ry Committee’s completion ofmine whether certain roads are gnation as Class A recreational doned, while others remain as land use | 2-11
2 | D-1g ■ Recreation Fa 2 | D-1h such as parks, existing center borhoods and work of walk- creating altern current and fu or purchased f with current a Resource Inve ■ Telecommuni communicatio businesses. Th wireless servic the natural sce tures and co-lo obtrusive desi the Planning B facilities. Open Space. The C owned parcels, prior ers to voluntarily pl (into which we now interconnected netw could, for instance, tween larger tracts o nected open space ar Natural Resources. The following two n policies: ■ Mascoma Riv possible, to en visually highli ■ Wetlands. We from floods. T and designate for special pro Lebanon.2-12 | land use
acilities and Bicycle-Pedestrian Ways. Upgrading and increasing recreational facilities green spaces, and walk-bikeways will improve public health and enhance the character of rs. The concept of adjoining green space and opportunities to connect paths between neigh- commercial areas was repeatedly recommended during the master planning process. A net- -bikeways will be a major asset to the City and provide some relief for traffic congestion by native transportation options. The routes should be planned and constructed in concert with uture development, open space, and existing recreational facilities. Land should be banked for this use now, before it is consumed for other uses. This work should be coordinated and future updated recreation and pedestrian/bicycle master plans, as well as the Natural entory, and should integrate plans of neighboring towns. ications Facilities. While provided by private companies, access to state-of-the-art tele- ons, such as broadband, has become an essential public service demanded by residents and he City recognizes the need to construct telecommunication facilities, notably personal ce (cellular) facilities, but such facilities must have the least possible intrusive impact on enery of the City and character of neighborhoods. Mounting antennas on existing struc- ocation of facilities is strongly encouraged and effective camouflage is expected. Visually igns are inappropriate and unacceptable. Because of rapid proliferation of these facilities, Board should develop appropriate zoning and site plan standards for the regulation of such City should develop an open space plan that includes recommendations for use of City- rities for acquiring privately-held land from willing sellers, incentives for private landown- lace conservation easements on their land, and allocation of the City’s conservation fundw place 100% of the Land Use Change Tax). A main goal of the plan will be to develop anwork of green spaces, which would benefit both wildlife and City residents. Such a network directly link built up urban areas with public open space and allow wildlife to move be- of undeveloped land. A concurrent goal of the plan should be to maximize the size of con- reas and prevent further fragmentation of the landscape. Chapter 5 of this plan sets forth the City’s goals related to protection of natural resources. natural resource protection issues are examples that are strongly linked to future land use ver. The Mascoma River should be protected and restored to its natural state, as much as nsure that it continues to serve a vital role in the City. Future land use planning should try to ight the river and ensure its enhancement. etlands are vital to protecting water supply and wildlife habitat, as well as the community The City should adopt a variable wetland buffer based on wetland functions and values prime wetlands for special protection. The City should legally designate prime wetlands otection from encroachment by development as recommended by the NRI report, Natural City of Lebanon Master Plan Adopted March 26, 2012
2 | D-1i Historical Resources. Many of Lebanon’s most valuable historical resources a2 | D-1j most densely developed areas. As the City grows, there will be land use changes ing developed centers. Care should be taken to protect historic resources with2 | D-2 downtown historic district should be evaluated for expansion to include the area2 | D-2a of School Street. The creation of an historic district in West Lebanon should be s Maple Street area.2 | D-2b2 | D-2c City Entry Corridors and Gateways. Lebanon’s entry ways could be improved an scaping standards and planning for aesthetically-pleasing entry corridors at I-89, and Route 12A. Managing further development in the immediate vicinity of inter such development to other areas, such as the CBDs, will help maintain the sceni corridor and will benefit downtown economies. Planned development including green areas in concert, not in conflict, with rural character will preserve and en quality of life. These goals can be promoted by developing specific scenic corri take the form of overlay districts in the zoning ordinance. Such districts will req that encourage development consistent with residents’ desire to maintain scenic Land Use Planning Areas Route 12A. Many of the original commercial buildings in this corridor were set from the roadway, leaving the highway frontage available for infill developme standards to require new construction and redevelopment to be built close to the the area the appearance of a downtown area and reduce the visual impact of park Significant measures are being undertaken to provide safe pedestrian access. Al use vehicles, without adequate pedestrian facilities there is no alternative. At proaches are considered, the City should re-evaluate its landscaping standards and orientations and the location of parking lots. The purpose of these standards shou that is aesthetically pleasing yet functional and cost-effective. On a broader scale, the City should conduct a land use study of the Route 12A co ter parking configurations and highway traffic circulation. Similar analyses should Mile and Mechanic Street. These studies could also evaluate the appropriateness the purpose of expansion, but to adjust zones to reflect existing land uses and the Route 12A from Exit 20 to Downtown West Lebanon. The West Lebanon CB cant buffer from the commercial areas of Route 12A. The current mixed resid neighborhood serves as an effective buffer and should not convert to nonresidenti nonresidential uses will also help protect the aquifer located in this area, as an contaminate this potential backup municipal water supply. West Lebanon and Lebanon Central Business Districts. Although there is lit business districts (CBDs), they represent a significant potential source for new e ing infrastructure, available services, and familiarity of established clientele proCity of Lebanon Master Plan Adopted March 26, 2012
are located close to or in our Route 12A s within and adjacent to exist- Photo by: Braxton Freeman, Aerial Designhin these centers. The existing a south of Bank Street and east studied with its core being the nd preserved by creating land- Route 10, Route 120, Route 4, rchanges on I-89, and directing ic appearance of the interstate conservation, open space, and nhance Lebanon’s appeal and idors in the City, which might quire the creation of standards beauty. t back a considerable distance ent. The City should develop highway right-of-way, to give king lots. lthough many people will still t the same time that such ap- d establish criteria for building uld be to promote development ommercial area to identify bet- d be conducted for the Miracle s of zoning boundaries, not for eir desired scope.BD needs to maintain a signifi- dential and professional office ial uses. Restricting additional increase in certain uses could ttle vacant land in the central economic development. Exist- ovide a cost-effective environ- land use | 2-13
2 | D-2d ment for new and ex 2 | D-2e available. Investing nesses and residents these areas. Because significant tional land as CBD a commercially-zoned In addition, the CBD distinct residential z In West Lebanon, th presents both signifi In both CBDs, cont storefronts with uppe Existing residential n City. While recent m provide much of the buying power. Resid within the City’s CB In addition, many of velopment in these a paramount that these or unattractive infill. public open spaces ( West Lebanon (We potential conflict bet nity of West Lebano rail service largely r Operations in the ra as the widely recogn people of West Leb serve the surroundin possible at the south commercial properti railroad operations e and reopening of ped Elm Street West. In the potentially reloc2-14 | land use
xpanding businesses, especially compared with undeveloped areas where services are not in upgraded infrastructure in the CBDs will enhance their ability to attract and retain busi- s. Particular attention should be directed to improving parking and transportation access to numbers of under-utilized existing sites are available, it is not appropriate to rezone addi- at this time. The addition of new property will compete with continued build out of existing d properties. Incentives should be created for businesses to locate or redevelop in the CBDs. Ds should be protected from competing development on their periphery by maintaining a zone or open space between the CBDs and other commercial zones. he redevelopment of the Westboro Rail Yard will require careful study and planning as itficant opportunities and potential conflicts with other uses in the CBD. tinued and expanded mixed-use structures should be encouraged, combining commercial er story offices and residential units and facilitating compatible uses on adjacent properties. neighborhoods near the two CBDs are among the highest quality and most attractive in themajor housing developments have been aimed at more affluent households, downtown areas e City’s affordable housing stock, supplying shelter for residents of all ages who have less dents of these areas contribute significantly to the financial well being of businesses locatedBDs, by shopping there and utilizing their services. f the City’s historic buildings are located in these neighborhoods. Appropriate housing de- areas can include mixed uses, such as upper-story apartments above retail storefronts. It is e neighborhoods be protected by the zoning ordinance from out-of-character, incompatible . The City should strive to ensure that new housing development in these areas is linked to (including pocket parks) and is within walking distance of schools.estboro) Rail Yard. Freight-train service in the Westboro Rail Yard has raised questions of tween an active rail yard and nearby residential and commercial areas. While the commu- on was once dependent on the railroad for its economic vitality, the long absence of active reoriented the area to another economy. Resumption of rail traffic has already taken place.ail yard should account for the needs of residents and business owners in the area, as well nized benefits of using railroad rights-of-way as bicycle-pedestrian trails. In particular, thebanon have long called for recreation facilities and revitalization of downtown uses that ng neighborhoods. Efforts should be made to preserve as many of the historic attributes as hern end of this property. A buffer should be established to protect existing residential and ies from industrial rail uses. The City should continue to keep a critical eye on this area as evolve. Potential mixed-use redevelopment should include public parking, bus connections, destrian access to the rail yard.n West Lebanon, Elm Street West should be closed to through traffic and trucks routed via cated Glen Road away from West Lebanon. The following issues will be crucial consider- City of Lebanon Master Plan Adopted March 26, 2012
2 | D-2f ations to protect residential areas from undue negative impacts: visual and soun2 | D-2g lution, and air quality.2 | D-2h2 | D-2i North Main Street. A 38-acre area to the north of the existing West Lebanon Cen between the Connecticut River and North Main Street, was re-zoned in 2010, a2 | D-2j Board approved the mixed-use River Park project for the area in 2011, which inc research space, service retail stores, single-family homes and rental housing. Bu sent a significant change and opportunity for West Lebanon. Route 10 North - The Falls to Wilder Road. Route 10 is a major artery into Wes should be considered with respect to zoning changes. Setbacks and green buffe appearance and integrity of surrounding natural areas. The City should establish scenic corridor with appropriate protection from adverse impacts of developmen Route 10 North - Sachem Village. Citizen input conveyed that this area sho mixed-use neighborhood with an emphasis towards maintaining a residential n non-residential uses that primarily support or blend within the neighborhood. Dartmouth College-Dartmouth-Hitchcock Medical Center-Landmark Land by Lahaye Drive, Mount Support Road, Old Pine Tree Cemetery Road, and West cant sections of wetlands, scenic ridgelines, steep slopes, and critical habitat. The mapped by property owners and evaluated by the City before any zoning chang are considered. The City should adopt policies to manage the anticipated growth of the Medical adverse impacts to the natural environment, the roadway network, and through hoods. Planned development should minimize or avoid adverse impacts to wetl open space and wildlife corridors in this area. Areas nearest to the Medical Center may be most suitable for high tech, light in and housing related to the Medical Center. Commercial development should be component of a planned unit development. Residential uses should be integrated plans. The southern portion of this area should be protected from development. Heater Road-Route 120-Evans Drive-Hanover Street. For the Heater Road ar tion is to determine the appropriate level and type of future development. The a Street School and Lebanon High School would be appropriate for mixed-use d scale commercial, light industrial, office, and residential uses. Because of the pro tial areas, surrounding wetlands, and difficult access for traffic from Route 120 on must meet well-defined performance standards for traffic, hours of operation, imp A study of the entire Route 120 corridor is needed to address traffic patterns, land The City supports the NHDOT’s position that no further curb cuts should be gran 18. The entry corridor from Exit 18 to Hanover Street should be landscaped by expanse of impervious pavement.City of Lebanon Master Plan Adopted March 26, 2012
nd buffering, traffic, light pol- DHMC and Route 120 development 1992 (above) and 2009 (below) ntral Business District, located and subsequently the Planning clude a life sciences office and uild-out of this area will repre- st Lebanon and its appearance ers are advised to preserve the h this portion of Route 10 as a nt.ould continue to function as aneighborhood with small-scaleds. The area bounded roughly Lebanon-Route 10 has signifi-ese features should be carefully ges or development proposals Center that minimize or avoid h-traffic impacts in neighbor- lands, steep slopes, ridgelines,ndustry, professional activities, discouraged except as a small d into any future development rea, the general recommenda- area surrounding the Hanoverdevelopment, including small-oximity to schools and residen- nto Evans Drive, development pervious surface, and parking. d uses, and aesthetic concerns.nted on Route 120 north of Exit the state to reduce the current land use | 2-15
2 | D-2k Mount Support Roa 2 | D-2l medical center core. 2 | D-2m subsequent service a 2 | D-2n jor employment cen suitable for mixed no 2 | D-2o proposals should car the natural resources and Mount Support/ Mechanic Street. Th commercial uses, inc planning and develo residential uses, incl such as pedestrian an as a gateway to Leb and applied to the co Farnum Hill-Carter Farnum Hill areas to life habitat, and mod Because of these co design principles, wh and conservation use Airport-Business Pa hicular access to the conflict with traffic minimize adverse im the airport should be roadway upgrades. There are ongoing d designated as conser particular attention p updated Airport Mas Exit 17. The vision residential developm ment. The proximit Brook and Mascom the existing resident interchange, were th mendation.2-16 | land use
ad Corridor. Along with Route 120, this area connects Lebanon’s downtown core with the . Recent developments have added approximately 300 residential units to this area, with and roadway upgrades to follow. Because of its close proximity to the downtown and a ma-nter, housing is well suited for this area. The northern portion of this corridor could also be on-residential development that supports the existing Medical Center. Future development refully assess impacts on adjacent neighborhoods and schools and avoid adverse impacts on s that surround this corridor. Existing wildlife corridors that connect the Landmark Lands /Rix Ledges areas should be identified and preserved. he area between Exit 19 and South Park Street is currently a mix of residential and general cluding smaller apartment buildings, retail, automotive, and assorted service uses. Future opment within this area should strive to maintain a balance between residential and non- luding assessing and providing as warranted additional amenities to support residential use, nd bike resources. With the high visibility of this area as an interstate interchange, as well banon center, design guidelines, such as landscaping and sign standards, should be created orridor. Golf Course. The Carter Golf Course is an asset for the City and should be preserved. The o the south and west of the golf course have significant wetlands, steep slopes, critical wild- derate and severe soil limitations that make it incapable of supporting dense development.onstraints, this area would be appropriate for development proposals that use conservation hich will allow for more appropriate development, compatible with surrounding residential es. ark Activity. There remains capacity for expansion of the airport and Business Park. Ve- e airport and surrounding industrial park should be studied with the goal of minimizing in the Route 12A corridor. Lighting in the vicinity of the airport should be designed to mpacts. Traffic congestion and protection of residential areas and scenic roadways east of e of primary concern for any changes. Also, development must be consistent with planned discussions about Phases II and III of the Airport Business Park; these areas may be re- rvation areas or remain industrial. Careful study is necessary before changes are made, with paid to the intersection of Poverty Lane and Route 4. The City is currently developing an ster Plan, which is intended to synchronize with this plan. expressed by residents is for this area to maintain its current ratio of non-residential to ment, including maintaining the existing moderate scale of existing non-residential develop- ty of the City’s drinking water intake and environmentally sensitive resources (e.g. Stoneyma River, existing aquifer), the lack of existing sewer infrastructure, the preservation of tial neighborhood characteristics, and the desire to not promote retail uses at the Exit 17 he predominant rationale expressed during master plan discussions supporting this recom- City of Lebanon Master Plan Adopted March 26, 2012
2 | D-2p Other Rural Areas. Extensive portions of the City remain relatively undevelop acter of Lebanon as a small City in a rural setting. Protecting these lands shou propriate means that respect owners’ property rights, such as conservation desi rights, conservation easements, transfer of development rights, and private agre City should conserve areas of high value for agriculture and forestry, areas that quality of the public drinking water supply, areas that are culturally important, an wildlife habitat, or are scenic.2 | D-3 Planning Tools2 | D-3a This section presents a summary of several key planning tools the City can use to2 | D-3b ning goals set forth in this plan.2 | D-3c2 | D-3d Data Collection and Assessment. To understand the cumulative impacts of dev and monitoring of data is essential. The City administration is on schedule to co of the entire City every five years. This will provide valuable information on t development, as well as on the extent and quality of natural resources. When upda will be a useful tool to assess the type, location and impact of development occu In addition, accurate and accessible maps are essential tools for planning and f resources. The City has been consolidating map information within its Geograph library. This project has numerous benefits including making this information ac especially those who serve on boards that make land use decisions. The City should continue to prioritize the collection and updating of accurate GI additional map and information resources, improve what is currently within the ditional layers of information. Furthermore, those in City government should c data that are available to assist the decision-making process. City staff should con delivery of this information. Cost of Community Services Study. The City should conduct a new communi assess the fiscal impact of various types of development in different locations. A c studies across New Hampshire is that commercial and industrial uses do not contr tax base, on a net basis, than does open space, and that residential development is A community services cost-analysis could also serve as a basis for calculating im Board is required to reevaluate annually for collection and spending on schedule Natural Resource Inventory. The City’s recently completed Natural Resource part of the review of all development proposals. The City should use the current view of development proposals to evaluate and mitigate potential negative impac and conserve valuable resources more effectively. Conservation Design. The City should require open space or conservation des than a specified size (acreage or number of lots), including major subdivisions identifying site features and resources that are worthy of protection, then seekingCity of Lebanon Master Plan Adopted March 26, 2012
ped and contribute to the char-uld be encouraged through ap- ign, purchase of development eements to conserve land. The are important to maintain thend areas that provide important o implement the land use plan- velopment, ongoing collection onduct photographic fly overs the scale, type, and impact of ated regularly, the informationurring in the City over time. for the stewardship of naturalhic Information Systems (GIS) ccessible to Lebanon citizens, IS data, as well as consolidate e GIS library, and develop ad- continue to be informed about ntinue to facilitate the efficient ity services cost-study to help common conclusion of similar ribute more value to the City’s considerably more expensive.mpact fees, which the Planning ed capital improvements. Inventory must be an integral natural resource map in its re- cts, streamline permit reviews, sign for all subdivisions larger s. Conservation design entails to design development around land use | 2-17
2 | D-3e those features witho archeological sites, a 2 | D-3f and the property ow 2 | D-3g the developer is able 2 | D-3h 2 | D-3i Transfer of Develo tematically directs g 2 | D-3j identification of send velopment capacity o owners who are will fair market value, th restricting future dev ages conservation an in areas most approp Lot Size Averaging. ibility in determining and increased densit nity. Hartford, Verm Ridgeline Protectio and reduces the rura tion of these areas an sis should be on usi tracts of land or deve Water Resources M will guide the devel waters, and will help dinate its efforts inte Mascoma River and Aquifer Overlay Dis Contamination of th to find an additional potential municipal Aquifers are especia aquifer overlay distr standards. Shoreland Protecti protected against spi ordinance, over and and use standards, su2-18 | land use
out disturbing them. This technique could be applied to wetlands of particular significance, a particular habitat, or a scenic vista. The benefits of conservation design are that the Citywner, together, are able to protect attributes of the land that are important to conserve, and e to gain approval for a development whose value will be augmented by protected features.opment Rights. Transfer of development rights (TDR) is a planning technique that sys- growth away from environmentally-sensitive or culturally important areas. TDR requires ding properties that could give up development rights for the purpose of increasing the de- of receiving land parcels, which require prior identification. This method relies on property ling to sell rights to develop their properties. In exchange for selling development rights at he owner of the sending property would grant the City a permanent conservation easement, velopment of that property. In general, the City should facilitate development that encour- nd green space by increasing density incentives or other methods to encourage development priate for building. . Lot size averaging allows for a variety of tract sizes and allows the landowner great flex- g how to subdivide his/her property while achieving local master plan goals of open space ty. The City should explore whether this tool is applicable and/or desirable for the commu-mont is one of many communities that are utilizing this tool. on. Deforestation or poorly-sited development on Lebanon’s ridges disturbs wildlife habitat al beauty of the area. Creation of a ridgeline overlay district will serve to manage deforesta- nd limit activities that compromise their natural habitat value and appearance. The empha- ing best management practices to minimize inappropriate clear-cutting of forests on large elopment within large open fields.Management Plan. The development and adoption of a water resources management plan lopment of regulatory and non-regulatory tools to protect Lebanon’s surface and ground p locate and protect additional water supplies for future public need. The City should coor- ernally, among City departments and land use boards, as well as with towns that share the d Connecticut River watersheds strict. The City relies upon the Mascoma River exclusively as its source of public water. he river will create a major emergency unless the City has an available alternative. The need l water source(s) and protect the existing supply must be of highest priority for the City. A well site was identified nearly a decade ago and deserves follow-up study. ally sensitive to contamination and difficult to clean. Appropriate use restrictions in an rict will help guard against contamination, as will local shoreland development and use ion District. To maintain and improve water quality, lands along water bodies must be ill or release of hazardous or toxic substances. The adoption of a local shoreland protection above the state Comprehensive Shoreland Protection Act, using appropriate development uch as building setbacks and vegetated buffers, will facilitate this process. In addition, the City of Lebanon Master Plan Adopted March 26, 2012
2 | D-3k Connecticut River Corridor Management Plan of the Connecticut River Joint Co ommendations for communities, landowners, and other stakeholders to implemen Development Review and Enforcement Process. The development review a vides an opportunity to examine development proposals to ensure that they have avoid, minimize or mitigate impacts. To better serve this purpose, this plan: ■ Lighting. Recommends more consistent and stricter enforcement of cur encourage compatible, attractive development, conserve energy, and dim sky-glow and glare. Developed areas can be a substantial source of unwan important for human enjoyment, energy efficiency, comfort, and protection a balance between light levels required for safety and those that minimize pacting humans and wildlife. Lighting should be designed to minimize ad and nearby properties. ■ Noise. Recognizes that the airport and major roadways are the primary so though heavy industry also contributes. Methods to reduce road noise shou rehabilitation of Lebanon’s roadways, including landscaping, terrain mod techniques to reduce vehicular speed. The airport overlay district should b within the adjacent industrial park will not amplify current noise disturban ■ Landscaping, Buffers and Greenspace. Recommends more consistent current landscaping requirements to encourage compatible, attractive dev new development would use conservation design principles to protect sen developable areas that meet reasonable financial goals of property owners opment, the use of buffers, integrated open space, and respect for environ required. ■ Site Disturbance. Recommends that standards restricting site disturbanc opted to help preserve the ecological integrity, water quality and visual app This plan also makes the following recommendations regarding the administrati review and enforcement process : ■ Internal Communication. A problem common to the planning process is land use boards and interested municipal groups. This problem has the po tory conclusions and a frustrating, duplicative process for an applicant. A regular joint meetings of different boards, or their chairs, to relate concerns This will also serve to educate board members about the roles and duties o natively, regular reporting of the Planning Board agenda could serve this f also have a Planning Board representative serving on them. ■ External Communication. Another important goal is to improve comm continued support of the public-access cable television channel. Many in attend lengthy and frequent meetings, but might be inclined to watch publiCity of Lebanon Master Plan Adopted March 26, 2012
ommission lists a series of rec- nt to protect this vital resource. and enforcement process pro- been thoughtfully designed to rrent lighting requirements tominish the potential impact of nted light in the night sky. It is n of habitat that the City finds any glow in the night sky im-dverse impacts on surrounding ources of noise in the City, al- uld be integral to building and dification, and traffic-calmingbe reviewed to ensure that usesnces. t and stricter enforcement of velopment. Ideally, any major nsitive areas, while providing and developers. For all devel- nmental constraints should be ce during construction be ad- pearance of the landscape. ion of the City’s development s poor communication among otential to result in contradic- possible solution is to arrange over particular developments.of other land use boards. Alter- function, as most other boardsmunication with the public by nterested people are unable to ic proceedings on cable. Regu- land use | 2-19
2 | D-4 lar communica provide the Pla with particular Future Land Use The Future Land Us which lands should and what areas shou this chapter. Many c pated in the process The Future Land Us ■ Rural Density sensitive land ■ Residential L borhoods. ■ Residential M Green Street in ■ Residential H ment, or new d ■ General Com cation in the c ■ Central Busin ■ Industrial. Ar ■ Conservation and other volu ■ Public Institu ■ Medical Offic rial Hospital, a ■ Mixed Use. A developments2-20 | land use
ation between the Planning Board and the School Board or their representatives will help anning Board with important information on plans for school capital facilities or problems r areas and/or development applications. e Map se Map is intended to provide a broad overview of how land should be used in the City – be developed for which uses, how densely or intensely these lands should be developed, uld be left as open space. The map provides graphic guidance for implementing the text of citizens and landowners in Lebanon, representing a broad cross-section of the City, partici- of creating the map. se Map divides the City into 12 different land use categories: y. Rural areas with low-density residential uses. This classification contains much of the in the City, such as hydric soils, steep slopes, and ridgelines.Low Density. Semi-rural residential areas similar to Blueberry Hill or Foliage View neigh-Medium Density. Town or village residential areas, with a density similar to areas such as n Lebanon or Maple Street in West Lebanon.High Density. Areas of the City with appropriate infrastructure to support infill, redevelop- development at higher densities similar to Nature Walk.mmercial. Prime commercial areas, roughly analogous to the General Commercial classifi- current zoning ordinance. ness District. The downtown business districts in Lebanon and West Lebanon. reas for heavy industry. n Land. Major publicly-owned parcels that have been conserved by easement, purchase, untary methods. utions. Publicly-owned properties such as schools, the airport, or other City facilities. ce. Areas including the Dartmouth-Hitchcock Medical Center and Alice Peck Day Memo- allowing for medically-related services appropriate for the surrounding land uses.Areas for compatible nonresidential and residential facilities or developments. This includes of various sizes and uses depending on the surrounding neighborhood characteristics. City of Lebanon Master Plan Adopted March 26, 2012
Gould Rd Mt. Support Rd HANOVER East Wilder Rd 120¨§¦91 10 Etna Rd Old Pine Tree Cemetery Evans Dr Heater Rd Bank St School StMechanic St Mascoma St Slayton Hill Rd¨¦§89 Poverty Ln Airport Rd Storrs Hill Rd PLAINFIELDThis map is for representational purposes only.It is intended to characterize the visions for future land useexpressed in the Master Plan and is not a regulatory document.
Stevens RdHardy Hill Rd MarcAh d2o6p, t2e0d1:2 CITY of LEBANON, NH CANAAN MASTER PLAN 2030 £¤4 FUTURE 4A LAND USEDaisy Hill Rd Rural Residential - Low ENFIELD Residential - Med Residential - High General Commercial Mixed Use Industrial Medical Office Central Business District Public Institution Conservation Land §¦¨89 Data Sources: Land Use - Lebanon Planning120 0.5 0.25 0 0.5 Miles Map created by LebGIS, March. 2012 Map printed on 03/26/12
2 | E Outcomes & StrategiesOUTCOME 1 Acknowledge role as regional center while presSTRATEGIES Promote balanced land use that preserves the City’s outlying rural character and directs development toward its urban and densely settled residential cores.Preserve and enhance Lebanon’s appeal, quality of life and rural character by encouraging planneddevelopment that includes conservation, open space, and green areas.Balance development of new housing that will support a diverse population within the limits of currentCity services, neighborhood character, infrastructure and tax structure.Assess the impact of development proposals on adjacent neighborhoods and schools.Ensure that development of new multi-family units and conversion of single-family homes into multi-family homes takes into consideration the character of existing neighborhoods.Protect residential areas from undue negative impacts including visual and sound buffering, traffic, lightpollution and air quality.Support efforts to enhance the character of existing centers and improve public health by upgrading andincreasing recreational facilities such as parks, green spaces, and walk-bikeways.Support sustainable growth of light industries that improve worker pay levels and long-term jobstability.Collaborate with employers, organizations and communities in the region on workforce housinginitiatives as needed to sustain economic growth.Support the position of the NHDOT that no further curb cuts should be granted on Route 120 north ofExit 18.Encourage the state to reduce the expanse of impervious pavement and landscape the entry corridorfrom Exit 18 to Hanover Street.Encourage the railroad to consider the needs of residents and business owners in the vicinity of theWestboro rail yard, as well as the widely recognized benefits of using railroad rights-of-way as bicycle-pedestrian trails.Keep a critical eye on the area around the Westboro Rail Yard as railroad operations evolve.Ensure that future development in the vicinity of the airport is consistent with planned roadwayupgrades.Address traffic congestion and protection of residential areas before making zoning changes in thevicinity of the airport.City of Lebanon Master Plan Adopted March 26, 2012
serving small-town character and quality of life. ACTIONS Develop a comprehensive urban design plan for Route 12A, Miracle Mile & Mechanic Street. Establish landscaping standards and a plan for aesthetically-pleasing gateways and corridors at I-89, Route 10, Route 120, Route 4, and Route 12A. Re-evaluate landscaping standards and establish criteria for building orientations and the location of parking lots to promote development that is aesthetically pleasing. Close Elm Street West to through traffic in West Lebanon. Evaluate options for a truck route to bypass West Lebanon including via Glen Road if relocated. Establish a buffer to protect existing residential and commercial properties from industrial rail uses. Study vehicular access to the airport & business park with the goal of minimizing conflict with traffic on Route 12A and with particular attention paid to the intersection of Poverty Lane and Route 4. Require lighting near the airport to be designed to minimize adverse impacts on nearby properties. Re-evaluate plans for Phase II & III of the Airport Business Park before making zoning changes. Delineate specific scenic corridors to be protected by overlay districts that would include standards intended to maintain scenic beauty, and specifically consider the Route 10 corridor for such protection. Update the 1999 Evaluation of Available Commercial/ Industrial Parcels for compatibility with natural constraints and make appropriate zoning changes, as warranted. Enforce more consistently & strictly the City’s current lighting requirements to encourage compatible, attractive development, conserve energy, & diminish the potential impact of sky-glow & glare. Approve budgetary allocations for planning resources, consistent with the level of development activity in the City, as recommended by the Planning Division and Planning Board. Perform a photographic fly over every 5 years, and make the aerial photos accessible to the public. Continue to prioritize the collection and updating of accurate GIS data, consolidate additional map and information resources, improve the existing GIS library, and develop additional data layers. Continue to inform those in City government about data that are available to assist the decision-making process and efficiently provide decision-makers with requested information. Hold regular joint meetings of different boards, or their chairs, to facilitate internal communication. Continue to use social media such as the public-access cable TV channel, blogs, e-newsletters, etc. to improve communication with the public. land use | 2-23
OUTCOME 2 Promote smart growth by guiding new develop infrastructure.STRATEGIES Encourage new housing to be located close to urban centers and infrastructure and to positively contribute to existing neighborhoods. Encourage development close to existing urban centers to minimize road construction and maintenance requirements, and to promote pedestrian traffic and transit use. Invest in upgraded infrastructure, improved parking and transportation access in the central business districts to enhance their ability to attract and retain businesses and residents.OUTCOME 3 Define the City’s core developed areas and focu infill.STRATEGIES Allow for appropriate infill and increased density within existing neighborhoods while preserving neighborhood character. Protect the established residential neighborhoods around the central business districts neighborhoods from out-of-character, incompatible or unattractive infill. Work with the School District to identify suitable sites and undertake capital planning to facilitate land banking and construction of future school facilities with the goal of locating schools within core developed areas. Maintain City Hall as the primary location for City government and seek opportunities to find other locations in downtown Lebanon to accommodate future need for additional municipal office and storage space. Support continued mixed-use development within the central business districts that combines commercial ground-level storefronts with upper-story offices and residential units.2-24 | land use
pment to those areas of the City already served by public ACTIONS Develop an urban services boundary for water and sewer. Undertake a new cost-of-community-services study to demonstrate the relative value of open space in saving expenditures on municipal services. Conduct an in-depth study of emergency services (police, fire, ambulance) to determine the effect of the type, rate and location of development on various departments’ abilities to respond to emergencies adequately and cost-effectively. Identify the lands most suitable for future residential development where infrastructure exists or can be reasonably extended, in accordance with this plan’s future land use map and natural resource goals. Conduct a land use study of the Route 12A, Miracle Mile and Mechanic Street commercial areas to identify better parking configurations and highway traffic circulation. Conduct a study of the Route 120 corridor to address traffic patterns, land uses & aesthetic concerns.us growth in those areas through revitalization, redevelopment and ACTIONS Identify neighborhoods that have the characteristics suitable as redevelopment areas or pods and assess whether zoning changes are needed to allow for infill or redevelopment. Develop standards to require new construction and redevelopment along Route 12A to be built close to the highway right-of-way, to facilitate infill development, give the area the appearance of a downtown area and reduce the visual impact of parking lots. Evaluate the need to adjust commercial zoning district boundaries to better reflect existing land uses and natural constraints, and to encourage infill or redevelopment of existing developed sites before developing on new sites. Develop new and expanded mixed-use districts that encourage the co-location of compatible residential, professional, and commercial uses. Explore incentives for businesses to locate or redevelop in the central business districts. Maintain a distinct residential zone or open space between the central business districts and other commercial zones to protect the CBDs from competing development on their periphery. Revise zoning for the mixed residential and professional office neighborhood in West Lebanon to discourage further conversion of residential to non-residential uses in order to main an effective buffer between the CBD and the commercial area on Route 12A, and to help protect the area’s aquifer. City of Lebanon Master Plan Adopted March 26, 2012
OUTCOME 3 Define the City’s core developed areas and focu infill.OUTCOME 4 Recognize the value of the working lands and o conserve the City’s natural resources for futureSTRATEGIESSupport development of an interconnected network of green space throughout the City.Support efforts to protect and restore the Mascoma River to its natural state, and to promote the river asa scenic and recreation asset.Protect Stoney Brook, and the Mascoma River and its tributaries, which feed into or are a source of theCity’s public drinking water supply.Protect the City’s aquifers, which may serve as a future source of public drinking water.Recognize that the need to find additional drinking water source(s) and protect the existing supply is ofhighest priority for the City.Support the recommendations of the Connecticut River Corridor Management Plan.Support the preservation of the Carter Golf Course as an open space and recreation resource for the City.Encourage protection of outlying, undeveloped lands through means that respect owners’ propertyrights, such as conservation design, purchase of development rights, conservation easements, transfer ofdevelopment rights, and private agreements to conserve land.Conserve areas of high value for agriculture and forestry, areas that are important to maintain the qualityof the public drinking water supply, areas that are culturally important, and areas that provide importantwildlife habitat, or are scenic.City of Lebanon Master Plan Adopted March 26, 2012
us growth in those areas through revitalization, redevelopment and ACTIONS Adopt policies to manage anticipated growth of the Medical Center without further degrading the environment and capacity of the road network, or increasing fragmentation of open space and the amount of through-traffic in neighborhoods. Zone the area around the Medical center to encourage high-tech, light industry, professional activities and housing, discourage commercial development except as a small component of a planned unit development, and conserve the natural resources to the south. Determine the appropriate level and type of future development in the Heater Road area.open space remaining in the City’s outlying rural areas and seek to generations. ACTIONS Develop an open space plan that sets priorities for acquiring or otherwise protecting privately-held land from willing sellers/owners, establishes incentives for landowners to voluntarily place conservation easements on their land, and includes recommendations on the use of City-owned parcels. Develop and adopt a water resources management plan and coordinate planning efforts with other towns that share the Mascoma and Connecticut River watersheds. Adopt an aquifer overlay district. Adopt a variable wetland buffer based on wetland functions and values and designate prime wetlands for special protection. Adopt a local shoreland protection ordinance. Develop standards restricting site disturbance during construction. Designate prime wetlands for special protection from encroachment by development as recommended by the Lebanon NRI report. Adopt relevant new ordinances and revise existing ordinances to reflect protection of selected resources identified in the Lebanon NRI report. Integrate the Lebanon Natural Resource Inventory into the review of all development proposals. Use the current natural resource map in the review of development proposals to evaluate and mitigate potential negative impacts, streamline permit reviews, and conserve valuable resources more effectively. Identify and protect existing wildlife corridors that extend across Route 120. land use | 2-25
OUTCOME 4 Recognize the value of the working lands and o conserve the City’s natural resources for future2-26 | land use
open space remaining in the City’s outlying rural areas and seek to generations. ACTIONS Require natural features such as wetlands, scenic ridgelines, steep slopes and critical habitat to be carefully mapped and evaluated before any zoning changes or major development proposals are considered for outlying rural lands. Amend the zoning ordinance to discourage conventional, large-lot housing development by requiring conservation design and using density and other incentives to conserve more open space. Explore whether lot size averaging would be applicable and/or desirable zoning tool for the rural areas of the City. Adopt a ridgeline overlay district to manage deforestation and limit activities that compromise natural habitat value and rural beauty. Investigate transfer of development rights programs that aim to facilitate the development of housing in targeted higher-density areas while preserving targeted rural areas. City of Lebanon Master Plan Adopted March 26, 2012
3| Lebanon Central Business District3|A Vision & Purpose3|B3 | B-1 Downtown Lebanon shall continue to be a vibrant part of the community - a cr visitors work, meet, shop, learn, participate in local governance, and share in a g3|C sense of community and belonging. The City of Lebanon seeks to promote and3 | C-1 as a vital business, social and recreational center of the community while preser atmosphere. Issues & Priorities Downtown Revitalization The Lebanon Central Business District has numerous positive attributes that de non’s greatest assets. However, the area remains in a process of transformation w for improvement remaining. A coordinated planning effort involving the various scale, scope, and timing of proposed improvements should be a priority for the C Existing Conditions & Trends General Description Downtown Lebanon is located near the geographic center of the City approache I-89. The Lebanon Central Business District (CBD) is characterized by a great v dense area at a core node of the City. The CBD is an official zoning district cove that roughly correspond to what is generally perceived as the core of “downtown Since the mid-1980s, there has been substantial new construction and renovation senting millions of dollars in private investment. Significant renovations have in ■ Whipple and Pulsifer Blocks and Lebanon College in the former Woolwor ■ Citizens Bank building. ■ Mascoma Savings Bank building. ■ 1 Court Street. ■ The Courtyard Pavilion. ■ The AVA Gallery and CCBA. ■ Rivermill Complex just beyond the CBD. ■ Lebanon Village Marketplace, which provides the residents of the CBD wCity of Lebanon Master Plan Adopted March 26, 2012
rossroads where residents and key points | vision & purpose good quality of life and a firm – Enhance downtown’s role as a vibrant community centerd enhance downtown Lebanon – Preserve downtown’s historic, small-town characterrving its historic “small-town”efine this area as one of Leba- key points | issues & prioritieswith a number of opportunitiess stakeholders, articulating the – Continue revitalization of the Lebanon Central BusinessCity. District ed by Route 120, Route 4 andvariety of mixed land uses in a ering approximately 105 acres n Lebanon.”n in downtown Lebanon repre-ncluded: rth Building on the Mall.with a nearby grocery store. lebanon central business district and surrounding neighborhoods lebanon central business district | 3-1
3 | C-2 Downtown Lebanon 3 | C-3 of the City’s law firm offices. Numerous r the Carriage House, the CBD resulting fr Spencer Square and Retailing in downtow out of downtown. V small regional group Mall continue to thri The Mall is evolving studios, the DHMC cated within the CBD cultural amenities ar tration of services to to be accomplished w Surrounding Res A significant percent residential neighbor area, the Green Stree The proximity of re quality of life. Neig CBD including the schools, and the ped that many downtown Downtown Desi Downtown Lebanon Colburn Park Histor and public service en inhibit its vitality. There are no traffic l The circular flow ar vehicular, bicycle an3-2 | lebanon central business district
n has become a desirable location for many professional offices, including a large majority ms and many accounting, medical, insurance, real estate, financial services and marketing residences have been converted or renovated into offices such as 8 South Park Street and , and a number of other residences along School and Bank Street. The loss of housing in rom these conversions has been offset by new residential development such as the 20-unit the 160-unit Emerson Gardens Apartments. wn Lebanon is scattered around the Mall and in individual sites on the main arteries in andVirtually all of the retail and service businesses are locally-owned and operated or part of a p. Some retailers have experienced a high rate of turnover. The eating establishments in the ive and serve as anchors for the CBD. g into a place of service and cultural activities, including Lebanon College, music and dance Women’s Center, and a Center for Healing Arts. Numerous social service agencies are lo- D. City government services continue to draw activity into the district. These services and re accessible to local residents without the need for an automobile. Proximity and concen- o surrounding residential neighborhoods and public transit allows more tasks and activities with significantly less vehicular use. sidential Neighborhoods tage of the City’s residents live within walking distance of the downtown in one of the large rhoods that surround the Lebanon CBD including: Spencer Street area, the Young Street et area, and the Church Street area. esidential neighborhoods to the CBD supports downtown vitality and increases residents’ ghborhood residents benefit from their proximity to the services and amenities within the Carter Community CCBA, Senior Center, High School, Junior High School, elementary destrian-oriented Colburn Park and Mall. Neighborhood residents create a customer base n businesses, particularly the small, local businesses, rely upon to remain profitable. ign n has many strengths and features that make it an attractive community center including the ric District, the greatest concentration of pedestrian activity within the City, and the cultural ntities. However, there are aspects to the design of downtown Lebanon that discourage and lights within the CBD except for emergency vehicular and pedestrian use at the fire station. round Colburn Park can be confusing, and there is a need to improve the design for safe nd pedestrian flow. City of Lebanon Master Plan Adopted March 26, 2012
3 | C-4 Cultural, Recreational & Natural Resources3|D Existing cultural and recreational activities within the CBD contribute greatly to3 | D-1 They generate activity in the downtown, complement commercial and busines together socially in the heart of the community. These activities are beneficial i community meeting places, a sense of community and civic participation, intelle and economic support to the City. Cultural, historic and recreational (also see Chapters 10 and 11 of this plan) as distance of the CBD include: ■ The renovated 850-seat Lebanon Opera House, which offers a variety of sored by various organizations. The Opera North Company, which stage House, recently relocated to Lebanon from Hanover and is housed in the C ■ Festivals, concerts and farmers’ market in Colburn Park. ■ The Lebanon Public Library. ■ The Colburn Park Historic District. ■ Lebanon Historical Society archives. ■ Lebanon College. ■ The Dance Studio. ■ The AVA Gallery and Arts Center. ■ The Mascoma River, which flows through the length of the CBD but is larg and pedestrian traffic due to past and ongoing development patterns. ■ Storrs Hill ski area and ski jump facility. ■ Nature trails. ■ Events in Colburn Park. ■ The CCBA and Community Garden. Having so many resources at a center of the community allows residents to enjo tivities near home, employees to exercise and relax before and after work, and a experience an integrated sense of community. Lebanon has an opportunity to pro on our downtown’s many and varied cultural and recreational offerings. With s and promotion, support for its existing businesses and assets, and selective recru even more vibrant as a visitors’ destination. Future Challenges & Opportunities Downtown Revitalization There is little undeveloped land in the CBD, but the in-place infrastructure, avai among established clientele provide a cost-effective environment for economicCity of Lebanon Master Plan Adopted March 26, 2012
the vitality of the community.ss activities, and bring peoplein providing social outlets and ectual and artistic stimulation,ssets within or within walking f musical performances spon- es performances in the OperaCitizens Bank building.gely invisible to both vehicularoy leisure-time community ac-all visitors to the downtown too-actively guide and capitalizesome investment in marketinguiting, the CBD could become ilable services, and familiarity development. The mixed-use lebanon central business district | 3-3
key points | future challenges & opportunities 3 | D-2 sites, with substantia – Downtown revitalization efforts should focus on rehabilitating 3 | D-3 ment located in outly and fully occupying existing buildings, and increasing the density of existing sites through infill development. Given that there is ex – Establishing a critical mass of activity, including businesses additional land as C that provide residents with basic goods and services, within be desirable to inclu the CBD will assure downtown’s economic viability. redevelopment and – Improvements are needed to enhance the design and existing ones. Makin appearance of downtown gateways, streetscapes and the emphasized at the 19 Mall, including increasing awareness of and access to the Mascoma River. Any new developme – Increasing the walkability and bike-ability of downtown structures should be Lebanon is a priority for the City and will support efforts to Further, all planning reduce congestion within the CBD by encouraging alternatives role as a service cen to driving including public transit. – Coordinated programming and marketing of the cultural Economic Devel amenities and natural resources available within or within walking distance of the CBD is needed to attract people The key goal of econ downtown. reinforcing the mix – Downtown vitality will be enhanced by increasing the number the City and region, of people living within the CBD, including in the upper floors petitive position of t of mixed-use buildings. commercial establis area.3-4 | lebanon central business district Within the CBD, th people coming dow Dance Studio, the re a retail center to a so While this transform pharmacy, hardware be located within the work and live in or n Existing businesses both the City and th design, and other ini Architecture, Lan By improving desig Mascoma River, wh maintain and enhanc do business, live, an
al infrastructure already in place, will tend to cost the City less than similar new develop- ying areas that would require new infrastructure and services. xisting downtown building space available or under-utilized, it is not appropriate to rezoneCBD. However, due to the existing character of the businesses on South Park Street, it may ude that area in the CBD. Within the CBD, the focus should be on continued build-out, intensification rather than the development of new properties that would compete with ng better use of existing retail space in Lebanon’s downtown areas was an issue repeatedly 999 “Lebanon: A Look Ahead” Master Plan Forum. ent within the CBD should be compatible with existing mixed uses. In general, mixed use of encouraged, such as combining commercial storefronts with upper-story residential units. g for the CBD should keep in mind the importance of pedestrian linkages and the CBD’s nter for residents in the surrounding neighborhoods. lopment nomic development within the CBD should be to establish a critical mass of activity while of uses, improving public awareness of what downtown Lebanon has to offer both within making downtown an attractive and convenient location to visit, and enhancing the com- the CBD within the City and region. Critical mass results when a collection of retail and shments generate a level of customer traffic that attracts other businesses to locate in the he relocation of Lebanon College to the Mall, in particular, has increased the number ofwntown and is contributing to downtown vitality. Additionally, with the relocation of the enovation of the Lebanon Opera House and nearby AVA Gallery, the CBD has moved from ocial and cultural hub. mation is welcomed, there are significant potential benefits if basic commercial (grocery, e) and community (post office, City government, schools, day-care) services continue to e CBD. Community-oriented services and shopping can meet the needs of the people who near the downtown. might benefit from the creation of a downtown business association that is supported by he Chamber of Commerce. This sort of coalition could facilitate marketing and promotion, itiatives to develop a more coordinated downtown business atmosphere. ndscape & Urban Design gn and community facilities within the CBD and integrating natural features, such as the hich with increased visibility could become the focal point of the CBD, the City can help ce the image of the CBD as a pleasant, convenient and attractive place for people to shop, nd engage in recreational and social pursuits. City of Lebanon Master Plan Adopted March 26, 2012
Gateways. Opportunities exist to improve and enhance gateways to the CBD, a ensure that gateways are not further degraded by design changes or incompatible sense of arrival for those entering the CBD and a first impression of downtown th impersonal. There are four primary gateways into the CBD: ■ Hanover Street from Route 120. This gateway sends a confusing message of Lebanon is of gas stations. As travelers drive down Hanover Street, the uses fails to provide a consistent identity or sense of arrival. A welcoming propriate signage introducing downtown Lebanon, trees and landscaping, a to the Mascoma River. ■ Mechanic Street, Bank Street and School Street. These three entrances t tive image of the Colburn Park area. The streets are lined with historic s signage; and the land uses are integrated. Streetscape Elements. There are many visual improvements that could be made would improve the already pleasant atmosphere. The City of Lebanon was once known as the “City of Fountains”. The effort sh tains as a characteristic of the City at the CBD’s gateways. There are currently f Street and North Park Street, in Colburn Park, and on the Mall. Infrastructure is intersection of South Park and School Street. Development of a master landscaping plan for public areas within and around posed in the 1993 Master Plan, but has not yet been undertaken. This plan wo street trees, shrubs, perennial beds, or public gardens. This plan could be deve Lebanon Garden Club and downtown merchants, to whom the City owes great g regular program of street tree planting and maintenance would be one componen could make use of its membership in the Tree City USA program for assistance in maintenance program. Streetlights within the CBD should be replaced with fixtures that have a more hist add more definition to the downtown. In addition, the lights should meet or exceed Review regulations and current energy efficiency standards. Similarly, it would a have brown street signs in the CBD. Throughout the CBD, buildings should be kept close to the street to maintain the “ entrances and uses at the street level that invite pedestrian activity. Improved and ties, such as movable planters, seating, and adequate trash cans also promote a frie The Mall. The original urban renewal design made an ambiguous statement as to ture of the Mall area by routing traffic past the backs of buildings. The Mall itsel “chopped up” and unusable public spaces. The design flaws were partially correc end of the Mall and additional improvements made in the late-1990s.City of Lebanon Master Plan Adopted March 26, 2012
and efforts should be taken to the mall e land uses. Gateways create a hat can be either welcoming or e to visitors and their first viewe hodgepodge of different landg tone could be set through ap- and by providing visual access to the CBD reinforce the posi-structures; there is appropriate e to the core CBD as well thathould continue to restore foun- fountains located at Campbell s in place for a fountain at the the CBD was originally pro- ould identify opportunities foreloped in cooperation with thegratitude for their hard work. A nt of such a plan, and the City n setting up a tree planting and torical character, which would d the standards in the Site Plan add definition to the district to “downtown” appearance, with d attractive streetscape ameni- endly pedestrian environment.o the commercial and retail na- lf has design flaws that created cted by renovations at the west lebanon central business district | 3-5
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