Masterplan - City of Lebanon 2012

1. Community Access and Engagement. Good government requires that we welcome the public’s partici- pation and honor the public trust. Cornerstones of public trust include effective outreach, communication, accountability, and transparency. Encouraging broad, inclusive collaboration in local government deci- sions recognizes that all levels of government, together with the non-prof t and private sectors, have a stake in creating and implementing mutually beneficial policies. Improving public access to information and processes can make City government more accountable, transparent, fair, and responsive to commu- nity needs. At the same time, because state and federal government decisions affect our community, we can effectively advocate our interests by increasing our participation at those levels.

2. Sense of Place. The traditional character of Lebanon and Northern New England anchors our community identity, civic pride, and quality of life. Preserving the character of existing neighborhoods, and promot- ing harmonious character in new neighborhoods, helps keep our City unique. Revitalizing and supporting our two downtowns, Lebanon and West Lebanon, helps maintain key focal points for community activity. Preserving the rural landscape supports farm- and forest-based activities, contiguous tracts of open space for people and wildlife, and highly valued scenic assets.

3. Environmental Responsibility and Energy Efficiency. A healthy natural environment in turn sustains human physical, mental, and fiscal health. Scientific data and practical experience confirm the value of identifying, avoiding, minimizing, and repairing environmental harm. We benefit from clean air, abun- dant drinking water, productive soils, and diverse ecosystems. Protecting and strengthening our com- munity’s natural resources—including the ability to raise food and timber— enhances our economy and capacity to withstand foods, drought, and other potential disasters. Conserving green infrastructure—a network of open space, waterways, and other natural areas—is vital to this effort. Partnering with citi- zens, landowners, schools, businesses, organizations, and other governments, we can responsibly enjoy natural assets now and for many years to come. The City can lead by example in following or exceeding best-management practices for all operations. For example, energy efficiency is critical to environmental health and community prosperity. Everyone can help promote energy conservation and more sustainable technology.

4. Intelligent, Coordinated Development and Transportation. Sprawling development detracts from many of the principles outlined here, and should be discouraged if we are to secure those assets that have made our community desirable. Coordinating infill development, adaptive re-use of existing buildings, and conservation design for new development will maintain traditional compact settlement patterns and efficiently use existing infrastructure. Developing attractive human-scale, mixed-use, walkable-bikable neighborhoods will help conserve and enhance quality of life – especially with an integrated multi-modal transportation system to promote alternatives to the automobile. Benefits include less traffic congestion, less air pollution, less wear and tear on roads, and safer access for people of all ages and abilities. Man- aging an orderly pace of development will minimize negative effects on City finances from associated needs for increased facilities and services as the City grows.

5. Economic Vitality. The continued vitality of our local economy depends upon proactively positioning our community for a changing world. The City must foster a green, innovative and diversified business environment as it supports a healthy climate for existing enterprises. Local companies have shown that they can compete and succeed in a global economy. Identifying sustainable industry niches that we can f ll and successfully compete within, and attracting sustainable businesses within those niches, will City of Lebanon Master Plan Adopted March 26, 2012 1‐2 | introduction strengthen overall quality of life. For example, encouraging local markets and community-supported agriculture can revitalize the rural economy. Providing a range of affordable housing options and incubat- ing high-tech, medical, recreational, and creative businesses can help strengthen our job base, especially by promoting training for a skilled, diverse, productive workforce. All of these activities will encourage further community investment, reduce poverty, and promote prosperity.

6. Fiscal Responsibility. The City’s finances must be managed such that current and future generations of residents can afford to live here. The alternative will erode the traditional socioeconomic diversity that has distinguished our community from some of our neighbors. City budgets must judiciously assess and prioritize current demands, keeping debt low while making selective investments such as energy eff cien- cy to meet future needs. Careful attention to land use and tax policy, such as promoting redevelopment in order to increase asset valuations, can raise new revenues without incurring new costs for municipal services. Incentives for sensible frugality can yield further savings. Above all, fiscal responsibility de- pends on continuing to improve transparency and public understanding of municipal budgetary matters.

7. Regional Leadership. Lebanon has become the hub of the Upper Valley. The City, as well as the region, can benefit by actively engaging with neighboring towns to achieve common goals and address common challenges and opportunities more effectively. Financial and operational efficiencies may result from economies of scale. Encouraging a regional view of community interdependence while respecting local autonomy can enable the community to manage growth locally and collaborate regionally. We should promote positive innovation and excellence by achieving and exceeding best- key points | the master plan management practices. – This Master Plan provides a vision for the City’s growth and development and is the foundation for the management of the City’s future. 1|B The Master Plan – Lebanon adopted its first master plan in 1957 and has 1 | B‐1 Purpose of the Master Plan regularly updated it since. The State of New Hampshire authorizes cities and towns to adopt a master plan in order to manage develop- – Many citizen volunteers have been involved in the master ment within their jurisdictions. The state defines a master plan as: public policy duly adopted by a planning process through public forums and advisory municipality to manage physical and socioeconomic development. Being duly adopted, this Master Plan for committees including members of the Planning Board, City the City of Lebanon is an official, legal document expressing City policy. Council, and other boards, commissions, and community groups. A master plan is the statutorily-required basis for zoning, subdivision, and site plan regulations as well as the – This 2012 Master Plan resulted from a process to refine the annual capital improvement program and other City planning projects. It provides a vision for the City’s growth 2006 plan and re‐engage the public in forums and chapter and development, which the City then implements through various regulatory and non-regulatory actions. In review subcommittees. essence, this plan is the foundation for the management of the City’s future. – The Planning Board adopts the Master Plan and the City Council will be requested to adopt the plan. 1 | B‐2 History of the Master Plan – The vision for each chapter of the Master Plan is supported by The City of Lebanon adopted its first master plan in 1957 and has regularly updated it following review of a set of outcomes, strategies, and action items that provide an existing conditions within the City and discussion with residents about what they want for their community’s outline for implementation. future. Prior to adoption of this plan in 2012, revised master plans were adopted in 1970, 1977, 1986, 1993 and 2006. City of Lebanon Master Plan Adopted March 26, 2012 introduction | 1‐3 1 | B‐3 Citizen Involvement in the Master Plan This Master Plan has been prepared under the auspices of the Planning Board. New Hampshire law encourages municipalities to involve its citizens in the preparation of a master plan in a way that is most appropriate for the municipality. There is no better-qualified group of people to set policy for the physical and socioeconomic development than the municipality’s own citizens. The drafting of Lebanon’s 1993 Master Plan set a new precedent for citizen participation in planning, which has since come to play an integral role in subsequent master plan revisions. Since then, many citizen volunteers have been involved in the master planning process through public forums and advisory committees. These volunteers included members of the Planning Board, City Council, and other boards, commissions, and com- munity groups. This collective work provided a solid foundation for the same kind of approach to the drafting of this plan. 1 | B‐4 Most Recent Update of the Master Plan Many of the concepts and themes expressed in this 2012 Master Plan are rooted in the “Lebanon: A Look Ahead” community forum held in 1999. A local steering committee, assisted by Vital Communities of the Upper Valley and UNH/Grafton County Cooperative Extension Service, brought 100 people together for a weekend to produce a report, which outlined the basic ideas that became the 2006 Master Plan. After the successful adoption of a revised master plan in June 2006 by the Planning Board, and subsequent en- dorsement by City Council, work commenced on a zoning amendment to implement the plan’s policies. When the zoning amendment referendum did not pass in 2008, the Planning Board, at the request of the City Council, created a new Master Plan Steering Committee for the purpose of determining whether or not the issues, goals, and objectives expressed in the 2006 plan were relevant to the community in 2009. With assistance from the University of New Hampshire Cooperative Extension, the steering committee undertook a process to ref ne the 2006 plan and re-engage the public in forums and chapter review subcommittees. The Planning Board, City Council and Conservation Commission, as well as members representing the chapter working groups, and residents at large, reviewed revised master plan materials in public meetings, resulting in this 2011 Master Plan. 1 | B‐5 Adoption of the Master Plan The Planning Board, pursuant to New Hampshire law (RSA 674:1), adopts the Master Plan. There is no men- tion in law as to whether or not the City Council should also adopt the plan, but action by the council is impor- tant since many of its decisions may either support or contradict the plan’s policies. Therefore, the City Council will be requested to adopt the Lebanon Master Plan. 1 | B‐6 Master Plan Implementation, Amendments and Updates The vision for each chapter of the Master Plan is supported by a set of outcomes, strategies, and action items that provide the outline for implementation. Lebanon staff and City boards and commissions will use the Mas- ter Plan to guide their policies and actions for a 20-year planning horizon. The Master Plan provides the framework for achieving the vision for Lebanon out to year 2030, while the subsequent development of topic implementation plans based on chapters of the Master Plan, e.g. housing, 1‐4 | introduction City of Lebanon Master Plan Adopted March 26, 2012 economic development, and transportation implementation plans, will provide a greater level of specificity directed at realizing the overall vision and outcomes set forth in the Master Plan. key points | the City of lebanon – The City of Lebanon is the regional center of the Upper The Master Plan will continue to be dynamic in nature, requiring periodic updates at desired time intervals in Connecticut River Valley. an effort to re-assess community visions, and assess the status as well as potentially alter or modify desired – Lebanon developed along the Connecticut and Mascoma outcomes, strategies, and action items as changing conditions warrant. Rivers and the landscape is characterized by ridgelines and undulating hills that define the river valleys. – Lebanon’s early settlement pattern resulted in a dense urban 1|C The City of Lebanon center surrounded by farm and forest land. A new pattern The City of Lebanon, New Hampshire - together with our neighboring communities of Hanover, New Hamp- began to emerge 50 years ago as development occurred shire (to the north) and Hartford, Vermont (to the west) - is the regional center of the Upper Connecticut River outside the traditional urban centers. Lebanon’s land use Valley. Lebanon is a thriving small City that offers our 13,151 residents (2010 Census) the best of rural and patterns are shifting back to pedestrian‐friendly, higher‐ urban living - a fact that was recognized by our being ranked third in a recent listing of the 100 Best Small density, mixed‐use smart growth that will focus growth in Towns in America. core developed areas and conserve open space. Approximately 19,000 people work in our City, including at the Dartmouth-Hitchcock Medical Center (DHMC) – More than 13,000 people live and approximately 19,000 work campus, in one of the many high-tech companies located in our business parks, at one of the national or local in the City. The City is approximately 25% developed and 75% retail stores or restaurants in our commercial areas, or at a small business in one of our historic central business undeveloped land. districts. Lebanon’s infrastructure — state-of-the art telecommunications, direct interstate highway access, public water and sewer systems with available capacity, and recently resumed freight rail service — supports a dynamic and diverse business community. 1 | C‐1 Natural Landscape Lebanon developed along the Connecticut and Mascoma Rivers and the natural landscape is characterized by the ridgeline and undulating hills that def ne the river valleys. The Mascoma River serves a dual role of link- ing historically the eastern and the western ends of the City and of partitioning the north from the south. The Connecticut River serves as a landmark that defines our City limits on the west and ties the northwest section of Lebanon with the southwest corner. 1 | C‐2 Built Landscape Today, our built landscape is a composite of traditional and modern land use patterns. Lebanon’s early use of land replicated traditional European development patterns - a dense urban center surrounded by farm and for- est land. That land use pattern remains within our two urban centers, located in the river valleys, one in central (Lebanon village) and the other in western (West Lebanon village) part of the City. Spurred by the construction of Interstate 89, a new pattern began to emerge 50 years ago. The modern land use pattern included the large- lot residential development in rural areas and retail strip development along the main highways now described as suburban sprawl. While much development has occurred outside the traditional urban centers in recent decades, we are fortunate to have retained a substantial amount of rural land. The value of these open, rural spaces to the City’s quality of life is now widely recognized. Lebanon’s land use patterns are again shifting - from auto-dependent, low- City of Lebanon Master Plan Adopted March 26, 2012 introduction | 1‐5 8000 BC‐1761 Indigenous Period 1761‐1800 Lebanon Pioneer Period 1761 Lebanon chartered; 1762‐63 first “year‐round” colonial settlement at Camp Meadow, West Lebanon Subsistence farming, sawmills, gristmills and tanneries Transportation by water and road along Connecticut River (southward orientation); few routes to the east 1800‐1830 Transition to Commercial Farming Route east to Concord and southeast New England by opening of privately bonded turnpike Shift of business activity from Connecticut River to Payne’s Mill (East Lebanon – Mascoma Lake Dam Area) Inception of cotton mills Establishment of Lebanon Village as social and civic center Frame houses replace log cabins 1830‐1895 Urban Growth and Rural Decline Consolidation of small farms into larger farms, sheep raising arrived and departed, 80% deforestation 1848 railroad arrives; Westboro Yard in W. Lebanon becomes major RR hub; lower freight rates stimulate manufacturing Lebanon Village becomes center of activity 1850 first iron industry, 1870 inception of woodworking industry, 1880 revival of textile industry Industrial tax exemptions granted 1895‐1956 Industrial Stabilization Dairy farming chief rural occupation Hard‐surfaced roads, water works and sewage disposal 1941 airport built Textiles, clothing, wood products, brick, specialized metal goods, Excelsior Mill 1956‐1989 Growth as Regional Hub Rural lands return to predominately forested state 1958 City established (charter adopted July 17, 1957) Discontinuance of active rail service through Lebanon (passenger & freight) 1964 downtown Lebanon fire, followed by urban renewal w/ pedestrian mall, new traffic patterns, new streets & bridges Development of the interstate highway (I‐89) 1990‐2012 Transition to Professional, High‐Tech & Service Industries Relocation of DHMC to Lebanon from Hanover Traditional manufacturing phased out and largely replaced with high‐tech industry Development of Centerra and further build‐out on Etna Road, Airport Park, and Route 12A Resumption of freight rail service in Lebanon, transit service and bike paths link Lebanon to neighbors in the Upper Valley Re‐concentration of residential development in core areas including more multi‐family housing Expansion of the Route 120 corridor City of Lebanon Master Plan Adopted March 26, 2012 1‐6 | introduction density suburban sprawl that would consume our remaining rural lands to pedestrian-friendly, higher-density, mixed-use smart growth that will focus growth in our core developed areas and conserve open space. 12,000 1 | C‐3 Community Snapshot 9,000 1 | C‐3a People. Lebanon’s 2010 population was 13,151 people and during the 2000s the number of residents grew at an average annual rate of 0.5%. In 2010, Lebanon accounted for 15% of Grafton County’s total population. During the 2000s, our population continued to increase at a slower rate than the county or state. Our popula- 6,000 tion growth rate was higher than the rate in the Upper Valley communities of Hanover, Enfield, Claremont, Hartford and Norwich, but was lower than the rate in Plainfield, Canaan, Grantham and Springfield during the 3,000 2000s. In terms of absolute population growth, Lebanon added more residents than any of those Upper Valley communities with the exception of Canaan and Grantham. During the 2000s, most of Lebanon’s population growth was a result of natural increase (births minus deaths) rather than migration (people moving in minus 1791 1800 1810 1820 1830 1840 1850 1860 1870 1880 1890 1900 1910 1920 1930 1940 those moving out). 1950 1960 1970 1980 1990 2000 2010 lebanon’s total population As of 2010, Lebanon: US Census Bureau ■ Had a larger number of preschool-age children and a smaller number of school age children and youth than in 2000 ■ Had an increase in both the younger (20-34 years) and older (45-64 years) workforce cohorts since 2000 2.5% City of Lebanon Grafton County ■ Had a growing senior population (65+ years) New Hampshire 2.0% ■ Residents are more likely to be a New Hampshire native than the average state resident ■ Residents spend less time commuting than the average state resident 1.5% ■ Residents are less likely to be married than the average state resident ■ Residents are more educated than the average state resident 1.0% ■ Had an estimated “day-time” population of 25,000 to 35,000, including commuters, patients, shoppers and others traveling into the city from throughout the region 0.5% In 2005, the New Hampshire Office of Energy and Planning projected that the Lebanon population would reach 14,180 residents by 2030. 1970s 1980s 1990s 2000s 1 | C‐3b Built Environment. Lebanon added 942 housing units during the past decade, representing a 16.5% increase. city, county and state average annual population growth The absolute number exceeds that of neighboring communities of Hanover (450), Hartford (323), and Clare- US Census Bureau mont (614). The percent increase is close to identical to that of Grafton County (16.9%), and exceeds both the NH State rate (12.4%) and Vermont State rate (9.6%). Lebanon Housing Units are 49.3 owner occupied and the 2010 overall vacancy rate for Lebanon Housing units is 7%. (2010 Census) Non-residential development in Lebanon includes general commercial (e.g. retail, industrial and Office), public institution, and medical use. Starting in the 1960s, Lebanon has demonstrated robust non-residential growth. Currently, there is believed to be 8.8 million square feet of non-residential development within the City (11% public institution, 21% medical and 68% general commercial/industrial/Office). City of Lebanon Master Plan Adopted March 26, 2012 introduction | 1‐7 During the 2000s, more than 75,000 square feet of public institution use was added to the City, including the Moses Sanville DPW facility, Grafton County Senior Center, Veterans Memorial Pool, Airport Hangars, and 6 both new and expanded religious buildings. 5 Medical use in the 1980s was estimated to account for less than 100,000 square feet, consisting of the Alice Peck Day Memorial Hospital. During the 2000s, approximately 700,000 additional square feet were added to 4 million square feet the approximately 1.0 million square feet built in the 1990s. Dartmouth Hitchcock Medical Center, including 3 the main building and additional campus structures, accounted for the vast majority of this development. 2 In 1959, there was approximately 850,000 square feet of general commercial and industrial space in the City. The average amount added per decade since has been just shy of 1 million square feet, with a high of 1.35 mil- 1 lion square feet in the 1980s and a low of 626,000 square feet in the 1960s. The 2000s brought an additional 0 1.07 million square feet. Current proposed projects, if approved by the Planning Board, would ensure that the 1960 1970 1980 1990 2000 2010 decade average is met or exceeded out to 2030. total non‐residential space (excluding medical & government) 1 | C‐3c Natural Landscape. As documented in Lebanon’s Landscape Report (2008), the City is approximately 25% Lebanon Planning Office developed and 75% undeveloped land. The vast majority of the undeveloped land is forested with a small per- centage of open field, active farm, or shrubby woodland. There are approximately 2,100 acres of permanently protected land, representing 11% of the undeveloped land. It is estimated that the City of Lebanon was 7.1% developed as of 1955. City of Lebanon Master Plan Adopted March 26, 2012 1‐8 | introduction 2| Land Use 2|A Vision & Purpose key points | vision & purpose The City of Lebanon shall promote balanced land use that fosters the thoughtful development of our urban and – Promote balanced land use and development patterns densely settled cores and conserves existing rural and natural areas. Our land use policies and regulations shall – Maintain a high quality of life seek to balance the need for preservation of rural areas, open spaces, wildlife habitat and natural resources with the need and demand for growth and development through carefully considered planning and decision-making. – Respect the rights of property owners – Protect open space while accommodating growth The City shall seek to secure a high quality of life for our citizens by accommodating growth that considers the broader social, economic, and environmental issues, and meets the goals contained within this Master Plan, – Be guided by the City’s sustainability principles while respecting the rights of all landowners. We shall take into consideration the intrinsic value of the natural surroundings as well as the interests of the many stakeholders, interest groups, and citizens that make up our community. The City shall continue to be guided by Lebanon’s “Principles for a Sustainable Community” (see the Introduction of this plan) when considering land use, growth and development issues, including weighing the effects of today’s decisions on future generations. 2|B Issues & Priorities key points | issues & priorities 2 | B‐1 Role as a Regional Center – Acknowledge role as regional center while preserving small‐ Lebanon’s central role in the Upper Valley’s regional economy creates both opportunities and challenges for town character and quality of life the community. While the City’s role as a regional center offers access to a diverse array of jobs, goods, and – Promote smart growth by guiding new development to those services, taxpayers must bear increased costs due to the resulting demand for City services. With continuing areas of the City already served by public infrastructure pressure for the City’s regional role to expand, the small-town quality of life valued by residents could disap- – Define the City’s core developed areas and focus growth in pear if the City overlooks the associated impacts of development on neighborhoods, natural resources and those areas through revitalization, redevelopment and infill capability to provide municipal services. – Recognize the value of the working lands and open space The concept of Lebanon as a regional center is supported by the U.S. Census Bureau’s classification of remaining in the City’s outlying rural areas and seek to Lebanon as a Micropolitan Statistical Area, as well as reflected in an estimated daytime population between conserve those natural resources for future generations 25,000 and 30,000 that is more than double the resident population of 13,151. 2 | B‐2 Smart Growth Principles Frustrated by the growth patterns that emerged in the second half of the 20th century, which spread new devel- opment out over large areas and required residents to drive long distances between jobs, homes and services, many communities are turning to a new approach termed ‘smart growth’. Smart growth describes a pattern of land development that uses land efficiently, mixes rather than segregates uses, supports transportation alternatives and protects natural resources. Incorporating smart growth principles into Lebanon’s planning, development review and decision-making pro- cesses will also further our sustainability goals. Focusing new development within and adjacent to already de- City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐1 veloped areas requires less public investment in public roads, infrastructure and services. It also directs growth smart growth principles away from outlying rural lands, conserving working land and open space for future generations. – Strengthen and direct development towards existing communities One of the principal tenets of smart growth is that it is better to encourage development close to existing urban centers and services, and discourage it in rural areas. Lebanon residents generally support this concept, but they – Mix land uses neither wish to overload existing urban neighborhoods nor prevent rural development outright. Consequently, – Foster distinctive, attractive communities with a strong sense we must find a balanced approach to development that encourages appropriate infill and redevelopment in of place existing centers, and protects rural character and natural resources in outlying areas. – Take advantage of compact building design – Create a range of housing opportunities and choices 2 | B‐3 Downtowns and Core Developed Areas – Create walkable neighborhoods Historically, Lebanon developed with two centers – Lebanon and West Lebanon. These two centers each have – Provide a variety of transportation choices the dense, mixed-use core (Lebanon’s central business district and a smaller business district in West Lebanon) surrounded by compact, primarily residential neighborhoods typical of New England villages built prior to – Preserve open space, farmland, natural beauty, and critical World War II. environmental areas – Encourage community and stakeholder collaboration in These two traditional centers continue to offer a mix of institutional, retail, service, residential and cultural land development decisions uses in their business districts and associated core developed areas where existing infrastructure supports a mix of residential neighborhood and non-residential uses. A symbiotic relationship exists between the downtowns – Make development decisions predictable, fair, and cost and their associated core developed areas, with each promoting the vibrancy and vitality of the other. Each cen- effective ter has its unique strengths and weaknesses (see Chapters 3 and 4 of this plan). Both villages have the potential to serve as viable centers of the community into the foreseeable future. These two traditional centers are not the only developed areas in Lebanon, however. During the past 50 years, substantial development has occurred south of West Lebanon’s traditional center along Route 12A and along the Miracle Mile between West Lebanon and Lebanon. More recently spurred by the relocation of the Dart- mouth-Hitchcock Medical Center (DHMC) to Route 120 in Lebanon, a formerly undeveloped part of the City has been experiencing rapid development. These areas present a planning challenge for the City. Should the commercial development along Route 12A be considered part of the West Lebanon core developed area? Should the Miracle Mile between Lebanon and West Lebanon be considered part of the two traditional core developed areas? Should DHMC and the develop- ment occurring around it be considered a third core developed area in the City? Additionally, should the lands between these developed areas be considered part of these core developed areas? As it is recognized that healthy and vibrant centers boost the quality of life and economic health of communi- ties, land use planning in Lebanon should continue to support downtown revitalization, to focus growth within our core developed areas, and to promote development in accordance with the principles of sustainability and smart growth. Central to our planning effort is a need to def ne the City’s core areas. The boundaries of the downtowns or central villages are fairly well defined and described elsewhere in this plan, but the surrounding core areas are not — including whether the opening of DHMC, development of Centerra Business Park, and current plans for additional development in the Route 120 North area, including additional residential develop- city hall in downtown lebanon ment, solidify this as Lebanon’s third urban center. Photo by: Doug Kerr City of Lebanon Master Plan Adopted March 26, 2012 2‐2 | land use 2 | B‐4 Rural Land and Outlying Areas Lebanon’s rural lands and outlying areas have experienced a general development pattern that includes historic clearing for agricultural use, subsequent conversion back to forest as marginal farmland was abandoned, scat- tered development of single-family homes primarily along the roadways, and in recent decades several larger- scale rural subdivisions that have created pockets of more intense development. The same sustainability and smart growth principles that promote development within already developed areas, also guide development away from outlying rural areas not served by existing infrastructure. As highlighted throughout this plan, planning for the future of our rural lands will require a delicate balance between preserv- ing landowners rights, while addressing the concerns that increased development may require City services to be supplied inefficiently, and the cost of that inefficiency would be borne by all City taxpayers. 2|C Existing Conditions & Trends 2 | C‐1 Settlement Pattern key points | existing conditions & trends As described previously in this plan, Lebanon historically was characterized by densely populated residential – Lebanon’s settlement pattern shifted from compact villages and intensively developed commercial cores in Lebanon and West Lebanon villages, both of which were sur- surrounded by sparsely populated rural lands to a more rounded by sparsely populated residential, agricultural, and forested land. This traditional pattern has eroded dispersed pattern with growth spreading along the highway somewhat during the past 50 years as development spread into outlying areas spurred by easy highway access, corridors into outlying areas during the second half of the 20th regional growth pressures, and a robust economy. century. The shift in our settlement pattern is evident in the commercial development along the: – The role of Lebanon’s traditional downtown business districts as retail centers has been largely eclipsed by the large‐scale ■ Route 12A corridor, which has become a regional retail magnet serving a clientele that far exceeds Leba- commercial development along Route 12A and Route 4, which non’s residential population, have grown to become regional shopping destinations. ■ Route 4 corridor (Miracle Mile) between Lebanon and West Lebanon, and – Lebanon has become the premier employment center in ■ Route 120 corridor north of I-89, driven by the relocation of the Dartmouth-Hitchcock Medical Center the Upper Valley, largely due to the Medical Center and the and current development of the Centerra Business Park. associated high‐tech industries that have located in our business parks. The shift has also affected residential development patterns, resulting in: – Lebanon residents have a range of housing choices, ■ Scattered single-family residential development that has spread into rural outlying areas (along the Hardy supporting the needs of a diverse population. Hill-Sunset Rock-Stevens Road, Daisy Hill, and Poverty Lane areas), and – Despite the amount of development during the past 60 years, ■ Large subdivisions occurring outside of the village centers (Kings Grant, Prospect Hills, Rock Ridge). Lebanon has retained a significant base of undeveloped rural land and natural resources. More recently, evidence of a shift back towards more compact development within and adjacent to our tradi- tional centers is found in the: – City policy and decisions about extending infrastructure to currently unserved land will significantly influence future ■ Subdivisions and multi-family developments on the edge of the village centers (The Falls, Reed Court, growth and development patterns. Westboro Woods, Romano Circle, Nature Walk, the Boulders, Timberwood), and – The City has adopted zoning and subdivision laws to ■ Multi-family development within the village centers (Emerson Gardens), and implement the land use goals set forth in previous master ■ Age-restricted housing somewhat near the village centers (Harvest Hills/The Woodlands, Quail Hollow). plans, but has not addressed all the recommendations of those plans, particularly with regard to resource protection. City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐3 2 | C‐2 Current Land Use 2 | C‐2a Central Business Districts. The City has two downtown business districts – one in Lebanon with a large central green and an adjacent pedestrian mall, and the other in West Lebanon with a traditional main street bisecting a business district (see Chapters 3 and 4 of this plan). Both downtowns have faced the challenge posed by com- petition from the commercial areas along Routes 12A, 120, and 4 (Miracle Mile). In response, the City has been engaged in ongoing downtown revitalization efforts in Lebanon and West Leba- non, including improvements in parking, circulation, streetscaping and public amenities. The City has largely maintained its institutional presence in downtown Lebanon, with many municipal services based in City Hall, as well as the Lebanon library and post Office. This presence has helped to maintain the district’s vitality, by providing residents and visitors with ongoing reasons to come downtown. In West Lebanon, the recently completed Kilton Library, as well as the state’s purchase of the Westboro Rail Yard and lines, combined with opportunities for improvement in the area recently acquired by the City, could foster further revitalization. 2 | C‐2b Commercial. The City has two main general commercial areas and a couple of smaller areas. ■ Route 12A. The City’s largest commercial area is along the Route 12A corridor in the vicinity of I-89 at Exit 20. There is little land available to the south of I-89 for new development after increased construc- tion in this area during the past decade. Some redevelopment and reuse of previously developed land has already begun to occur with further opportunities for additional redevelopment and more intensive use of existing sites. The primary constraints to further development along Route 12A include traffic conges- tion, a shortage of available land, and the Connecticut River and Mascoma River floodplains. ■ Miracle Mile. The City’s second major general commercial area, known as the Miracle Mile, is along Miracle Mile Route 4 east and west of I-89 Exit 19. This area has had a resurgence of interest recently, resulting in few Exit 18 vacancies, but little new construction or redevelopment. Its central location between Lebanon and West Exit 17 Lebanon, and existing level of development suggests that there are redevelopment opportunities in this area. There are, however, a number of natural and built constraints to major new development. Behind Route 12A the existing Miracle Mile Plaza is a steep slope down to floodplain and wetlands associated with the Mas- coma River. On the south side of Route 4 in the same area, I-89 itself poses a barrier. These constraints, however, do not preclude the potential for redevelopment and intensifying the use of existing sites. ■ Exit 18. In the vicinity of Exit 18, there are several auto-related business (gas stations, convenience stores, auto dealerships, trucking facilities), as well as additional general commercial uses within close commercial areas proximity (hotels, retail, etc.) In recent years, new construction and some redevelopment has been oc- curring in this area. ■ Exit 17. The area around Exit 17 is currently moderately developed with less than a dozen small- to medium-scale general commercial uses, as well as scattered residences. The area is not served by public water and wastewater, and historically there has been opposition to a proposed increase in the intensity of non-residential uses in this area, including a prior request to build a park-and-ride lot or to expand the general commercial zone. Residents have also raised concerns about the impact of development on the quality of the Stoney Brook aquifer, the proximity to the City’s source water intake, and a general senti- ment that Exits 18, 19, and 20 already serve the needs of the community for general commercial uses. City of Lebanon Master Plan Adopted March 26, 2012 2‐4 | land use 2 | C‐2c Industrial. Lebanon is the leading industrial center in the Upper Valley, and is anticipated to continue in this role. The influence of Dartmouth College, the relocation of the Dartmouth-Hitchcock Medical Center, and expansion in the high-tech industrial sector have all expanded job opportunities within the City. The following areas have been planned for light industrial uses: ■ Centerra Business Park. The large area east of Route 120 on the Hanover line, known as Centerra Busi- Centerra Business Park ness Park, is a mixed-use development that includes a restaurant, financial services, grocery store, Offices, light industrial, high tech, specialty shops and hotels. Its location near the Medical Center resulted in high demand and few lots remain vacant. In 2009, approximately 65 additional acres just Etna Road Business Park east of the existing business park were rezoned from rural residential to light industrial to accommodate additional expansion. Much of the undeveloped land in close proximity to Centerra Business Park and along the Route 120 corridor remains valuable for natural habitat. ■ Airport Business Park. The land area southwest of the airport contains an existing business park com- Airport Business Park prised of light industrial uses. The area was developed primarily during the 1990s with some significant additions completed in recent years. South of the existing business park there is land available for ad- ditional development by both the City and private property owners. ■ West Lebanon Industrial Rail Access Zone. In 1999, the City rezoned a portion of land west of Semi- nary Hill at the end of Elm Street West to create an industrial area uniquely suited to businesses that are dependent upon or benefit from nearby rail access. As this area develops, significant buffers between light industry / business parks the industrial uses and the abutting residential neighborhoods will be required, as will efforts to address the congested roadway network. ■ Etna Road Business Park. Lebanon’s other light industrial area along Etna Road is mostly built out with a diversity of industrial enterprises. In addition, there is a heavy industrial zone is located on Route 12A, centered on a substantial gravel extraction and processing facility. It is estimated that this gravel supply will last 75 years. 2 | C‐2d Medical Center. The Dartmouth-Hitchcock Medical Center (DHMC), located in close proximity to Route 120 and the Hanover town line, is one of the largest medical centers in northern New England. DHMC owns more than 275 acres in this area. The Medical Center is a permitted use in this area, as well as ancillary uses that complement the hospital’s activities, such as research and Office facilities. The developed portion of the center’s land is surrounded by forested areas. Much of the undeveloped land owned by the Medical Center is constrained by deed restrictions and the presence of wetlands, shallow soils and steep slopes. Closer to both downtowns, the Alice Peck Day Memorial Hospital (APD), serves Lebanon and surrounding communities. APD is a community hospital that includes the Harvest Hill and Woodlands retirement com- munities, doctors’ Offices, and outpatient clinics on its campus, which is nestled in an established residential neighborhood along Mascoma Street. 2 | C‐2e Residential. The City has a diverse mix of housing stock and many attractive neighborhoods, including tra- ditional single-family homes, duplexes, manufactured homes, and units in multi-family buildings in urban, suburban and rural settings (see Chapter 7 of this plan). dartmouth‐hitchock medical center Photo by: Braxton Freeman, Aerial Design City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐5 During the 2000s, most new single-family residential construction occurred in compact settlement patterns Multi‐family units Single‐family units such as Quail Hollow, The Falls and Sachem Village, or scattered throughout the City, including in the Hardy 300 Hill area northerly toward Etna, in the Daisy Hill area, in the Dulac Street area, in the Poverty Lane area, on Seminary Hill, on Old Pine Tree Cemetery Road, on Prospect Hill, along Mascoma Lake, and on Route 4. 250 Most of these locations are distant from the City’s central areas, representing the gradual suburbanization of 200 rural land. 150 While single-family homes represent a significant percentage of the City’s housing stock, demographic and 100 market trends suggest that Lebanon will experience increased demand for multi-family construction – a trend that is already evident. During the last decade, Emerson Gardens Apartments was permitted and constructed, 50 and other large multi-unit developments were approved by the Planning Board, including Timberwood Com- 0 mons. 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2 | C‐2f Rural Land. Development patterns from 1990 through 2009 showed a decline in the use of rural lands for permits issued for new housing units agriculture in Lebanon. Economic changes in the agricultural sector, combined with increased development Lebanon Planning Office pressure, have gradually diminished the strictly rural and agricultural character of Lebanon’s outlying areas. Nevertheless, the few remaining large woodland, farm and orchard tracts in the City continue to play a valuable role in the region’s agricultural and forestry economies, and in maintaining the community’s rural character. In recent years, increased demand for local food has brought about a renewed interest in retaining land in agricul- tural and silvicultural use and a new economic model for small land-based enterprises. Lebanon has not recently experienced many large-scale residential developments in its rural areas – the nature of development in those portions of the City is more piecemeal, as individual buyers build their own homes on isolated parcels of land. The hilly topography and lack of City water and wastewater service within Lebanon’s outlying areas also do not favor large-scale residential development. 2 | C‐3 Public Services The City provides a variety of services for its citizens and the region (see Chapters 8, 9 and 10 of this Master Plan). Each of these services and the City’s overall infrastructure is affected by the amount of employment, housing, medical, retail, and tourism activities that bring people to Lebanon to live, work, shop or visit. De- mand for these services has increased from expansion of employment and residential development in the City and Upper Valley. Although the City’s preference has not been to extend water and sewer lines, extensions have been allowed when developers were willing to pay for extensions and it was determined that capacity is available. Continu- ing this practice may result in haphazard growth in a number of areas including the Trues Brook area, Poverty Lane, the north end of Mascoma Lake, Daisy Hill and Storrs Hill, along Route 120 south, and Hardy Hill. While the City does not pay for the initial construction of new water and sewer lines, it may accept ownership subsequent to construction. City of Lebanon Master Plan Adopted March 26, 2012 2‐6 | land use 2 | C‐4 Open Space Conservation and Natural Resource Protection Current Zoning Districts Lebanon retains an abundance of undeveloped open, forested, and agricultural land, much of which is in cur- Light Industrial (IND‐L). Light manufacturing, distribution, service industries, rent use (see Natural Resources Chapter of this Master Plan). While land has steadily converted to residential, planned business parks, and limited support activities. commercial, industrial, or public use over the last decade, gradually diminishing the rural character of outlying Rail Access Industrial (IND‐RA). Industrial uses best served by rail transport areas, approximately 70 percent of the City’s land area remains undeveloped. Of the approximate 19,000 acres including manufacturing, distribution and service industries with appropriate of undeveloped land, approximately 2,000 acres are protected conservation land. In response to ongoing pres- support activities. sure for development of rural land, the City has devoted 100 percent of the receipts from the Land Use Change Heavy Industrial (IND‐H). Industrial uses that are usually incompatible with Tax to its conservation fund in order to acquire and protect priority land. other uses because of noise, dust, and heavy trucking. General Commercial (GC). Retail and commercial development with good In 2010, the City completed a citywide natural resource inventory (NRI), titled Natural Lebanon. The natural highway access such as stores, restaurants, service stations, banks, and offices. resources inventory lists and describes important natural resources, such as wetlands, farmland and forestland, water resources, and geologic resources. In addition to maps, the NRI project includes the development of Central Business (CBD). In‐town retail and service establishments such as stores, restaurants, banks, offices, and governmental activities interspersed associated data and information sources and descriptive elements. The inventory provides the City, municipal with higher housing densities and related uses. boards and private landowners with a strong foundation for more informed decision making on all land use Neighborhood Commercial (NC). Limited commercial uses, small in size, to issues. serve neighborhoods with a relatively high density. Some areas of the City have developed in spite of natural constraints (see Chapter 5 of this plan). Most land Residential One (R‐1). All types of residential neighborhood uses with the within the City characterized by steep slopes is in residential or rural areas, with the exception of a few sites highest allowable density, closest to downtown and services. developed for industrial and commercial uses that predate zoning. Considerable nonresidential development Residential Two (R‐2). Older, established residential uses, primarily closer to has taken place on hydric soils and in the 100-year floodplain. Singly such development is not necessarily downtown, and services that provide a mix of single‐family, two‐family, and problematic, but cumulatively could impact the City’s natural environment. multi‐family converted dwellings. Residential Three (R‐3). Primarily for single‐family residential neighborhoods The Mascoma River is perhaps the most distinctive resource in Lebanon, as highlighted in the NRI. The river relatively close to downtown. both links the eastern and western ends of the City, and partitions the north from the south. Running through Residential Office (R‐O). Intended to guide the transition of some older the heart of the downtown, the river is a scenic treasure and its upper reaches, accessible from the Northern neighborhoods from residential to small office use, primarily on busier streets Rail Trail, feel very remote. The Mascoma River continues to serve critical functions as the source of Leba- near downtown and related services. non’s public drinking water and a place of visual beauty important for recreation, solitude, and wildlife habitat. Residential Office One (R‐O‐1). Intended for compatible neighborhoods of In 2011, the Mascoma River became a designated river within the New Hampshire Rivers Management and small offices and higher‐density housing. Protection Program. Professional Business (PB). Intended to protect architecturally historic struc‐ tures, support and promote business and commerce, and maintain the vitality 2 | C‐5 Current Land Use Regulations of older existing downtown neighborhoods. Rural Lands One (RL‐1). Transition areas at the periphery of built‐up areas, Lebanon’s current zoning ordinance includes multiple districts: three industrial (light industrial, rail access allowing agriculture and housing of less density than residential districts but industrial, heavy industrial), five business (general commercial, central business, neighborhood commercial, of greater density than sparsely settled and/or more environmentally sensitive professional business, medical center), three residential (residential one, two, three), two mixed use (residential RL‐2 and RL‐3 zones. Office, residential Office one), and three rural (rural lands one, two, three). Rural Lands Two (RL‐2). Areas for agriculture as well as low‐density housing The City also has established several overlay districts with specific development restrictions that transcend between the RL‐1 and RL‐3 zones on 1 to 3 acre lots. zones: floodplain, wetlands, steep slopes, airport protection, historic, & landfill reclamation. Lebanon has es- Rural Lands Three (RL‐3). Environmentally sensitive land with poor access to tablished placeholders in the zoning ordinance for the additional overlay districts, which were recommended highways and lacking public water and/or sewer; development is restricted to in the City’s 1993 Master Plan, but were never implemented: ridgeline, scenic corridors and aquifer protection. 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. City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐7 Current Overlay Districts 2|D Future Challenges & Opportunities The build-out analysis completed in 1999 by the Upper Valley Lake Sunapee Regional Planning Commission Floodplain District. Designated on the Lebanon Flood Insurance Rate Maps of 1980, the district includes all special flood hazard areas for compliance with the indicated that, if the City were built out to the maximum extent permitted under current zoning, Lebanon’s Flood Damage Prevention Ordinance of 1980. theoretical population would grow to more than 30,000. The analysis indicated that at full build-out Lebanon would be a very different community than it is today with substantially greater demand for public services and Wetland Conservation District. Designated to protect groundwater recharge and infrastructure. The build-out analysis leads us to ask two fundamental questions: flood storage areas, water quality, wetland habitat, and aesthetic values; there currently are no required wetland buffers (except 100 feet for septic & 200 feet ■ How big do Lebanon residents want their community to become? for underground chemical/fuel tanks). ■ Is the right planning process in place to meet the predicted future demands, while achieving the goals set Steep Slopes District. Designated to prevent development on slopes in excess forth in this plan for the City, particularly those related to the form and pattern of future development? of 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 discussion of future land use planning challenges and opportunities addresses those questions, costs for construction and maintenance. and recommends actions and policy changes to guide the City’s growth trajectory towards desired outcomes. Airport Protection District. Designated to ensure that adequate safety is provided This discussion is organized into three sections: the “what” (planning elements), the “where” (planning areas), for aircraft landing and taking off from the Lebanon Municipal Airport. as well as the “how” (tools we can use to plan for our City’s future). Historic District. Designated to ensure the preservation & heritage of structures & places of historic, architectural, & other cultural significance in the centerof Lebanon. 2 | D‐1 Planning Elements Landfill Reclamation District. Designated to encourage the reclamation and 2 | D‐1a Redevelopment. Lebanon is the principal commercial and service center for the region. Although recent alternative secondary uses of municipally‐owned land that has been used for trends show that vacant buildings are being rehabilitated and reused, existing sites and facilities continue to disposal of waste. Permitted uses include outdoor and indoor recreational facili‐ be under-utilized. Emphasis should be on revitalization, redevelopment, infill and sustainable use of the ties, and accessory uses to the secondary permitted recreational use. City’s core developed areas. Economically vital, urban cores will allow the City to promote additional adjacent Proposed Overlay Districts development, rather than development of rural areas. Ridgeline District. Intended to protect the ecological and scenic values of higher At a neighborhood scale, the City should identify neighborhoods that have the characteristics suitable as rede- elevation hilltops and ridgelines. velopment areas or pods. At a building scale, for example, professional Offices are well suited to many older, Scenic Corridors District. Intended to protect the scenic attributes of highway under-utilized properties, as they often have flexible space requirements and may not necessarily require high corridors in the City. visibility. Aquifer Protection District. Intended to protect important groundwater resources 2 | D‐1b Outlying Development. Development of outlying land presents a challenge to the City. Such development that might serve as future public drinking water supply sources. can: Special Uses ■ Stress the City’s capacity to provide adequate public services and result in municipal budget increases Planned Unit Developments and Planned Business Parks. Generally involving more than one building and/or parcel for residential, recreational, commercial, ■ Fragment the City’s remaining large tracts of undeveloped land, which are valued as ecological, scenic, industrial, and/or mixed use. economic and recreational assets Cluster Subdivision. Established to preserve significant natural features and open ■ Strain the City’s transportation network, particularly if it results in increased traffic volume on roads spaces by providing greater development flexibility for larger parcels of land. and at intersections not designed to accommodate the increased volume Manufactured Housing Parks and Subdivisions. Established to provide standards Residential development in outlying areas may result in homeowners and developers calling upon the City to for the appropriate development of manufactured housing parks on parcels between 10 and 50 acres and for subdivisions for manufactured housing on at extend services into areas that are currently unserved. These services include road maintenance, school buses, least 20 acres. water and sewer lines, and emergency services. Haphazard and scattered residential development in tradition- ally remote, rural areas may require City services to be supplied inefficiently. The cost of that inefficiency will Recreational Camping Parks. Established to provide standards for the develop‐ be borne by all City taxpayers. ment of campgrounds for recreational vehicles or tents and similar accommoda‐ tions on parcels of at least 10 acres. City of Lebanon Master Plan Adopted March 26, 2012 2‐8 | land use Lebanon’s fields and forests are a critical asset, providing clean air and water, wildlife habitat, recreational opportunities, and aesthetic and economic benefits to the City. For the time being, Lebanon residents enjoy a key points | future challenges & opportunities significant amount of open space, but because of our role as a regional center, the development pressure that is – Lebanon’s future land use policies should promote gradually transforming open space into building lots will undoubtedly continue. While this conversion may be redevelopment and infill within our core developed areas, and inevitable, the City should take proactive measures to ensure that the detrimental impact of such development discourage large‐scale development in outlying rural areas. is minimized and that important open spaces are conserved, using a variety of voluntary measures, incentives, – We should encourage mixed‐use and compact forms of and programs for willing landowners. development, while continuing to offer the diversity of housing options and locations for new/expanding light 2 | D‐1c Mixed‐Use Centers. The concept of planning for mixed-use centers is a Smart Growth principle. Certain areas industries necessary to maintain our role as a regional center. of Lebanon have existing patterns of residential development that are suitable, depending on future needs, for a more compact, dense and mixed-use development pattern, but at a scale and intensity in keeping with tradi- – Recognizing that poorly planned development has the tional New England village centers. This pattern can be described as nodal development, which reduces reli- potential to negatively affect public services, infrastructure, ance on automobiles and consumes less land for various activities, rather than sprawl, which is auto-dependent taxes, open space, natural resources, historic resources, and land consumptive. and community character, future land use policies need to be carefully crafted to avoid, minimize and mitigate any Creating mixed-use centers will involve determining appropriate development standards and establishing the undesirable impacts as the City continues to grow. types of uses that are compatible with this designation (such as convenience stores and public meeting places, – Due to their unique character and development pattern, especially with existing nearby uses such as residential neighborhoods). Spatial, form-based standards will different parts of the City present different challenges be an important component, as some current zoning criteria would not allow contemporary construction of a and opportunities. Our land use policies and regulations traditional village center. should respond to the specific needs and issues of the City’s 2 | D‐1d Industrial Development. The City should support sustainable growth of light industries that improve worker neighborhoods and areas. pay levels and long-term job stability. Although it does not appear that additional land currently is needed for – Lebanon can use a variety of planning tools to conserve open industrial or commercial uses, the City should evaluate other zoning classifications to determine their land and greenspace, protect natural resources, reduce the appropriateness – for example, commercially-zoned areas considered for their suitability for industrial use. undesirable impacts of new development, and improve the Those areas currently zoned light industrial, but unable to support development, should be rezoned for more development review process. appropriate use. – This plan includes a future land use map that sets forth a 2 | D‐1e Housing. Housing in Lebanon is fairly diverse and the zoning ordinance allocates significant area for most general vision for how the City should grow and develop over forms of housing. Natural constraints limit the amount of land that is truly available, however, so careful plan- time. ning is needed. Lebanon should allow for carefully coordinated development of new housing that would sup- port a diverse population and provide homes for people at all stages of life. That goal needs to be balanced with sensitivity to the limits of current City services, neighborhood character, infrastructure and tax structure, when making decisions regarding new development in recognition of the City’s “Residents-First” policy. Lebanon should continue to plan for a diversity of housing including: ■ Single-Family Housing. Areas where single-family housing can be developed should be reviewed to determine specific limitations before development occurs. One objective should be to retain the character of current single-family housing neighborhoods, by limiting vehicular through-traffic and promoting access to green space and recreational facilities. Another should be to identify the lands most suitable for future development where infrastructure exists or can be reasonably extended, in accordance with the future land use map provided later in this chapter and the natural resource goals of this plan. It is also recommended that new housing be located close to urban centers and infrastructure in order to positively contribute to existing neighborhoods. City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐9 ■ Manufactured Homes and Parks. Manufactured homes remain an important option for affordable de- tached housing in Lebanon. Within the next five years, the City should systematically assess the need for additional manufactured housing. If this assessment indicates a significant need, innovative site planning and/or zoning changes should be created to ensure that attractive and functional parks are developed. It is also recommended that new manufactured-housing parks be located in close proximity to City services and infrastructure. ■ Multi-Family Housing. Planning for additional multi-family housing should continue based on antici- pated future need. Logically, new multi-family housing should be located where infrastructure and ser- vices already exist to decrease the expense of extending infrastructure and services. At the same time, development of new multi-family units should take into consideration the character of existing neighbor- hoods nearby. Lebanon’s role as a regional center also is significant to the local housing market and rate of residential devel- emerson gardens opment as continued growth of area businesses and institutions is connected to the availability and affordability of housing for new workers. The City should work with area employers and surrounding communities in the region to develop an initiative for workforce housing to help meet the current and future need to support antici- pated economic expansion of the region. Lebanon is fortunate to have vibrant neighborhoods that possess distinct architectural styles and a friendly, so- ciable character. Opportunities for appropriate infill and increased density might be considered within existing neighborhoods. Examples include conversion of a single-family home to a duplex or multi-family dwelling, creation of accessory dwelling units, and allowing a second principal structure of limited size on a residential lot, such as an apartment in or above a detached garage. Such dwellings place little additional demand on City services and infrastructure, can help offset the costs of home ownership, and accommodate those not able or wanting to own and maintain a single-family house. All new housing in older established neighborhoods should be compatible with the character of the neighbor- hood. Similarly, new housing in rural neighborhoods should be compatible with rural settings and should preserve open/green space, existing farms, prime agricultural and forestry lands, as well as other natural and cultural features. Although the City may not wish to mandate, architectural design standards, as well as form- based guidelines and incentives, could be created to help developers design projects that are sensitive to our local context. 2 | D‐1f Public Services and Infrastructure. As Lebanon grows, demand for public services and infrastructure will increase, straining the municipal budget and, ultimately, the ability of City residents to afford living here. Demand for services will depend on municipal land use policies and build-out limits for the City. Directing development toward existing built up areas where municipal services are available can significantly reduce the impact of future growth. This development can take the form of redevelopment of existing sites, infill, and/or gradual expansion on the periphery of core developed areas. Lebanon’s future land use policies will both affect and be influenced by the following public services and infrastructure: City of Lebanon Master Plan Adopted March 26, 2012 2‐10 | land use ■ Schools. Perhaps the greatest impact of residential development is on the school system. The City should 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 devel- oped areas. Locating schools closer to the residential neighborhoods where students live will also allow more children to walk or bike to school, reduce school transportation costs and traffic congestion, and improve public health. ■ Government Facilities. The City should strive to retain its administrative functions within its centers. At this time, City Hall contains most municipal functions, which helps to maintain the vitality of downtown Lebanon. With the closing of some public school buildings, the City should work with the School District to investigate appropriate re-use, including space for City government. ■ Water and Sewer. Current City water and wastewater business plans highlight that demand is limited by the existing available capacity of both facilities. One means of limiting the demand on water supply and wastewater treatment systems will be to establish an urban services boundary, beyond which such utilities will not be extended until infill has taken place. The establishment of such a limitation will permit the City to focus development in a more concentrated area, rather than facilitating its spread into outlying areas. This focus will serve two purposes: it will reduce the capital and operating costs of the systems and help preserve the rural character of the surrounding countryside by not permitting dense development there. ■ Emergency Services. Lebanon should conduct an in-depth study of emergency services (police, f re, am- bulance) to determine the effect of development on various departments’ abilities to respond to emergen- cies adequately and cost-effectively. The results of such a study will allow the City to guide amendment of planning regulations (site plan review, subdivision review, etc.) to reflect the City’s goals for growth and provide the Planning Board with a basis for decision-making regarding development applications. Conversely, the study could also identify shortcomings in emergency service facilities that could be overcome with impact fees, capital projects, and other means. ■ Roadways. The City’s roadway system will be affected by widespread development. The cost of main- taining and periodically rebuilding roads is enormous. Lebanon can reduce this burden somewhat by encouraging development close to existing City centers to minimize maintenance requirements and pro- mote pedestrian traffic and transit use, thereby reducing the number of vehicles on the roads. It can also encourage cluster, conservation, or open space design subdivisions, which generally require less amount of road per housing unit. ■ Class VI Roads (Unmaintained Public Rights-of-Way). The City should continue to examine the po- tential impact of development along its estimated 10 miles of Class VI roads and should establish a policy governing land uses along them. Following the Class VI Roads Advisory Committee’s completion of the Class VI Roads inventory, the City Council should continue to determine whether certain roads are suitable for reestablishment as Class V roads or are better suited for designation as Class A recreational trails. Alternatively, some Class VI roads could be discontinued and abandoned, while others remain as Class VI roads. City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐11 ■ Recreation Facilities and Bicycle-Pedestrian Ways. Upgrading and increasing recreational facilities such as parks, green spaces, and walk-bikeways will improve public health and enhance the character of existing centers. The concept of adjoining green space and opportunities to connect paths between neigh- borhoods and commercial areas was repeatedly recommended during the master planning process. A net- work of walk-bikeways will be a major asset to the City and provide some relief for traffic congestion by creating alternative transportation options. The routes should be planned and constructed in concert with current and future development, open space, and existing recreational facilities. Land should be banked or purchased for this use now, before it is consumed for other uses. This work should be coordinated with current and future updated recreation and pedestrian/bicycle master plans, as well as the Natural Resource Inventory, and should integrate plans of neighboring towns. ■ Telecommunications Facilities. While provided by private companies, access to state-of-the-art tele- communications, such as broadband, has become an essential public service demanded by residents and businesses. The City recognizes the need to construct telecommunication facilities, notably personal wireless service (cellular) facilities, but such facilities must have the least possible intrusive impact on the natural scenery of the City and character of neighborhoods. Mounting antennas on existing struc- tures and co-location of facilities is strongly encouraged and effective camouflage is expected. Visually obtrusive designs are inappropriate and unacceptable. Because of rapid proliferation of these facilities, the Planning Board should develop appropriate zoning and site plan standards for the regulation of such facilities. 2 | D‐1g Open Space. The City should develop an open space plan that includes recommendations for use of City- owned parcels, priorities for acquiring privately-held land from willing sellers, incentives for private landown- ers to voluntarily place conservation easements on their land, and allocation of the City’s conservation fund (into which we now place 100% of the Land Use Change Tax). A main goal of the plan will be to develop an interconnected network of green spaces, which would benefit both wildlife and City residents. Such a network could, for instance, directly link built up urban areas with public open space and allow wildlife to move be- tween larger tracts of undeveloped land. A concurrent goal of the plan should be to maximize the size of con- nected open space areas and prevent further fragmentation of the landscape. 2 | D‐1h Natural Resources. Chapter 5 of this plan sets forth the City’s goals related to protection of natural resources. The following two natural resource protection issues are examples that are strongly linked to future land use policies: ■ Mascoma River. The Mascoma River should be protected and restored to its natural state, as much as possible, to ensure that it continues to serve a vital role in the City. Future land use planning should try to visually highlight the river and ensure its enhancement. ■ Wetlands. Wetlands are vital to protecting water supply and wildlife habitat, as well as the community from floods. The City should adopt a variable wetland buffer based on wetland functions and values and designate prime wetlands for special protection. The City should legally designate prime wetlands for special protection from encroachment by development as recommended by the NRI report, Natural Lebanon. City of Lebanon Master Plan Adopted March 26, 2012 2‐12 | land use 2 | D‐1i Historical Resources. Many of Lebanon’s most valuable historical resources are located close to or in our most densely developed areas. As the City grows, there will be land use changes within and adjacent to exist- ing developed centers. Care should be taken to protect historic resources within these centers. The existing downtown historic district should be evaluated for expansion to include the area south of Bank Street and east of School Street. The creation of an historic district in West Lebanon should be studied with its core being the Maple Street area. 2 | D‐1j City Entry Corridors and Gateways. Lebanon’s entry ways could be improved and preserved by creating land- scaping standards and planning for aesthetically-pleasing entry corridors at I-89, Route 10, Route 120, Route 4, and Route 12A. Managing further development in the immediate vicinity of interchanges on I-89, and directing such development to other areas, such as the CBDs, will help maintain the scenic appearance of the interstate corridor and will benefit downtown economies. Planned development including conservation, open space, and green areas in concert, not in conflict, with rural character will preserve and enhance Lebanon’s appeal and quality of life. These goals can be promoted by developing specific scenic corridors in the City, which might take the form of overlay districts in the zoning ordinance. Such districts will require the creation of standards that encourage development consistent with residents’ desire to maintain scenic beauty. 2 | D‐2 Land Use Planning Areas 2 | D‐2a Route 12A. Many of the original commercial buildings in this corridor were set back a considerable distance from the roadway, leaving the highway frontage available for infill development. The City should develop standards to require new construction and redevelopment to be built close to the highway right-of-way, to give the area the appearance of a downtown area and reduce the visual impact of parking lots. Significant measures are being undertaken to provide safe pedestrian access. Although many people will still Route 12A use vehicles, without adequate pedestrian facilities there is no alternative. At the same time that such ap- Photo by: Braxton Freeman, Aerial Design proaches are considered, the City should re-evaluate its landscaping standards and establish criteria for building orientations and the location of parking lots. The purpose of these standards should be to promote development 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 commercial area to identify bet- ter parking configurations and highway traffic circulation. Similar analyses should be conducted for the Miracle Mile and Mechanic Street. These studies could also evaluate the appropriateness of zoning boundaries, not for the purpose of expansion, but to adjust zones to reflect existing land uses and their desired scope. 2 | D‐2b Route 12A from Exit 20 to Downtown West Lebanon. The West Lebanon CBD needs to maintain a signif - cant buffer from the commercial areas of Route 12A. The current mixed residential and professional Office neighborhood serves as an effective buffer and should not convert to nonresidential uses. Restricting additional nonresidential uses will also help protect the aquifer located in this area, as an increase in certain uses could contaminate this potential backup municipal water supply. 2 | D‐2c West Lebanon and Lebanon Central Business Districts. Although there is little vacant land in the central business districts (CBDs), they represent a significant potential source for new economic development. Exist- ing infrastructure, available services, and familiarity of established clientele provide a cost-effective environ- City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐13 ment for new and expanding businesses, especially compared with undeveloped areas where services are not available. Investing in upgraded infrastructure in the CBDs will enhance their ability to attract and retain busi- nesses and residents. Particular attention should be directed to improving parking and transportation access to these areas. Because significant numbers of under-utilized existing sites are available, it is not appropriate to rezone addi- tional land as CBD at this time. The addition of new property will compete with continued build out of existing commercially-zoned properties. Incentives should be created for businesses to locate or redevelop in the CBDs. In addition, the CBDs should be protected from competing development on their periphery by maintaining a distinct residential zone or open space between the CBDs and other commercial zones. In West Lebanon, the redevelopment of the Westboro Rail Yard will require careful study and planning as it presents both significant opportunities and potential conflicts with other uses in the CBD. In both CBDs, continued and expanded mixed-use structures should be encouraged, combining commercial storefronts with upper story Offices and residential units and facilitating compatible uses on adjacent properties. Existing residential neighborhoods near the two CBDs are among the highest quality and most attractive in the City. While recent major housing developments have been aimed at more affluent households, downtown areas provide much of the City’s affordable housing stock, supplying shelter for residents of all ages who have less buying power. Residents of these areas contribute significantly to the financial well being of businesses located within the City’s CBDs, by shopping there and utilizing their services. In addition, many of the City’s historic buildings are located in these neighborhoods. Appropriate housing de- velopment in these areas can include mixed uses, such as upper-story apartments above retail storefronts. It is paramount that these neighborhoods be protected by the zoning ordinance from out-of-character, incompatible or unattractive infill. The City should strive to ensure that new housing development in these areas is linked to public open spaces (including pocket parks) and is within walking distance of schools. 2 | D‐2d West Lebanon (Westboro) Rail Yard. Freight-train service in the Westboro Rail Yard has raised questions of potential conflict between an active rail yard and nearby residential and commercial areas. While the commu- nity of West Lebanon was once dependent on the railroad for its economic vitality, the long absence of active rail service largely reoriented the area to another economy. Resumption of rail traffic has already taken place. Operations in the rail yard should account for the needs of residents and business owners in the area, as well as the widely recognized benefits of using railroad rights-of-way as bicycle-pedestrian trails. In particular, the people of West Lebanon have long called for recreation facilities and revitalization of downtown uses that serve the surrounding neighborhoods. Efforts should be made to preserve as many of the historic attributes as possible at the southern end of this property. A buffer should be established to protect existing residential and commercial properties from industrial rail uses. The City should continue to keep a critical eye on this area as railroad operations evolve. Potential mixed-use redevelopment should include public parking, bus connections, and reopening of pedestrian access to the rail yard. 2 | D‐2e Elm Street West. In West Lebanon, Elm Street West should be closed to through traffic and trucks routed via the potentially relocated Glen Road away from West Lebanon. The following issues will be crucial consider- City of Lebanon Master Plan Adopted March 26, 2012 2‐14 | land use ations to protect residential areas from undue negative impacts: visual and sound buffering, traffic, light pol- lution, and air quality. 2 | D‐2f North Main Street. A 38-acre area to the north of the existing West Lebanon Central Business District, located between the Connecticut River and North Main Street, was re-zoned in 2010, and subsequently the Planning Board approved the mixed-use River Park project for the area in 2011, which include a life sciences Office and research space, service retail stores, single-family homes and rental housing. Build-out of this area will repre- sent a significant change and opportunity for West Lebanon. 2 | D‐2g Route 10 North ‐ The Falls to Wilder Road. Route 10 is a major artery into West Lebanon and its appearance should be considered with respect to zoning changes. Setbacks and green buffers are advised to preserve the appearance and integrity of surrounding natural areas. The City should establish this portion of Route 10 as a scenic corridor with appropriate protection from adverse impacts of development. 2 | D‐2h Route 10 North ‐ Sachem Village. Citizen input conveyed that this area should continue to function as a mixed-use neighborhood with an emphasis towards maintaining a residential neighborhood with small-scale non-residential uses that primarily support or blend within the neighborhood. 2 | D‐2i Dartmouth College‐Dartmouth‐Hitchcock Medical Center‐Landmark Lands. The area bounded roughly by Lahaye Drive, Mount Support Road, Old Pine Tree Cemetery Road, and West Lebanon-Route 10 has signif - cant sections of wetlands, scenic ridgelines, steep slopes, and critical habitat. These features should be carefully mapped by property owners and evaluated by the City before any zoning changes or development proposals are considered. The City should adopt policies to manage the anticipated growth of the Medical Center that minimize or avoid adverse impacts to the natural environment, the roadway network, and through-traffic impacts in neighbor- hoods. Planned development should minimize or avoid adverse impacts to wetlands, steep slopes, ridgelines, open space and wildlife corridors in this area. Areas nearest to the Medical Center may be most suitable for high tech, light industry, professional activities, DHMC and Route 120 development and housing related to the Medical Center. Commercial development should be discouraged except as a small 1992 (above) and 2009 (below) component of a planned unit development. Residential uses should be integrated into any future development plans. The southern portion of this area should be protected from development. 2 | D‐2j Heater Road‐Route 120‐Evans Drive‐Hanover Street. For the Heater Road area, the general recommenda- tion is to determine the appropriate level and type of future development. The area surrounding the Hanover Street School and Lebanon High School would be appropriate for mixed-use development, including small- scale commercial, light industrial, Office, and residential uses. Because of the proximity to schools and residential areas, surrounding wetlands, and diff cult access for traffic from Route 120 onto Evans Drive, development must meet well-defined performance standards for traffic, hours of operation, impervious surface, and parking. A study of the entire Route 120 corridor is needed to address traffic patterns, land uses, and aesthetic concerns. The City supports the NHDOT’s position that no further curb cuts should be granted on Route 120 north of Exit

18. The entry corridor from Exit 18 to Hanover Street should be landscaped by the state to reduce the current expanse of impervious pavement. City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐15 2 | D‐2k Mount Support Road Corridor. Along with Route 120, this area connects Lebanon’s downtown core with the medical center core. Recent developments have added approximately 300 residential units to this area, with subsequent service and roadway upgrades to follow. Because of its close proximity to the downtown and a ma- jor employment center, housing is well suited for this area. The northern portion of this corridor could also be suitable for mixed non-residential development that supports the existing Medical Center. Future development proposals should carefully assess impacts on adjacent neighborhoods and schools and avoid adverse impacts on the natural resources that surround this corridor. Existing wildlife corridors that connect the Landmark Lands and Mount Support/Rix Ledges areas should be identified and preserved. 2 | D‐2l Mechanic Street. The area between Exit 19 and South Park Street is currently a mix of residential and general commercial uses, including smaller apartment buildings, retail, automotive, and assorted service uses. Future planning and development within this area should strive to maintain a balance between residential and non- residential uses, including assessing and providing as warranted additional amenities to support residential use, such as pedestrian and bike resources. With the high visibility of this area as an interstate interchange, as well as a gateway to Lebanon center, design guidelines, such as landscaping and sign standards, should be created and applied to the corridor. 2 | D‐2m Farnum Hill‐Carter Golf Course. The Carter Golf Course is an asset for the City and should be preserved. The Farnum Hill areas to the south and west of the golf course have significant wetlands, steep slopes, critical wild- life habitat, and moderate and severe soil limitations that make it incapable of supporting dense development. Because of these constraints, this area would be appropriate for development proposals that use conservation design principles, which will allow for more appropriate development, compatible with surrounding residential and conservation uses. 2 | D‐2n Airport‐Business Park Activity. There remains capacity for expansion of the airport and Business Park. Ve- hicular access to the airport and surrounding industrial park should be studied with the goal of minimizing conflict with traffic in the Route 12A corridor. Lighting in the vicinity of the airport should be designed to minimize adverse impacts. Traffic congestion and protection of residential areas and scenic roadways east of the airport should be of primary concern for any changes. Also, development must be consistent with planned roadway upgrades. There are ongoing discussions about Phases II and III of the Airport Business Park; these areas may be re- designated as conservation areas or remain industrial. Careful study is necessary before changes are made, with particular attention paid to the intersection of Poverty Lane and Route 4. The City is currently developing an updated Airport Master Plan, which is intended to synchronize with this plan. 2 | D‐2o Exit 17. The vision expressed by residents is for this area to maintain its current ratio of non-residential to residential development, including maintaining the existing moderate scale of existing non-residential develop- ment. The proximity of the City’s drinking water intake and environmentally sensitive resources (e.g. Stoney Brook and Mascoma River, existing aquifer), the lack of existing sewer infrastructure, the preservation of the existing residential neighborhood characteristics, and the desire to not promote retail uses at the Exit 17 interchange, were the predominant rationale expressed during master plan discussions supporting this recom- mendation. City of Lebanon Master Plan Adopted March 26, 2012 2‐16 | land use 2 | D‐2p Other Rural Areas. Extensive portions of the City remain relatively undeveloped and contribute to the char- acter of Lebanon as a small City in a rural setting. Protecting these lands should be encouraged through ap- propriate means that respect owners’ property rights, such as conservation design, purchase of development rights, conservation easements, transfer of development rights, and private agreements to conserve land. The City should conserve areas of high value for agriculture and forestry, areas that are important to maintain the quality of the public drinking water supply, areas that are culturally important, and areas that provide important wildlife habitat, or are scenic. 2 | D‐3 Planning Tools This section presents a summary of several key planning tools the City can use to implement the land use plan- ning goals set forth in this plan. 2 | D‐3a Data Collection and Assessment. To understand the cumulative impacts of development, ongoing collection and monitoring of data is essential. The City administration is on schedule to conduct photographic f y overs of the entire City every five years. This will provide valuable information on the scale, type, and impact of development, as well as on the extent and quality of natural resources. When updated regularly, the information will be a useful tool to assess the type, location and impact of development occurring in the City over time. In addition, accurate and accessible maps are essential tools for planning and for the stewardship of natural resources. The City has been consolidating map information within its Geographic Information Systems (GIS) library. This project has numerous benefits including making this information accessible to Lebanon citizens, especially those who serve on boards that make land use decisions. The City should continue to prioritize the collection and updating of accurate GIS data, as well as consolidate additional map and information resources, improve what is currently within the GIS library, and develop ad- ditional layers of information. Furthermore, those in City government should continue to be informed about data that are available to assist the decision-making process. City staff should continue to facilitate the efficient delivery of this information. 2 | D‐3b Cost of Community Services Study. The City should conduct a new community services cost-study to help assess the fiscal impact of various types of development in different locations. A common conclusion of similar studies across New Hampshire is that commercial and industrial uses do not contribute more value to the City’s tax base, on a net basis, than does open space, and that residential development is considerably more expensive. A community services cost-analysis could also serve as a basis for calculating impact fees, which the Planning Board is required to reevaluate annually for collection and spending on scheduled capital improvements. 2 | D‐3c Natural Resource Inventory. The City’s recently completed Natural Resource Inventory must be an integral part of the review of all development proposals. The City should use the current natural resource map in its re- view of development proposals to evaluate and mitigate potential negative impacts, streamline permit reviews, and conserve valuable resources more effectively. 2 | D‐3d Conservation Design. The City should require open space or conservation design for all subdivisions larger than a specified size (acreage or number of lots), including major subdivisions. Conservation design entails identifying site features and resources that are worthy of protection, then seeking to design development around City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐17 those features without disturbing them. This technique could be applied to wetlands of particular significance, archeological sites, a particular habitat, or a scenic vista. The benefits of conservation design are that the City and the property owner, together, are able to protect attributes of the land that are important to conserve, and the developer is able to gain approval for a development whose value will be augmented by protected features. 2 | D‐3e Transfer of Development Rights. Transfer of development rights (TDR) is a planning technique that sys- tematically directs growth away from environmentally-sensitive or culturally important areas. TDR requires identification of sending properties that could give up development rights for the purpose of increasing the de- velopment capacity of receiving land parcels, which require prior identification. This method relies on property owners who are willing to sell rights to develop their properties. In exchange for selling development rights at fair market value, the owner of the sending property would grant the City a permanent conservation easement, restricting future development of that property. In general, the City should facilitate development that encourages conservation and green space by increasing density incentives or other methods to encourage development in areas most appropriate for building. 2 | D‐3f Lot Size Averaging. Lot size averaging allows for a variety of tract sizes and allows the landowner great f ex- ibility in determining how to subdivide his/her property while achieving local master plan goals of open space and increased density. The City should explore whether this tool is applicable and/or desirable for the commu- nity. Hartford, Vermont is one of many communities that are utilizing this tool. 2 | D‐3g Ridgeline Protection. Deforestation or poorly-sited development on Lebanon’s ridges disturbs wildlife habitat and reduces the rural beauty of the area. Creation of a ridgeline overlay district will serve to manage deforesta- tion of these areas and limit activities that compromise their natural habitat value and appearance. The empha- sis should be on using best management practices to minimize inappropriate clear-cutting of forests on large tracts of land or development within large open fields. 2 | D‐3h Water Resources Management Plan. The development and adoption of a water resources management plan will guide the development of regulatory and non-regulatory tools to protect Lebanon’s surface and ground waters, and will help locate and protect additional water supplies for future public need. The City should coor- dinate its efforts internally, among City departments and land use boards, as well as with towns that share the Mascoma River and Connecticut River watersheds 2 | D‐3i Aquifer Overlay District. The City relies upon the Mascoma River exclusively as its source of public water. Contamination of the river will create a major emergency unless the City has an available alternative. The need to find an additional water source(s) and protect the existing supply must be of highest priority for the City. A potential municipal well site was identified nearly a decade ago and deserves follow-up study. Aquifers are especially sensitive to contamination and diff cult to clean. Appropriate use restrictions in an aquifer overlay district will help guard against contamination, as will local shoreland development and use standards. 2 | D‐3j Shoreland Protection District. To maintain and improve water quality, lands along water bodies must be protected against spill or release of hazardous or toxic substances. The adoption of a local shoreland protection ordinance, over and above the state Comprehensive Shoreland Protection Act, using appropriate development and use standards, such as building setbacks and vegetated buffers, will facilitate this process. In addition, the City of Lebanon Master Plan Adopted March 26, 2012 2‐18 | land use Connecticut River Corridor Management Plan of the Connecticut River Joint Commission lists a series of rec- ommendations for communities, landowners, and other stakeholders to implement to protect this vital resource. 2 | D‐3k Development Review and Enforcement Process. The development review and enforcement process pro- vides an opportunity to examine development proposals to ensure that they have been thoughtfully designed to avoid, minimize or mitigate impacts. To better serve this purpose, this plan: ■ Lighting. Recommends more consistent and stricter enforcement of current lighting requirements to encourage compatible, attractive development, conserve energy, and diminish the potential impact of sky-glow and glare. Developed areas can be a substantial source of unwanted light in the night sky. It is important for human enjoyment, energy efficiency, comfort, and protection of habitat that the City finds a balance between light levels required for safety and those that minimize any glow in the night sky impacting humans and wildlife. Lighting should be designed to minimize adverse impacts on surrounding and nearby properties. ■ Noise. Recognizes that the airport and major roadways are the primary sources of noise in the City, al- though heavy industry also contributes. Methods to reduce road noise should be integral to building and rehabilitation of Lebanon’s roadways, including landscaping, terrain modification, and traffic-calming techniques to reduce vehicular speed. The airport overlay district should be reviewed to ensure that uses within the adjacent industrial park will not amplify current noise disturbances. ■ Landscaping, Buffers and Greenspace. Recommends more consistent and stricter enforcement of current landscaping requirements to encourage compatible, attractive development. Ideally, any major new development would use conservation design principles to protect sensitive areas, while providing developable areas that meet reasonable financial goals of property owners and developers. For all devel- opment, the use of buffers, integrated open space, and respect for environmental constraints should be required. ■ Site Disturbance. Recommends that standards restricting site disturbance during construction be ad- opted to help preserve the ecological integrity, water quality and visual appearance of the landscape. This plan also makes the following recommendations regarding the administration of the City’s development review and enforcement process : ■ Internal Communication. A problem common to the planning process is poor communication among land use boards and interested municipal groups. This problem has the potential to result in contradic- tory conclusions and a frustrating, duplicative process for an applicant. A possible solution is to arrange regular joint meetings of different boards, or their chairs, to relate concerns over particular developments. This will also serve to educate board members about the roles and duties of other land use boards. Alter- natively, regular reporting of the Planning Board agenda could serve this function, as most other boards also have a Planning Board representative serving on them. ■ External Communication. Another important goal is to improve communication with the public by continued support of the public-access cable television channel. Many interested people are unable to attend lengthy and frequent meetings, but might be inclined to watch public proceedings on cable. Regu- City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐19 lar communication between the Planning Board and the School Board or their representatives will help provide the Planning Board with important information on plans for school capital facilities or problems with particular areas and/or development applications. 2 | D‐4 Future Land Use Map The Future Land Use Map is intended to provide a broad overview of how land should be used in the City – which lands should be developed for which uses, how densely or intensely these lands should be developed, and what areas should be left as open space. The map provides graphic guidance for implementing the text of this chapter. Many citizens and landowners in Lebanon, representing a broad cross-section of the City, partici- pated in the process of creating the map. The Future Land Use Map divides the City into 12 different land use categories: ■ Rural Density. Rural areas with low-density residential uses. This classification contains much of the sensitive land in the City, such as hydric soils, steep slopes, and ridgelines. ■ Residential Low Density. Semi-rural residential areas similar to Blueberry Hill or Foliage View neigh- borhoods. ■ Residential Medium Density. Town or village residential areas, with a density similar to areas such as Green Street in Lebanon or Maple Street in West Lebanon. ■ Residential High Density. Areas of the City with appropriate infrastructure to support infill, redevelop- ment, or new development at higher densities similar to Nature Walk. ■ General Commercial. Prime commercial areas, roughly analogous to the General Commercial classif - cation in the current zoning ordinance. ■ Central Business District. The downtown business districts in Lebanon and West Lebanon. ■ Industrial. Areas for heavy industry. ■ Conservation Land. Major publicly-owned parcels that have been conserved by easement, purchase, and other voluntary methods. ■ Public Institutions. Publicly-owned properties such as schools, the airport, or other City facilities. ■ Medical Offi ce. Areas including the Dartmouth-Hitchcock Medical Center and Alice Peck Day Memo- rial Hospital, allowing for medically-related services appropriate for the surrounding land uses. ■ Mixed Use. Areas for compatible nonresidential and residential facilities or developments. This includes developments of various sizes and uses depending on the surrounding neighborhood characteristics. City of Lebanon Master Plan Adopted March 26, 2012 2‐20 | land use CITY of LEBANON, NH MASTER PLAN 120 2030 FUTURE § ¦ ¨91 10 LAND USE Rural Residential - Low ¤ 4 Residential - Med Residential - High 4A General Commercial Mixed Use ¨ § ¦89 Industrial Medical Office Central Business District Public Institution Conservation Land ¦ § ¨ 89 Data Sources: Land Use - Lebanon Planning 120 0.5 0.25 0 0.5 Miles This map is for representational purposes only. It is intended to characterize the visions for future land use expressed in the Master Plan and is not a regulatory document. Map created by LebGIS, March. 2012 Map printed on 03/26/12 2 |E Outcomes & Strategies OUTCOME 1 Acknowledge role as regional center while preserving small‐town character and quality of life. STRATEGIES ACTIONS Promote balanced land use that preserves the City’s outlying rural character and directs development Develop a comprehensive urban design plan for Route 12A, Miracle Mile & Mechanic Street. toward its urban and densely settled residential cores. Establish landscaping standards and a plan for aesthetically‐pleasing gateways and corridors at I‐89, Preserve and enhance Lebanon’s appeal, quality of life and rural character by encouraging planned Route 10, Route 120, Route 4, and Route 12A. development that includes conservation, open space, and green areas. Re‐evaluate landscaping standards and establish criteria for building orientations and the location of Balance development of new housing that will support a diverse population within the limits of current parking lots to promote development that is aesthetically pleasing. City services, neighborhood character, infrastructure and tax structure. Close Elm Street West to through traffic in West Lebanon. 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‐ Evaluate options for a truck route to bypass West Lebanon including via Glen Road if relocated. family homes takes into consideration the character of existing neighborhoods. Establish a buffer to protect existing residential and commercial properties from industrial rail uses. Protect residential areas from undue negative impacts including visual and sound buffering, traffic, light pollution and air quality. 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. Support efforts to enhance the character of existing centers and improve public health by upgrading and increasing recreational facilities such as parks, green spaces, and walk‐bikeways. Require lighting near the airport to be designed to minimize adverse impacts on nearby properties. Support sustainable growth of light industries that improve worker pay levels and long‐term job Re‐evaluate plans for Phase II & III of the Airport Business Park before making zoning changes. stability. Delineate specific scenic corridors to be protected by overlay districts that would include standards Collaborate with employers, organizations and communities in the region on workforce housing intended to maintain scenic beauty, and specifically consider the Route 10 corridor for such protection. initiatives as needed to sustain economic growth. Update the 1999 Evaluation of Available Commercial/ Industrial Parcels for compatibility with natural Support the position of the NHDOT that no further curb cuts should be granted on Route 120 north of constraints and make appropriate zoning changes, as warranted. Exit 18. Enforce more consistently & strictly the City’s current lighting requirements to encourage compatible, Encourage the state to reduce the expanse of impervious pavement and landscape the entry corridor attractive development, conserve energy, & diminish the potential impact of sky‐glow & glare. from Exit 18 to Hanover Street. Approve budgetary allocations for planning resources, consistent with the level of development activity Encourage the railroad to consider the needs of residents and business owners in the vicinity of the in the City, as recommended by the Planning Division and Planning Board. Westboro rail yard, as well as the widely recognized benefits of using railroad rights‐of‐way as bicycle‐ pedestrian trails. Perform a photographic fly over every 5 years, and make the aerial photos accessible to the public. Keep a critical eye on the area around the Westboro Rail Yard as railroad operations evolve. 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. Ensure that future development in the vicinity of the airport is consistent with planned roadway upgrades. 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. Address traffic congestion and protection of residential areas before making zoning changes in the vicinity of the airport. 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. City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐23 OUTCOME 2 Promote smart growth by guiding new development to those areas of the City already served by public infrastructure. STRATEGIES ACTIONS Encourage new housing to be located close to urban centers and infrastructure and to positively Develop an urban services boundary for water and sewer. contribute to existing neighborhoods. Undertake a new cost‐of‐community‐services study to demonstrate the relative value of open space in Encourage development close to existing urban centers to minimize road construction and maintenance saving expenditures on municipal services. requirements, and to promote pedestrian traffic and transit use. Conduct an in‐depth study of emergency services (police, fire, ambulance) to determine the effect of Invest in upgraded infrastructure, improved parking and transportation access in the central business the type, rate and location of development on various departments’ abilities to respond to emergencies districts to enhance their ability to attract and retain businesses and residents. 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. OUTCOME 3 Define the City’s core developed areas and focus growth in those areas through revitalization, redevelopment and infill. STRATEGIES ACTIONS Allow for appropriate infill and increased density within existing neighborhoods while preserving Identify neighborhoods that have the characteristics suitable as redevelopment areas or pods and assess neighborhood character. whether zoning changes are needed to allow for infill or redevelopment. Protect the established residential neighborhoods around the central business districts neighborhoods Develop standards to require new construction and redevelopment along Route 12A to be built close to from out‐of‐character, incompatible or unattractive infill. the highway right‐of‐way, to facilitate infill development, give the area the appearance of a downtown Work with the School District to identify suitable sites and undertake capital planning to facilitate area and reduce the visual impact of parking lots. land banking and construction of future school facilities with the goal of locating schools within core Evaluate the need to adjust commercial zoning district boundaries to better reflect existing land uses developed areas. and natural constraints, and to encourage infill or redevelopment of existing developed sites before Maintain City Hall as the primary location for City government and seek opportunities to find other developing on new sites. locations in downtown Lebanon to accommodate future need for additional municipal office and storage Develop new and expanded mixed‐use districts that encourage the co‐location of compatible residential, space. professional, and commercial uses. Support continued mixed‐use development within the central business districts that combines Explore incentives for businesses to locate or redevelop in the central business districts. commercial ground‐level storefronts with upper‐story offices and residential units. 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 2‐24 | land use OUTCOME 3 Define the City’s core developed areas and focus growth in those areas through revitalization, redevelopment and infill. 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. OUTCOME 4 Recognize the value of the working lands and open space remaining in the City’s outlying rural areas and seek to conserve the City’s natural resources for future generations. STRATEGIES ACTIONS Support development of an interconnected network of green space throughout the City. 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 Support efforts to protect and restore the Mascoma River to its natural state, and to promote the river as easements on their land, and includes recommendations on the use of City‐owned parcels. a scenic and recreation asset. Develop and adopt a water resources management plan and coordinate planning efforts with other Protect Stoney Brook, and the Mascoma River and its tributaries, which feed into or are a source of the towns that share the Mascoma and Connecticut River watersheds. City’spublic drinking watersupply. Adopt an aquifer overlay district. Protect the City’s aquifers, which may serve as a future source of public drinking water. Adopt a variable wetland buffer based on wetland functions and values and designate prime wetlands Recognize that the need to find additional drinking water source(s) and protect the existing supply is of for special protection. highest priority for the City. Adopt a local shoreland protection ordinance. Support the recommendations of the Connecticut River Corridor Management Plan. Develop standards restricting site disturbance during construction. Support the preservation of the Carter Golf Course as an open space and recreation resource for the City. Designate prime wetlands for special protection from encroachment by development as recommended Encourage protection of outlying, undeveloped lands through means that respect owners’ property by the Lebanon NRI report. rights, such as conservation design, purchase of development rights, conservation easements, transfer of Adopt relevant new ordinances and revise existing ordinances to reflect protection of selected resources development rights, and private agreements to conserve land. identified in the Lebanon NRI report. Conserve areas of high value for agriculture and forestry, areas that are important to maintain the quality of the public drinking water supply, areas that are culturally important, and areas that provide important Integrate the Lebanon Natural Resource Inventory into the review of all development proposals. wildlife habitat, or are scenic. 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. City of Lebanon Master Plan Adopted March 26, 2012 land use | 2‐25 OUTCOME 4 Recognize the value of the working lands and open space remaining in the City’s outlying rural areas and seek to conserve the City’s natural resources for future 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 2‐26 | land use 3| Lebanon Central Business District 3 |A Vision & Purpose Downtown Lebanon shall continue to be a vibrant part of the community - a crossroads where residents and key points | vision & purpose visitors work, meet, shop, learn, participate in local governance, and share in a good quality of life and a firm – Enhance downtown’s role as a vibrant community center sense of community and belonging. The City of Lebanon seeks to promote and enhance downtown Lebanon – Preserve downtown’s historic, small‐town character as a vital business, social and recreational center of the community while preserving its historic “small-town” atmosphere. 3|B Issues & Priorities 3 | B‐1 Downtown Revitalization key points | issues & priorities The Lebanon Central Business District has numerous positive attributes that def ne this area as one of Leba- – Continue revitalization of the Lebanon Central Business non’s greatest assets. However, the area remains in a process of transformation with a number of opportunities District for improvement remaining. A coordinated planning effort involving the various stakeholders, articulating the scale, scope, and timing of proposed improvements should be a priority for the City. 3|C Existing Conditions & Trends 3 | C‐1 General Description Downtown Lebanon is located near the geographic center of the City approached by Route 120, Route 4 and I-89. The Lebanon Central Business District (CBD) is characterized by a great variety of mixed land uses in a dense area at a core node of the City. The CBD is an official zoning district covering approximately 105 acres that roughly correspond to what is generally perceived as the core of “downtown Lebanon.” Since the mid-1980s, there has been substantial new construction and renovation in downtown Lebanon repre- senting millions of dollars in private investment. Significant renovations have included: ■ Whipple and Pulsifer Blocks and Lebanon College in the former Woolworth Building on the Mall. ■ 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 with a nearby grocery store. lebanon central business district and surrounding neighborhoods City of Lebanon Master Plan Adopted March 26, 2012 lebanon central business district | 3‐1 Downtown Lebanon has become a desirable location for many professional Offices, including a large majority of the City’s law firms and many accounting, medical, insurance, real estate, financial services and marketing Offices. Numerous residences have been converted or renovated into Offices such as 8 South Park Street and the Carriage House, and a number of other residences along School and Bank Street. The loss of housing in the CBD resulting from these conversions has been offset by new residential development such as the 20-unit Spencer Square and the 160-unit Emerson Gardens Apartments. Retailing in downtown Lebanon is scattered around the Mall and in individual sites on the main arteries in and out of downtown. Virtually all of the retail and service businesses are locally-owned and operated or part of a small regional group. Some retailers have experienced a high rate of turnover. The eating establishments in the Mall continue to thrive and serve as anchors for the CBD. The Mall is evolving into a place of service and cultural activities, including Lebanon College, music and dance studios, the DHMC Women’s Center, and a Center for Healing Arts. Numerous social service agencies are lo- cated within the CBD. City government services continue to draw activity into the district. These services and cultural amenities are accessible to local residents without the need for an automobile. Proximity and concen- tration of services to surrounding residential neighborhoods and public transit allows more tasks and activities to be accomplished with significantly less vehicular use. 3 | C‐2 Surrounding Residential Neighborhoods A significant percentage of the City’s residents live within walking distance of the downtown in one of the large residential neighborhoods that surround the Lebanon CBD including: Spencer Street area, the Young Street area, the Green Street area, and the Church Street area. The proximity of residential neighborhoods to the CBD supports downtown vitality and increases residents’ quality of life. Neighborhood residents benefit from their proximity to the services and amenities within the CBD including the Carter Community CCBA, Senior Center, High School, Junior High School, elementary schools, and the pedestrian-oriented Colburn Park and Mall. Neighborhood residents create a customer base that many downtown businesses, particularly the small, local businesses, rely upon to remain prof table. 3 | C‐3 Downtown Design Downtown Lebanon has many strengths and features that make it an attractive community center including the Colburn Park Historic District, the greatest concentration of pedestrian activity within the City, and the cultural and public service entities. However, there are aspects to the design of downtown Lebanon that discourage and inhibit its vitality. There are no traffic lights within the CBD except for emergency vehicular and pedestrian use at the f re station. The circular f ow around Colburn Park can be confusing, and there is a need to improve the design for safe vehicular, bicycle and pedestrian f ow. City of Lebanon Master Plan Adopted March 26, 2012 3‐2 | lebanon central business district 3 | C‐4 Cultural, Recreational & Natural Resources Existing cultural and recreational activities within the CBD contribute greatly to the vitality of the community. They generate activity in the downtown, complement commercial and business activities, and bring people together socially in the heart of the community. These activities are beneficial in providing social outlets and community meeting places, a sense of community and civic participation, intellectual and artistic stimulation, and economic support to the City. Cultural, historic and recreational (also see Chapters 10 and 11 of this plan) assets within or within walking distance of the CBD include: ■ The renovated 850-seat Lebanon Opera House, which offers a variety of musical performances spon- sored by various organizations. The Opera North Company, which stages performances in the Opera House, recently relocated to Lebanon from Hanover and is housed in the Citizens Bank building. ■ 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 largely invisible to both vehicular 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 enjoy leisure-time community ac- tivities near home, employees to exercise and relax before and after work, and all visitors to the downtown to experience an integrated sense of community. Lebanon has an opportunity to pro-actively guide and capitalize on our downtown’s many and varied cultural and recreational offerings. With some investment in marketing and promotion, support for its existing businesses and assets, and selective recruiting, the CBD could become even more vibrant as a visitors’ destination. 3|D Future Challenges & Opportunities 3 | D‐1 Downtown Revitalization There is little undeveloped land in the CBD, but the in-place infrastructure, available services, and familiarity among established clientele provide a cost-effective environment for economic development. The mixed-use City of Lebanon Master Plan Adopted March 26, 2012 lebanon central business district | 3‐3 sites, with substantial infrastructure already in place, will tend to cost the City less than similar new develop- key points | future challenges & opportunities ment located in outlying areas that would require new infrastructure and services. – Downtown revitalization efforts should focus on rehabilitating and fully occupying existing buildings, and increasing the Given that there is existing downtown building space available or under-utilized, it is not appropriate to rezone density of existing sites through infill development. additional land as CBD. However, due to the existing character of the businesses on South Park Street, it may be desirable to include that area in the CBD. Within the CBD, the focus should be on continued build-out, – Establishing a critical mass of activity, including businesses redevelopment and intensification rather than the development of new properties that would compete with that provide residents with basic goods and services, within existing ones. Making better use of existing retail space in Lebanon’s downtown areas was an issue repeatedly the CBD will assure downtown’s economic viability. emphasized at the 1999 “Lebanon: A Look Ahead” Master Plan Forum. – Improvements are needed to enhance the design and appearance of downtown gateways, streetscapes and the Any new development within the CBD should be compatible with existing mixed uses. In general, mixed use of Mall, including increasing awareness of and access to the structures should be encouraged, such as combining commercial storefronts with upper-story residential units. Mascoma River. Further, all planning for the CBD should keep in mind the importance of pedestrian linkages and the CBD’s role as a service center for residents in the surrounding neighborhoods. – Increasing the walkability and bike‐ability of downtown Lebanon is a priority for the City and will support efforts to reduce congestion within the CBD by encouraging alternatives 3 | D‐2 Economic Development to driving including public transit. The key goal of economic development within the CBD should be to establish a critical mass of activity while – Coordinated programming and marketing of the cultural reinforcing the mix of uses, improving public awareness of what downtown Lebanon has to offer both within amenities and natural resources available within or within the City and region, making downtown an attractive and convenient location to visit, and enhancing the com- walking distance of the CBD is needed to attract people petitive position of the CBD within the City and region. Critical mass results when a collection of retail and downtown. commercial establishments generate a level of customer traffic that attracts other businesses to locate in the area. – Downtown vitality will be enhanced by increasing the number of people living within the CBD, including in the upper floors Within the CBD, the relocation of Lebanon College to the Mall, in particular, has increased the number of of mixed‐use buildings. people coming downtown and is contributing to downtown vitality. Additionally, with the relocation of the Dance Studio, the renovation of the Lebanon Opera House and nearby AVA Gallery, the CBD has moved from a retail center to a social and cultural hub. While this transformation is welcomed, there are significant potential benefits if basic commercial (grocery, pharmacy, hardware) and community (post Office, City government, schools, day-care) services continue to be located within the CBD. Community-oriented services and shopping can meet the needs of the people who work and live in or near the downtown. Existing businesses might benefit from the creation of a downtown business association that is supported by both the City and the Chamber of Commerce. This sort of coalition could facilitate marketing and promotion, design, and other initiatives to develop a more coordinated downtown business atmosphere. 3 | D‐3 Architecture, Landscape & Urban Design By improving design and community facilities within the CBD and integrating natural features, such as the Mascoma River, which with increased visibility could become the focal point of the CBD, the City can help maintain and enhance the image of the CBD as a pleasant, convenient and attractive place for people to shop, do business, live, and engage in recreational and social pursuits. City of Lebanon Master Plan Adopted March 26, 2012 3‐4 | lebanon central business district Gateways. Opportunities exist to improve and enhance gateways to the CBD, and efforts should be taken to ensure that gateways are not further degraded by design changes or incompatible land uses. Gateways create a sense of arrival for those entering the CBD and a first impression of downtown that can be either welcoming or impersonal. There are four primary gateways into the CBD: ■ Hanover Street from Route 120. This gateway sends a confusing message to visitors and their first view of Lebanon is of gas stations. As travelers drive down Hanover Street, the hodgepodge of different land uses fails to provide a consistent identity or sense of arrival. A welcoming tone could be set through ap- propriate signage introducing downtown Lebanon, trees and landscaping, and by providing visual access to the Mascoma River. ■ Mechanic Street, Bank Street and School Street. These three entrances to the CBD reinforce the posi- tive image of the Colburn Park area. The streets are lined with historic structures; there is appropriate signage; and the land uses are integrated. Streetscape Elements. There are many visual improvements that could be made to the core CBD as well that would improve the already pleasant atmosphere. The City of Lebanon was once known as the “City of Fountains”. The effort should continue to restore foun- tains as a characteristic of the City at the CBD’s gateways. There are currently fountains located at Campbell Street and North Park Street, in Colburn Park, and on the Mall. Infrastructure is in place for a fountain at the intersection of South Park and School Street. Development of a master landscaping plan for public areas within and around the CBD was originally pro- posed in the 1993 Master Plan, but has not yet been undertaken. This plan would identify opportunities for street trees, shrubs, perennial beds, or public gardens. This plan could be developed in cooperation with the Lebanon Garden Club and downtown merchants, to whom the City owes great gratitude for their hard work. A regular program of street tree planting and maintenance would be one component of such a plan, and the City could make use of its membership in the Tree City USA program for assistance in setting up a tree planting and maintenance program. Streetlights within the CBD should be replaced with fixtures that have a more historical character, which would add more definition to the downtown. In addition, the lights should meet or exceed the standards in the Site Plan Review regulations and current energy efficiency standards. Similarly, it would add definition to the district to have brown street signs in the CBD. Throughout the CBD, buildings should be kept close to the street to maintain the “downtown” appearance, with entrances and uses at the street level that invite pedestrian activity. Improved and attractive streetscape ameni- ties, such as movable planters, seating, and adequate trash cans also promote a friendly pedestrian environment. the mall The Mall. The original urban renewal design made an ambiguous statement as to the commercial and retail na- ture of the Mall area by routing traffic past the backs of buildings. The Mall itself has design flaws that created “chopped up” and unusable public spaces. The design flaws were partially corrected by renovations at the west end of the Mall and additional improvements made in the late-1990s. City of Lebanon Master Plan Adopted March 26, 2012 lebanon central business district | 3‐5 More work could be done to upgrade the appearance of the area directly behind the buildings on the south side of the Mall facing Hanover Street. This sort of project could be funded through a Tax Increment Financing (TIF) district, which is a mechanism for allocating the additional tax revenues (generated as property values within a defined area increase due to new construction or rehabilitation) to public improvements within the district. Mascoma River. The Mascoma River is perhaps the most unique and under-utilized resource in downtown Lebanon. Although the river runs directly through the heart of downtown, the buildings and public spaces do not establish functional or visual linkages to it. The 1985 Lebanon Downtown Improvement Plan recommended the creation of a pedestrian recreational park along the Mascoma River through the CBD. The report noted the following: “In its current condition, the River provides an opportunity to lend greater visual and functional continuity to the downtown by establishing a continuous greenbelt and physical linkage between segmented sections of the CBD.” This recommendation has only recently begun to be implemented. In 2005, the Carter Community Building Association (CCBA) commenced construction of a “river walk” along a portion of the Mascoma River. The City may want to investigate the feasibility of constructing a “river walk” through the CBD or it may want to consider other alternatives, such as increased pedestrian amenities, for example benches near the river, or improved visual access. A “river walk” in the CBD area could also connect with the Northern Rail Trail, which currently originates near the CCBA and extends east to the Enfield Town line and beyond, as well as the Mascoma River Greenway extending towards West Lebanon. 3 | D‐4 Transportation System To reduce traffic congestion, enhance the community feel of the CBD, and increase safety, the City should en- courage a diversity of modes of transportation by improving conditions for bicyclists and pedestrians, improv- ing the f ow of traffic, and creating incentives for people to use mass transit and other travel modes. Pedestrian and Bicycle Circulation. Pedestrian and bicycle circulation can be improved by creating a network of pathways in and around the CBD, as well as connections to the surrounding residential neighborhoods. Im- provement of bikeways as recreational and commuter corridors was an issue raised repeatedly by members of the public during the City’s previous, and the most recent, master planning processes, including during the 1999 and 2009 Master Plan public forums. Improved pedestrian and bicycle circulation is one of the core concepts listed on the first page of this plan and should be one of the City’s highest priorities. Developing a citywide system of pedestrian paths, bikeways and bike lanes will encourage residents and em- ployees living and working in or near the CBD to walk or bike more frequently, lessening the extent and impact of vehicular traffic and, as discussed elsewhere in this plan, creating recreational opportunities. It will also make walking into and around downtown safer and more pleasant for everyone, including people with disabili- ties, seniors and children. People should be able to move safely and conveniently throughout the City without the need for a car. Streets should be easy to cross, with signs and visible, well-placed crosswalks. Recreational facilities and pedestrian and bike paths should also be created and enhanced in the Lebanon CBD. Upgrading and increasing recreational facilities, such as “pocket parks” and walking/bike paths will enhance the character of the CBD. Land should be banked for this use now, and should be coordinated with the most City of Lebanon Master Plan Adopted March 26, 2012 3‐6 | lebanon central business district recent recreation and pedestrian/bicycle plan, as amended by the Planning Board. Appropriate and attractive equipment and amenities, such as well-placed bicycle racks, would encourage greater bicycle use. Linkages between various recreational areas in the CBD would encourage pedestrian and bicycle activity. There have been discussions about connecting Hanover Street to the CCBA property with a bicycle/pedestrian bridge over the Mascoma River. Easements and rights-of-way could be acquired linking the CBD to Storrs Hill and other recreational areas. Access to the Mascoma River could be improved through the development of a phased plan for a “river walk” along the Mascoma River as described above. Better linkages could also be cre- ated between existing trails and paths, such as extending the Rail Trail to West Lebanon. Park Street. The circulation pattern in and around Colburn Park and the Lebanon Village Marketplace com- plex could be improved for pedestrians and bicyclists in general, and for people with disabilities, seniors and children in particular. The Park Street loop around Colburn Park is wide with poorly defined lanes, resulting in meandering vehicle paths that create confusion and hazardous conditions for pedestrians and drivers alike. To create a more pedestrian friendly environment, the following improvements to the Park Street loop are examples of what may be needed: ■ Reducing the width of the traffic circle. ■ Clearly marking travel lanes. ■ “Squaring-off” the corners to create more of a 90-degree turn that would require traffic to slow. ■ Providing additional on-street parking. ■ Increasing the visibility of crosswalks through a change in surface treatment (ex. stamped concrete, brick pavers, painting the crosswalk a solid color, etc.). The visibility of these materials tends to slow down vehicles and highlight the pedestrian experience. ■ Extending the curbs out at the crosswalks. Curb extensions around the crosswalks leading from the park to the Mall and to City Hall would better alert drivers to the presence of pedestrians and reduce the dis- tance pedestrians have to travel to cross the road. In addition, other traffic calming measures could be implemented around Colburn Park. For instance, planting shade trees could buffer homes and businesses from the street and slow traffic. Sidewalks could be widened and bicycle lanes added where safe and appropriate. Crosswalks around Colburn Park and leading to both the Mall and the Lebanon Village Marketplace complex should be the first priorities for such treatment to enhance pedestrian safety. Pedestrian access should also be provided down Mechanic Street to improve linkages between that area’s residential neighborhoods and the CBD. Public Transit. Use of public transit should be encouraged to decrease traffic congestion and parking demand in the CBD. Developing and improving amenities for public transit users, such as shelters, benches, and access to public rest rooms, could encourage increased usage. The City should build an appropriate off-road bus stop near Colburn Park, which is a major transfer point for the Advanced Transit system. The bus stop and related amenities could be incorporated into plans for other streetscape and roadway improvement projects. City of Lebanon Master Plan Adopted March 26, 2012 lebanon central business district | 3‐7 The City should work with transit providers and developers to develop and maintain public transit facilities and amenities throughout Lebanon. There is also an opportunity to partner with area transit providers and the Upper Valley Transportation Management Association (UVTMA) to raise public awareness of public transit options. Parking. Parking availability has been an ongoing issue in the CBD. A project to reorganize and add to the parking area behind City Hall has added roughly 200 more parking spaces. People are more likely to park behind stores if they can actually see their destination and there is a clear and visually pleasing pathway that leads them there. The overall design of the CBD could be improved to develop a greater visual linkage between businesses and parking areas. Parking in the Lebanon CBD should continue to be monitored on an annual basis, with attention to the peak hours of usage, to ensure continued availability. This parking area is also used for commuters who take the bus from Court Street to their place of work or other destinations. This condition would be improved by creating a bus stop in a less congested location. To regulate the parking for short-term business and shopping visits the City should consider having a parking attendant. 3 | D‐5 Historic and Cultural Resources Highlighting the City’s cultural, historic and recreational offerings through a central information kiosk, web- site and/or printed brochure (all of which would need to be maintained and kept up-to-date) is one initiative that would help support existing organizations and encourage additional businesses to locate here. Public art, such as a mural on a downtown building wall, a sculpture in the park, and new fountains, adds character to the CBD. This is important since Lebanon was once known as the “City of Fountains.” Events in Colburn Park contribute to a sense of community and bring people to the CBD. The City should continue to work with area merchants and organizations to develop and sponsor events and activities in Colburn Park as well as on the Mall throughout the year. 3 | D‐6 Housing The Lebanon CBD has a mix of commercial, institutional, and civic and public uses, but a major land use within Lebanon’s Central Business District is housing. Having a concentration of housing in and around the CBD (infill and mixed use) contributes to the pedestrian scale of the community and the historic “small-town” feeling. Some people are not as mobile as the general population. They may not have cars or be able to drive and thus may be dependent upon public transportation. Living within easy walking distance of the CBD core may greatly enhance their quality of life by allowing access to services, shopping, dining, recreational, and social opportunities. However, the physical area of the CBD and development opportunities within it are limited, so any new housing development within the CBD should be directed to the population groups who most need to be within easy walking distance of the City’s core. The location of additional workforce and other housing opportunities in proximity to the professional, cultural, and service oriented uses that currently exist within the CBD, will foster the vibrancy of the downtown and a healthy local economy. Housing of this type can be developed in the upper floors of retail and professional buildings as well as in apartments accessory to primary single-family dwellings. City of Lebanon Master Plan Adopted March 26, 2012 3‐8 | lebanon central business district 3 |E Outcomes & Strategies OUTCOME 1 Continue revitalization of the Lebanon Central Business District. STRATEGIES ACTIONS Support economic development in the CBD. Determine telecommunications technology demand and consider investing in upgrades to support high‐ tech firms that may want to relocate to the CBD. Support the creation of a downtown business association that facilitates business marketing, promotional and other coordinated efforts. Expand the CBD to include properties along South Park Street. Encourage the business community’s efforts to recruit appropriate businesses, such as a pharmacy, book Explore relocating the CBD Advance Transit transfer point. store, or computer store, that will serve the needs of those who work or live in or near the CBD such as Lebanon College students, professionals, etc. Create visually appealing gateways into the downtown areas at Bank Street, Hanover Street, School Street, and Mechanic Street with paintings, lighting, and signs. Support the Lebanon CBD supporting the infill, redevelopment, and expansion of uses in this district and by keeping government services downtown so that they remain accessible to residents and draw people Develop a landscaping plan for public areas within and around the CBD, identifying opportunities for downtown. native and specimen street trees, shrubs, and perennial beds, with the help of the Lebanon Garden Club. (Refer to 1998 Saucier and Flynn landscaping plan for the CBD.) Encourage mixed use, increased densities, and infill development to maintain vitality and maximize use of space as well as promoting increased density of under‐utilized or defunct properties with mixed uses. Engage in a regular program of street tree planting and maintenance in accordance with a landscaping master plan. Enhance the vitality of the Lebanon CBD with high quality community facilities, architecture, landscape, and urban design. Continue with membership in the Tree City USA program for assistance in setting up a tree planting and maintenance program. Support regulations that help to maintain the historic look and feel of the downtown, which may include architectural design standards and a design review board for buildings in the historic district. Provide improved and attractive streetscape amenities, such as movable planters, seating, adequate trash cans, and bicycle racks throughout the CBD. Encourage the development of maps that show locations of businesses and services and recreational, historical, and cultural points of interest. Upgrade appearance of the area directly behind buildings on the south side of the Mall facing Hanover Street, and consider use of an alternative financing mechanism such as a Tax Increment Financing (TIF) Support the development and distribution by the Chamber of Commerce of a unified calendar of events district or tax incentives. or a centrally placed, well maintained kiosk, publicizing recreational, cultural, civic, and historical events and programs in downtown Lebanon. Improve the design of the municipal parking area to develop a greater visual linkage between parking and downtown businesses. Encourage permanent and temporary placement of outdoor sculpture and art on public land and in indoor spaces. Share information and coordinate possible programming with AVA, the Art Department of Continue to monitor the parking situation on an annual basis, with attention to the peak hours of usage, the School District and other interested parties. to ensure continued availability and consider rehiring a parking attendant. Support the establishment of walking tours of the City’shistoric district guided by the Heritage Improve Mechanic Street with sidewalks and bike paths. Commission. Replace street lighting with a more historic or traditional style light fixture. Encourage a diversity of transportation uses within the CBD by improving roadway design, increasing incentives for mass transit use, and providing pedestrian and bicycle linkages. Replace typical street signs with historic brown street signs. Develop, over time, a citywide system of pedestrian paths, bikeways, and bike lanes, which connect Continue to work with area merchants, the Recreation Department, the Opera House and CCBA to neighborhoods, recreational areas, and the CBD. develop, sponsor and promote activities such as street dances, a folk music series, arts & crafts fairs, and Encourage private property owners along ideal and alternative routes to consider voluntary sale or the farmers’ market in Colburn Park and on the Mall. donations of easements or rights‐of‐way or a right of first offer for when the land next comes up for sale. Clearly demarcate the travel lanes around Colburn Park to distinguish them for drivers, and consider Encourage pedestrian access along Mechanic Street in the NH DOT 10‐year plan and CIP to improve speed tables or colored asphalt before crosswalks and institute other traffic calming measures there to linkages between that area’s residential neighborhoods and the CBD. slow down traffic and increase pedestrian safety and comfort. City of Lebanon Master Plan Adopted March 26, 2012 lebanon central business district | 3‐9 OUTCOME 1 Continue revitalization of the Lebanon Central Business District. STRATEGIES ACTIONS Look for opportunities to increase and upgrade recreational areas and facilities within the CBD, such as Improve visibility of crosswalk areas around Colburn Park through an alternative surface treatment “pocket parks” and walking and biking paths. (stamped concrete, pavers, brick, solid painted area, etc.), developing curb extensions, or similar Improve access to Mascoma River frontage, through development of a phased plan for a “river walk” measures along the Mascoma River as recommended in the 1993 Master Plan and 1985 Lebanon Downtown Work cooperatively with transit providers and developers to develop and improve amenities for transit Improvement Plan. users, such as shelters, benches, and access to public rest rooms at the CBD transfer point, when planning Create and improve bikeway linkages, such as extending the Northern Rail Trail/Mascoma River public facilities and roadway modifications. Greenway to West Lebanon. Identify a pedestrian route from the CBD to Storrs Hill, utilizing existing sidewalks. Identify bicycle routes off main streets in an effort to make transportation more accessible for riders, for example, a bike route from the Lebanon Mall Entrance through the major parking lot to Spencer Street Develop a plan for bikeways/pedestrian paths connecting neighborhoods to CBD core. to Elm Street. Develop a plan for highlighting and making better use of the Mascoma River as a focal point for the CBD. Ensure that there is a diversity of housing in and around the Lebanon CBD. Provide higher density housing while protecting the historical character and scale of the CBD. Encourage and work with the Lebanon Housing Authority and other organizations working on housing issues to concentrate new housing for all ages, income categories, and physical abilities within or close to the CBD. Provide good sidewalks and separate bike/pedestrian paths to encourage safe use of these alternatives to driving from nearby neighborhoods to the CBD. Explore incentives for creating housing opportunities on upper level floors of CBD businesses, such as those in the Mall. Encourage accessory apartments and multiple‐family dwellings in areas around the CBD. Focus on the Mascoma River and highlight it through urban design. Take into consideration the visual incorporation of the river when the bridge on Hanover Street is redesigned. City of Lebanon Master Plan Adopted March 26, 2012 3‐10 | lebanon central business district 4| West Lebanon Central Business District 4 |A Vision & Purpose Downtown West Lebanon shall be a vibrant village - a crossroads where residents and visitors work, meet, key points | vision & purpose shop, and share in a good quality of life and a firm sense of community and belonging. The City of Lebanon – Enhance downtown West Lebanon’s role as a vibrant village seeks to promote and enhance downtown West Lebanon as a historic center offering a “small-town” atmo- – Preserve West Lebanon’s historic and small‐town character sphere, serving the commercial, service and recreational needs of residents in surrounding neighborhoods, and providing opportunities for professional and similar businesses seeking the benefits of a downtown location. 4|B Issues & Priorities key points | issues & priorities 4 | B‐1 Downtown Revitalization – Promote revitalization of the West Lebanon CBD to improve The area that is now the West Lebanon Central Business District developed as a linear village along the Con- the viability of its businesses and vitality of surrounding necticut River with what is now Route 4 as its main street. The village’s historic fabric has experienced consid- community erable fraying during the past half century, but its role as a center for surrounding neighborhoods and key gate- way location remain strong incentives for revitalization. There are ample opportunities to redevelop single-use sites within the district with higher-density, mixed-use projects. Such development, along with traffic calming, access management, streetscape and pedestrian improvements, and related amenities, would enhance the vitality and economic viability of the district. An active and coordinated group of stakeholders is needed to assist the City with planning and implementing revitalization efforts. 4|C Existing Conditions & Trends 4 | C‐1 General Description Currently, the West Lebanon Central Business District covers approximately 50 acres along Main Street from Seminary Hill to just north of Bridge Street, and from the Connecticut River east to an approximate boundary midway between Main Street and Maple Street. The pattern of commercial development within this area is primarily linear, occurring along both sides of Main Street. Within this area, there is a fair amount of diversity as to the businesses and related services for local residents, some of which are expanding. However, some central lots continue to be vacant or under-utilized despite the CBD’s in-place infrastructure, available services, and familiarity among local and neighboring clientele, which provide a cost-effective environment for businesses to locate and grow. The City re-zoned the 38-acre area to the north of the existing CBD, located between the Connecticut River and North Main Street, in 2010 and the Planning Board subsequently approved a mixed-use project in that area to include life sciences Office and research space, service retail stores, single-family homes and rental housing. west lebanon CDB and surrounding neighborhoods City of Lebanon Master Plan Adopted March 26, 2012 west lebanon central business district | 4‐1 key points | existing conditions & trends 4 | C‐2 Surrounding Residential Neighborhoods – West Lebanon CBD developed as a linear village, and has The residential areas adjacent to the West Lebanon CBD consist primarily of single-family homes, with a mix potential for redevelopment and infill at higher densities of two-family and multi-family buildings. Seminary Hill, Maple Street, North Main Street, Crafts Avenue, and South Main Street are all within walking distance of the downtown area. The Maple Street and Crafts Avenue – Historic,primarily single‐family, residential neighborhoods residential areas have been considered for Historic District designation, which would preserve the area’s his- extend outward from the CBD. toric characteristics and design elements. A historic resources inventory of a part of the West Lebanon Village – The new Kilton library is a center for community activities area was completed in 1997 and should serve as a basis for ongoing historic preservation in the area. and there are a number of recreation areas within walking distance of the CBD. 4 | C‐3 Cultural and Recreation Resources – West Lebanon’s main street is a heavily traveled state highway The new Kilton Library located on Main Street has the opportunity to serve as a community center, helping to and the CBD experiences traffic congestion at peak travel promote the revitalization of the West Lebanon. times. Recreation areas near downtown West Lebanon include Civic Memorial Field behind Seminary Hill School, walking trails behind “The Falls” development on Route 10, and the Little League Park at Smith Field on Maple Street. Playgrounds at Mt. Lebanon and Seminary Hill schools also serve as recreation areas. 4 | C‐4 Traffic The traffic on Main Street, averaging 15,000 vehicles per day, is likely to be detrimental to some downtown businesses as the congestion can discourage and inhibit customers, but may be beneficial to others, as it relates to the number of travelers exposed to this area. The peak commuting times and Saturdays are most problematic. Congestion is particularly a problem at the intersections of Seminary Hill Road/Route 12A/Maple Street and Main Street/Bridge Street/Dana Street. This congestion increases the conflict between vehicles parking in the West Lebanon CBD and those traveling through to Route 12A or Route 4 towards Lebanon. Extensive curb cuts along the roadway add to the problem. 4|D Future Challenges & Opportunities 4 | D‐1 Downtown Revitalization The revitalization of the West Lebanon Central Business District can flourish if there is a concerted effort among City officials, business owners, and residents to address community needs, traffic and parking concerns, and the preservation of historic assets, economic vitality, and small-town character. Continued rehabilitation, reuse of older buildings, and plans for new construction will improve the area for business uses. Additionally, the reopening of the Claremont-Concord Rail Line for freight service may open new economic opportunities in this area. The focus should be on infill and redevelopment rather than developing new properties which would compete with existing commercially-zoned properties. Making better use of existing retail space in the City’s downtown kilton public library areas was an issue repeatedly emphasized at the January 2009 Master Plan Forum. A comprehensive inventory City of Lebanon Master Plan Adopted March 26, 2012 4‐2 | west lebanon central business district of both vacant and under-utilized downtown buildings and sites would be a good first step in an overall strategy to increase infill and redevelopment. key points | future challenges & opportunities – Downtown revitalization efforts should focus on Any new developments within the West Lebanon CBD should be compatible with existing uses and be attrac- redevelopment and infill at higher densities, and on tive and complementary to the community’s history. In general, mixed use should be encouraged, such as com- maintaining stable businesses that provide neighborhood bining commercial storefronts with upper-story residential units. This will help maintain and expand housing residents with basic goods and services. opportunities in the downtown. – The recently created West Lebanon Civic Association should The current mix of businesses in the district could provide a more consistent identity or unif ed vision for the work with the City, the Chamber of Commerce, local downtown. In order for the CBD to remain a viable downtown center, serving the needs of residents and at- businesses and other interested parties, is needed to develop tracting regular customers, a coordinated plan will be needed that assesses its economic viability and business a comprehensive plan for the West Lebanon CBD. market potential, preserves its historic features and appearance, and takes into account the many needs of local – Toretain the village identity and character of the West residents. Lebanon CBD, the current transition area between the West Lebanon CBD and the Route 12A Commercial District must be As there is a critical mass of residents of all ages who live within and just outside of the West Lebanon CBD, maintained. community-oriented services and shopping (such as civic services, grocery, restaurants, pharmacy, day care, or a farmers’ market) should be encouraged to stay in or move to the West Lebanon CBD to meet the needs of – Given the proximity of the West Lebanon CBD and White River the people who work and live in or near the downtown. School-aged children should specifically be included Junction to each other and to the river, both communities among those to be served by community facilities and commercial establishments. The proximity and concen- might benefit from coordinated planning and development tration of different services to surrounding residential neighborhoods and public transit allow more tasks and strategies. activities to be accomplished with significantly less vehicular traffic generated. Providing additional recreation, – There are opportunities to reestablish an attractive and park, or enhanced community center functions is essential to the vitality of this area, completing the symbiotic functional streetscape in the West Lebanon CBD, which could relationship between the existing businesses in the core, and the nearby residents. be an important economic development tool. The 1989 West Lebanon Downtown Study, prepared by the Upper Valley Lake Sunapee Council (now Regional – The Westboro Rail Yard property is perhaps the West Lebanon Planning Commission) for the West Lebanon Downtown Study Committee may provide a good foundation CBD’s single greatest obstacle and its greatest opportunity, for a plan for the West Lebanon CBD. The desired revitalization work cannot be done without a coordinated and its future redevelopment will have a major impact on the planning effort, involving businesses, the City, and residents, as well as the help of organizations and agencies. village. The New Hampshire Main Street Program, which is part of the National Trust for Historic Preservation, is one – West Lebanon CBD needs a variety of improvements to resource available to communities who are willing to make a commitment to downtown revitalization. its transportation infrastructure including: better traffic flow and circulation, increased access management, safe 4 | D‐2 Civic Oversight routes for pedestrian and bicyclists, additional parking, better public transit facilities to meet growing demand, and The West Lebanon Civic Association was recently created to work with the City, the Chamber of Commerce, accommodations for renewed rail service. local businesses and other interested parties to develop a comprehensive plan for the West Lebanon CBD that addresses market potential, design, traffic, parking, and a host of other issues, as described within this – The preservation and re‐use of historic structures within the chapter. The civic association could also develop a strategy for recruiting the types of businesses that would CBD could be an integral piece of a downtown revitalization complement the existing mix, build on the area’s assets, and provide the services residents want and need. plan, and would strengthen community pride and identity. – Areas adjacent to the West Lebanon CBD provide much needed 4 | D‐3 Relationship with the Route 12A Commercial District workforce housing, and encouraging additional workforce housing opportunities in this area would benefit the village. One key element to retaining the village identity and character of the West Lebanon CBD is to maintain the cur- rent transition area between the West Lebanon CBD and the Route 12A Commercial District. The current mix of residential and professional uses on South Main Street serve as an effective buffer and should be maintained City of Lebanon Master Plan Adopted March 26, 2012 west lebanon central business district | 4‐3 without introducing more commercial uses. Restricting commercial uses will also protect the potential aquifer site located in this area, which the City may need as a back-up water supply source (see 2001 Wright/Pierce Study). Maintaining a compact West Lebanon CBD with well-established boundaries, and a village scale and pattern of development, will help maintain its character and ensure a continued sense of community for West Lebanon residents and business owners. 4 | D‐4 Relationship with White River Junction The 1989 West Lebanon Downtown Study recommended that certain components of a downtown revitaliza- tion study might be more successful if they were addressed cooperatively between the White River Junction, Vermont and West Lebanon business districts. This observation remains true today, and perhaps even more rel- evant as White River Junction is planning for significant redevelopment of the under-utilized properties along Route 4 just across the river from the West Lebanon CBD. Given the proximity of both historic villages to each other and to the river, both communities might benefit from coordinated planning and development strategies, and be better positioned to successfully compete with other commercial areas. The 1989 study listed several examples of potential cooperation, including: ■ Route 4/Bridge Street improvements ■ Joint advertising and branding, such as “The River Towns” ■ Creating a Railroad Bridge walkway The 2007 study, Pedestrian / Bicycle Trail Linking Lebanon and Hartford via the Railroad Bridge over the Connecticut River, assessed the feasibility of a rails-with-trails connection between the two communities and concluded that a multi-use trail over the existing railroad bridge appeared feasible provided sufficient funding is available. 4 | D‐5 Architecture, Landscape & Urban Design Another component of a downtown revitalization plan addresses design improvements. There are opportunities to reestablish an attractive and functional streetscape in the West Lebanon CBD. Providing physical continuity along the street, signs and building facades in character with the village’s history, as well as appropriate land- scaping can all improve the downtown streetscape. Design should not be overlooked as an important economic development tool. The City of Lebanon Heritage Commission could assist both the City and private enterprise to plan and evaluate new development for design that is compatible with the character of the City. 4 | D‐6 Westboro Rail Yard The Westboro Rail Yard property is perhaps the West Lebanon CBD’s single greatest obstacle and its greatest opportunity. The property, by itself, constitutes about 40 percent of the land in the district, so its future redevel- opment will have a major impact on the village. In addition to its economic and transportation opportunities, the property contains river frontage, including an opportunity to complete a proposed Brownfield-to-Greenfield project on the north end of this property where the City of Lebanon has purchased three acres of property, for a community “green space” and river “car-top” boat launch. City of Lebanon Master Plan Adopted March 26, 2012 4‐4 | west lebanon central business district Many of the existing buildings in the Westboro Yard are deteriorating, unsightly, and potentially unsafe. Al- though they are a physical reminder of West Lebanon’s railroad heritage, residents and property owners have expressed the opinion that those buildings which cannot be restored for historic value should perhaps be con- demned and demolished to prevent potential hazards and to improve the overall appearance of the downtown area. The state leases the Westboro Yard to a private freight operator and the New Hampshire Department of Trans- portation has indicated its intention to maintain the rail uses on the property for the foreseeable future. How- ever, continued active rail use and limited public access to the property and adjoining riverfront conflict with some of the stated goals of the community. Many ideas for using the property have been expressed by the public, including commercial, residential, and/ or recreational development. The idea for a riverfront park in West Lebanon and the residents’ overall desire for more green space and parks have been discussed for many years. Also, there is still a potential to link with the riverfront and the railroad museum in White River Junction, Vermont for a bi-state park. All of these ideas should continue to be explored by the City Council’s Westboro Yard committee in cooperation with residents, business owners, the state, and the railroad operator. 4 | D‐7 Transportation Coordination Traffic Management. If the City decides to continue building out Route 12A, the traffic impacts to West Leba- non CBD will need to be addressed in a comprehensive manner. Any reactivation of uses of the Westboro Yard as described previously, could contribute to additional traffic. The railroad operator estimated that their plan to restore freight use would bring 3,600 trucks to the Westboro Yard per year, or about 10 per day. Opportunities to divert heavy truck traffic from Main Street should be evalu- ated to help minimize its negative impact on the roadways and the pedestrian experience. Even the creation of a riverfront park would generate increased traffic. A thorough study should be conducted on potential impacts to traffic of any future redevelopment of the Westboro Yard. The City and state are in the process of designing a new bridge to replace the current one over the rail tracks near the intersection of Routes 4 and 12A. This is a complex and important intersection, both logistically and aesthetically, especially if the new design is to include access into the southern end of the Westboro Rail Yard. The state is also designing a new bridge over the Connecticut River to White River Junction, Vermont to re- place the current bridge, which has been found to be structurally deficient. Care should be taken to ensure that these new bridges are an asset to the West Lebanon CBD, rather than just efficient arteries for through traffic. Traffic f ow must be accommodated and improved while drivers are encouraged to stop and do business, rather than just travel through the village to other commercial areas. Limiting new curb cuts and providing a centralized parking lot or parking garage downtown would limit the number of vehicles turning and entering main street, west lebanon in a number of locations along the street, and would likely decrease congestion. Synchronized traffic lights or solutions that do not require stoplights, such as a “roundabout” (a smaller and safer version of a rotary), might help relieve congestion. City of Lebanon Master Plan Adopted March 26, 2012 west lebanon central business district | 4‐5 Public Transit. Use of public transit should be encouraged since multiple bus routes in the Advance Transit network meet at the Kilton Library site. Also, in response to very strong ridership, Advance Transit has begun a second bus on the “Red Route”, which provides more frequent bus service between the Route 12A plazas and downtown West Lebanon. Developing and improving amenities for public transit use, such as shelters, benches, trash barrels and access to public rest rooms, often encourages increased usage. These amenities can be developed when planning public facilities and roadway modifications. All of these alternatives should be explored in greater depth, perhaps as part of an overall downtown revitalization plan. Pedestrians and Bicyclists. There are many fairly low-cost and measurable improvements that can be imple- mented to enhance both community character and business in the West Lebanon CBD. Still greatly needed in the West Lebanon CBD are pedestrian amenities, such as benches, sidewalks, landscaping, and bike paths for connection to adjacent neighborhoods. Pedestrian and bicycle circulation can be improved by creating a network of connecting pathways in and around the West Lebanon CBD, as well as connections to the surround- ing residential neighborhoods, schools, and recreational areas. This is an issue that was repeatedly raised by members of the public during the master planning process. Developing a citywide system of pedestrian paths, bikeways and bike lanes, as well as bike racks, will encourage residents and employees living and working in or near the West Lebanon CBD to walk or bike more frequently, lessening the extent and impact of vehicular traffic, creating recreational opportunities, and bringing in more pedestrian business to the downtown. west lebanon transit stop The extension of the Northern Rail Trail/Mascoma River Greenway from the Lebanon CBD to the West Leba- non CBD (and on to the 12A commercial area and to White River Junction) would be extremely beneficial to provide linkages for pedestrians and bicyclists. Improved pedestrian and bicycle access from Lebanon to West Lebanon and White River Junction is an issue often raised at public meetings. The Upper Valley Trails Alliance has created the Upper Valley Loop Trail, a continuous and safe bicycle route connecting Lebanon, Hanover, Norwich, and Hartford. The Westboro Rail Yard Bridge is one potential option for pedestrian and bicycle crossings to connect this trail. In addition, the new Route 4 bridge over the Con- necticut River being designed by the state is expected to have improved bike lanes and a sidewalk which will improve the Loop Trail concept. Curb extensions at crosswalk locations, raised and/or textured crosswalks, or segregated sidewalks with land- scape buffers are all potential measures to improve pedestrian safety and provide a more pleasant experience for the pedestrian. In addition, crossing guards should be considered for the crosswalks near the Kilton Library site as a significant afternoon destination for school-aged children. The sidewalk network should be well main- tained and interconnected, and provide benches, landscaping and shade trees, and attractive, non-obtrusive lighting. Although some of these measures can be implemented in the short-term, they should all be part of an overall revitalization plan, as described earlier in this chapter. 4 | D‐8 Historic Resources The Lebanon Historical Society also has a keen interest in the preservation of the Roundhouse, Sand House, and Bunk House in Westboro Rail Yard, if possible. The preservation of these structures would provide op- portunities for heritage tourism. Additionally, the Heritage Commission will evaluate the possibility of creating a new historic district in West Lebanon’s Maple Street/Crafts Avenue residential area, which would recognize City of Lebanon Master Plan Adopted March 26, 2012 4‐6 | west lebanon central business district and preserve the historic nature of these neighborhoods. The preservation and usage of all of these historic features could be an integral piece of a downtown revitalization plan, and support existing community pride and identity. 4 | D‐9 Housing Areas adjacent to the West Lebanon CBD provide much needed workforce housing. Residents of these areas contribute significantly to the financial well-being of businesses within the West Lebanon CBD, provide a continuing employee base for area businesses, and create a diverse and lively community. Appropriate housing that should be encouraged in or adjacent to the West Lebanon CBD including multi-family housing, upper- story apartments above retail or Office storefronts, and accessory apartments. Co-locating compatible professional, residential, and commercial uses encourages people to live where they work, fostering a vibrant downtown and healthy local economy. Encouraging additional workforce housing opportunities in this area would benefit this area as well as the overall community of Lebanon. City of Lebanon Master Plan Adopted March 26, 2012 west lebanon central business district | 4‐7 4|E Outcomes & Strategies OUTCOME 1 Promote revitalization of the West Lebanon CBD to improve the viability of its businesses and vitality of surrounding community. STRATEGIES ACTIONS Support interested residents, business, and property owners to develop a vision and strategy for Develop a site area implementation plan, including urban design components, as a starting point for downtown revitalization. revitalizing the West Lebanon CBD. Work to maintain or draw in governmental offices and social service agencies in the CBD as well as other Develop a marketing survey or similar tool, as part of an overall revitalization plan, to examine the area’s community‐oriented services and shops, such as groceries, cafes, and pharmacies. existing strengths and determine the kinds of businesses, restaurants, and services that residents and Invest in the downtown by constructing and upgrading the infrastructure, such as including centrally visitors want and need. located public parking, sidewalks, decorative street lighting, benches, public transit shelters, and parks, Develop design guidelines for the downtown area such as appropriate signage, building front facades, street trees, and other streetscape amenities. and landscaping to ensure compatibility with the vision for the downtown. Provide these design Plan and develop, over time, a citywide system of pedestrian paths, bikeways, and bike lanes that guidelines to landowners and encourage their implementation. connect neighborhoods, recreational areas, and the West Lebanon CBD. Investigate placing overhead utilities underground to improve the area’s aesthetic appearance. Maintain and promote the mixed use of buildings within the CBD to maximize use of space and provide a diversity of housing opportunities. Investigate the New Hampshire Main Street Program to help revitalize downtown West Lebanon. Plan for the continued use of the former West Lebanon library building. Investigate the potential of a business development tax credit program to encourage development and redevelopment within the West Lebanon CBD. Encourage the Heritage Commission to explore the creation of an Historic District in West Lebanon, with Begin redevelopment of the Westboro Rail Yardby focusing on clean‐up efforts including demolition Maple Street and Crafts Avenue as its core. of unsafe structures that cannot be restored for historic value and removal of contamination and other Encourage the Heritage Commission and Lebanon Historical Society partnership to preserve West hazardous materials on the site. Lebanon’s many historic structures, including those that were identified in the West Lebanon Historic Identify properties in the West Lebanon CBD for a centrally located park and/or community center Resources Survey. facility, as well as pocket parks. Coordinate any land banking with the most recent recreation master plan Consider joining forces with downtown White River Junction to jointly promote the two downtowns, to and NRI report. more successfully compete with larger commercial areas. Increase the police presence in West Lebanon, possibly including bicycle or foot patrols, to provide a Restore riparian attributes and preserve aquifers. greater sense of safety and security for businesses and patrons. Develop a plan for a safe, convenient, and attractive network of pedestrian paths, bikeways, and bike Reorient downtown toward the river. lanes, including connections to parks and transit stops, as well as bike racks. Promote the redevelopment of the Westboro Rail Yard. Improve crosswalks, by considering curb extensions and raised, textured or colored crosswalks. Work to acquire all or part of the Westboro Rail Yard property from the State of New Hampshire for Provide benches, landscaping, and shade trees, and attractive, non‐obtrusive lighting. redevelopment. Implement plans for recreation facilities including boating access as described in the 1989 West Lebanon Develop a plan for traffic improvements in the West Lebanon CBD. Downtown Study and the 1998 Recreational Facilities Master Plan. Study potential impacts on traffic that may result from redevelopment/reuse of the Westboro Rail Yard. Continue negotiations with the state, Claremont‐Concord, civic leaders, residents, and business owners to create a riverfront park, including boating access, while ensuring that the park is developed in an Develop and improve accessibility to and amenities for mass transit use, such as shelters, benches, environmentally sensitive manner. and access to public rest rooms. These amenities can be developed when planning public facilities and roadway modifications. Promote a sense of community in the West Lebanon CBD by providing improved recreational facilities and gathering places. City of Lebanon Master Plan Adopted March 26, 2012 4‐8 | west lebanon central business district OUTCOME 1 Promote revitalization of the West Lebanon CBD to improve the viability of its businesses and vitality of surrounding community. STRATEGIES ACTIONS Promote linkages within the West Lebanon CBD as well as to other recreational areas and the Lebanon Develop a plan for bikeways/pedestrian paths connecting neighborhoods to the CBD core. CBD, for pedestrian and bicycle activity, including both planning and subsequent development of an interconnected system of pedestrian and bicycle ways. Develop additional public parking in West Lebanon. Provide a safer and more pleasant environment for pedestrians in the West Lebanon CBD. Consider separating sidewalks from the roadway with landscape buffers, and ensure that the sidewalk network and streetscape improvements are well maintained and interconnected. Work to re‐route or otherwise limit the amount of heavy truck traffic passing through the CBD. Limit new curb cuts along South Main Street. Provide sufficient centrally located public parking areas downtown. Consider improving traffic lights at the problematic intersections, including Seminary Hill/South Main St and Main St/Bridge St, and also consider roundabouts or other solutions, where appropriate. Ensure that the new bridges on South Main Street and Bridge Street are well‐designed and become assets to the West Lebanon CBD area. Maintain a diversity of housing types in or adjacent to the CBD, including multi‐family housing, upper‐ story apartments above retail storefronts, and accessory apartments, to provide needed housing and to foster a vibrant downtown with a healthy economy. Provide higher density housing while protecting the historical character and scale of the CBD. Encourage and work with the Lebanon Housing Authority and other organizations working on housing issues to concentrate new housing for all ages, income categories, and physical abilities within or close to the West Lebanon CBD. Provide good sidewalks and separate bike/pedestrian paths to encourage safe use of these alternatives to driving from nearby neighborhoods to the WLCBD. Explore incentives for creating housing opportunities on upper level floors of CBD businesses. Encourage accessory apartments and multiple‐family dwellings in areas around the CBD. Consider allowing taller mixed‐use buildings within the CBD to offset the costs of code requirements while maintaining compatibility with existing residential uses. City of Lebanon Master Plan Adopted March 26, 2012 west lebanon central business district | 4‐9 5| Natural Resources 5 |A Vision & Purpose Lebanon’s natural environment shall be widely considered a community asset, comprised of public and private key points | vision & purpose ownership, whose conservation is essential to our continued health, quality of life, and the health of all species. – Recognize that conservation of the natural environment is It shall be recognized as in the public interest to encourage the preservation of open space, thus providing a essential to maintaining the City’s quality of life and economic healthful and attractive outdoor environment for the work and recreation of the City’s citizens, maintaining the vitality character of the City’s landscape, and conserving its land, water, forest, agricultural, and wildlife resources. – Conserve open space and maintain the functions of natural systems while respecting the rights of property owners Significant public and private investment shall improve the quality of our water, air and soils and shall have ensured the clarity of the night sky. A concerted combination of land protection, responsible stewardship and – Establish a connected network of open spaces, conservation creative site planning shall conserve significant natural areas and important natural systems for the benefit of lands, greenbelts, and working farm and forest land that is current and future generations while respecting and preserving the rights of property owners. Conservation accessible to City residents areas, other open spaces, and greenbelts shall be linked with the City’s built environment to provide “green infrastructure” (a network of natural lands, working landscapes and other open spaces that conserves ecosystem values and functions and provides associated benefits to people) supportive of convenient public access and compatible recreation, viable waterways, and thriving wildlife populations. The City of Lebanon shall identify its significant natural resources and promote the preservation, conservation, responsible management, and harmonious use of those resources for current and future generations. 5|B Issues & Priorities key points | issues & priorities 5 | B‐1 Balancing Resource Protection and Growth – Seek a balanced approach to protecting the City’s natural Lebanon, as the regional center of the Upper Valley, will continue to face demand for growth and development. resources while accommodating anticipated growth and The City will need to change how it grows and develops if we are to retain the open spaces and rural character maintaining the City’s role as a regional center that residents value. – Maintain the healthy, functioning natural systems that contribute to the City’s quality of life and economic vitality 5 | B‐2 Healthy Environment, Healthy Community Without clean air, water and soil, Lebanon will not be a place people want to live or work. For example, pro- tecting the quality of the water in the Mascoma River is a paramount issue for Lebanon, which depends on the river as a municipal water supply. However, connections between public health and the health of the natural environment go beyond concerns about pollution. Healthy, functioning ecosystems provide many benefits to human communities, and degraded ecosystems can create hazards. 5|C Existing Conditions & Trends Among the City of Lebanon’s greatest assets is the abundance and high quality of its existing natural resources, including, but not limited to: clean air and water, wildlife habitat, undeveloped natural vistas, agricultural and City of Lebanon Master Plan Adopted March 26, 2012 natural resources | 5‐1 forestry enterprises, and open space. The 2010 Lebanon Phase II Natural Resource Inventory (NRI) provides a key points | existing conditions & trends detailed description of Lebanon’s natural resources and a foundation for future planning efforts. The following – Clean air and dark night‐time skies should not be taken for sections provide a general description of natural resource features. granted as the City continues to grow and develop. – Lebanon’s hillsides and ridgelines are defining characteristics 5 | C‐1 Air and Sky of the landscape, and are especially vulnerable to poorly planned development. Clean air contributes to public health and clear skies. Air pollution is a technically complex problem, but it is vital that high standards for air quality be enforced in planning Lebanon’s growth. The primary threats to the – The City’s water resources (rivers, streams, lakes, ponds, region’s air quality are our own automobiles, compounded by New England’s geographic and meteorological wetlands, floodplains) serve multiple functions, and their position as ‘America’s tailpipe’. Emissions from industrial manufacturing and power generation well to our health is critical to Lebanon remaining an attractive place for west reach New Hampshire as acid rain, which has rendered lakes and ponds void of life, leached minerals and people to live and work. nutrients out of forest soils, and accelerated weathering of stone structures. High levels of ground ozone affect – While a large percentage of Lebanon remains undeveloped, the breathing process and aggravate asthma in chronic sufferers. a relatively small amount of open space is permanently protected from future development. Open space, scenic views As development has expanded in Lebanon in recent decades, the use of outdoor lighting has grown, particularly and rural character contribute significantly to the City’s quality on Route 12A. While some lighting certainly is needed for visibility and security purposes, excessive lighting of life. of commercial and industrial developments, parking lots, and streets can alter the character of a community. Excessive lighting wastes energy and causes glare, can impair vision, and cause accidents. Sky glow, which is – There is a diversity of plant and animal species living in the reflected light visible in the night sky over large developments, reduces one’s ability to see celestial elements at City in a variety of habitats. Biodiversity is a hallmark of the night. Additionally, excessive lighting can negatively affect wildlife, particularly local and long-distance bird health of the City’s natural environment. and amphibian migration, as well as the biorhythms of fish. – Nearly all the energy consumed in the City is imported. 5 | C‐2 Landform Lebanon’s landform is defined by the ridgelines and undulating hills that rise from the river valleys. The ridgelines are the most visible element in our scenic landscape and very much def ne the City’s character. As is intrinsic to northern New England, much of Lebanon has steep slopes. Construction, cutting and filling, and loss of vegetation on steep slopes can reduce soil stability, increase run- off and erosion, degrade water quality, compromise wildlife and plant habitat, and diminish the City’s natural landscape. Locating development on steep slopes can also increase maintenance costs for infrastructure such as roads and sewer/septic systems. The City currently has a steep slope overlay district in order to prevent devel- opment on slopes in excess of 25 percent. The Steep Slope District currently includes all areas having slopes in excess of 25 percent that are located within the RL-3 zone. Lebanon’s ridgelines create corridors through which wildlife can move, provide habitat for species like raptors and bobcats, and sustain many plants and animals not found at lower elevations. Some of the City’s exemplary natural communities, including those defined by the New Hampshire Natural Heritage Bureau as rare or ex- ceptional, are found on ridgelines. The City’s ridgelines contribute greatly to Lebanon’s scenic character due to their current undeveloped state. The ridgelines are highly visible from many vantage points around the City, so a small development or even a single house on a ridgeline could be visible for miles. As Lebanon has grown, the availability of f at dry land suitable for development has decreased. As a result, new development increasingly occurs in less suitable areas, such as those that have thin soils over bedrock, or City of Lebanon Master Plan Adopted March 26, 2012 5‐2 | natural resources outright ledge. Blasting may be required to make such land suitable for building. On the other hand, blasting may negatively affect underground water resources in bedrock faults and fissures, in addition to degrading the City’s naturally scenic resources. 5 | C‐3 Water Resources Lebanon’s water resources include more than 130 miles of rivers and year-round streams, as well as floodplains, wetlands, vernal pools and other hydrologically connected features as described in great detail within the NRI. 5 | C‐3a Surface Waters. Major surface waters in Lebanon include: the Connecticut and Mascoma Rivers, and their many tributaries (Hardy Hill Brook, Great Brook, Stoney Brook, Blodgett Brook, among others); and Mas- coma Lake, Boston Lot Lake and a number of smaller ponds. Similar to many communities in New Hampshire, the terrain in Lebanon has resulted in roadways having been built in close proximity to surface waters. This has increased the vulnerability of these surface waters to pollu- tion and spills. As described in the Community Facilities and Services chapter of this plan, the Mascoma River is Lebanon’s public drinking water supply. As such, the City has particular concern for safeguarding the river’s water quality. However, most of the river’s watershed, its tributaries and headwaters, are outside the City. In 2011, the Mascoma River became the sixteenth protected river in the New Hampshire Rivers Management and Protection Program (RMPP). The designation formalizes a local and state partnership for the management of the River. A local advisory committee will coordinate the development and adoption of a river corridor management plan. The New Hampshire Shoreland Water Quality Protection Act is a regulatory measure that offers limited protec- tion to the Mascoma River, as well as other surface waters in the City (Mascoma Lake, Bloods/Trues Brook, mascoma river Great Brook and Boston Lot Lake). Within the 250-foot protected shoreland of these water bodies, various protection measures apply. In 1998, the Lebanon Planning Board adopted the recommendations in the Connecticut River Corridor Man- agement Plan of the Connecticut River Joint Commission (CRJC) regarding the protection of the Connecti- cut River and its watershed. The CRJC advises that preserving vegetated buffers along waterways, including smaller streams, is the most effective protection for water resources. Buffers filter polluted runoff, stabilize banks, regulate stream f ow, recharge aquifers, and provide important habitat, among other benefits. 5 | C‐3b Floodplains. The floodplains along the City’s surface waters have experienced substantial development dur- ing the past 40 years, most notably, significant portions of the developed area on the west side of Route 12A. Floodplain development reduces flood storage capability, increasing the likelihood of greater flooding includ- ing areas not previously affected and increasing the threat to life and property posed by flooding. Floodplain development also reduces the scenic and habitat value of the river valleys. Since 1980, the City has been in compliance with the National Flood Insurance Program, which is administered by the Federal Emergency Man- agement Agency. This program prohibits development in the actual floodway, but permits it in the 100-year floodplain if the developments are flood-proofed. City of Lebanon Master Plan Adopted March 26, 2012 natural resources | 5‐3 5 | C‐3c Wetlands. Within Lebanon, there are an estimated 1,500 acres of wetlands. The small, incremental filling and degradation of wetlands over the years continues to add up to a significant loss of wetland acreage and func- tion. Some wetland ecosystems in the City have become increasingly isolated islands surrounded by develop- ment, which decreases their ecological value, particularly as habitat. The NRI provides descriptive information related to the functions and values of Lebanon’s wetlands, as well as a priority ranking of their importance. The value of wetlands for groundwater and stream recharge, flood attenuation, pollution abatement, and wild- life habitat is still vastly under-appreciated. Wetlands and their valuable functions essentially do the work of engineers free of charge, saving us money and effort in pollutant and flood mitigation. Property Acres 5 | C‐4 Land Resources Alana Cole Conservation Area 18 5 | C‐4a Open Space. Lebanon residents have a long history of expressing their appreciation for and desire to maintain Bakers Crossing Conservation Area 5 open space. Open space helps def ne community character, is home for wildlife and plants, protects drinking Boston Lot 439 water supplies, and provides opportunities for recreation. Chambers Memorial Reserve 20 In addition to the numerous ecological benefits that it provides, studies have demonstrated the high economic East Wilder Boat Launch 2.5 value contributed by open space land. Open space is a “fiscal winner” for the City, as it brings in more money Farnum Hill Reserve 864 in taxes than it uses in services. Open space also increases the value of nearby developed land. It is vitally Goodwin Conservation Area 105 important to attracting and retaining businesses, and is also the foundation of the agriculture, forestry, tourism, and recreation industries. Jackson Property 15 Lebrun Meadow 23 The City still has a considerable amount of undeveloped (open/forested/agricultural) land. The NRI identifies Mill Parcel 4 19,274 acres within Lebanon as undeveloped or natural habitat, representing approximately 72% of the City’s land area, in addition to 635 acres of agricultural land. Approximately 15,000 acres of open space lands are in Signal Hill Conservation Area 220 Current Use, a reduced-rate property tax classification that is intended to help preserve the land base for for- Starr Hill Natural Area 36 estry, agriculture, and other traditional uses. Ticknor Conservation Area 76 5 | C‐4b Conserved Land. Approximately 2,100 acres of land within the City are conserved and protected from future Trues Brook Natural Area 2 development. These conservation lands offer many beautiful and accessible areas that provide important habi- Two Rivers Conservation Area 24 tat for plants and wildlife; protect water and air quality; and fulfill resident’s needs for recreational opportuni- Zeev Darer Memorial Natural Area 21 ties, an experience of nature close to home, and outdoor solitude. ADA access is provided where feasible and has been incorporated into the management policies of the City’s conservation lands. Total 1,874.5 There are more than 21 miles of trails on the City’s conservation lands, as depicted on the 2010 Lebanon Trails conserved land map. Additionally, there are ongoing efforts to identify and plan for additional linkages to a community wide trail network. The City employs a seasonal ranger to help maintain the City’s conservation lands, including the trails, and has recently stepped up efforts to recruit volunteers to assist as well. 5 | C‐4c Working Land. Agriculture and forestry play an important role in the regional and state economies, as well as in stewardship of our natural resources and scenic landscape. Increased development pressures and decreased profitability of small farms (partially due to higher tax bur- dens) have gradually diminished the rural and agricultural character of Lebanon’s outlying areas. However, the working farms and orchards that remain continue to contribute to our economy, and the City’s remaining City of Lebanon Master Plan Adopted March 26, 2012 5‐4 | natural resources undeveloped prime agricultural soils leave the door open for continued farming in the future. Local farms provide fresh, high-quality food directly to the community and the region, eliminating the need for energy- and cost-intensive shipment and travel. They contribute directly and also indirectly to the economy by providing the quality of life that attracts companies and their workforce as well as tourists. Forest lands are a dominant feature of Lebanon’s landscape and ecosystem. Much of Lebanon is still wooded, and the City’s productive forests are an important renewable resource. Several forest-based commercial enter- prises (logging, milling, maple sugaring) rely upon the availability of healthy woodland. Forest fragmentation and conversion to other uses have many ecological, economic, and social impacts, such as reduced water qual- ity, habitat loss, and declining traditional recreational opportunities 5 | C‐5 Plants and Animals 5 | C‐5a Biodiversity. Biodiversity enriches the community by providing environmental, economic, and social benefits. A diverse ecosystem can better survive disease and disturbance; can maintain essential biological services such as natural recycling of nutrients and wastes; and can provide models and resources for human advances in agricultural, medical, and other endeavors. Lebanon is home to a wide variety and abundance of plants and animals, including more than 40 rare or endan- gered species. The 2010 Natural Resource Inventory provides a tremendous amount of information related to Lebanon’s biodiversity, identifying 73 “Significant Ecological Areas” (SEAs) within the City’s borders. 5 | C‐5b Urban Forests. Trees in residential and commercial neighborhoods serve many important roles in the City of Lebanon. Among other benefits, urban trees provide shade, beauty, windbreak, cleaner air, privacy, and higher property values. When planted in the proper location, trees can help decrease summer cooling and winter heat- ing bills. Also, the leaves, branches and trunks of trees catch rainwater before it reaches the pavement, reducing runoff, erosion, pollution, and other stormwater effects. 5 | C‐5c Invasive Species. Through the efforts of the Connecticut River Joint Commissions, the New Hampshire De- partment of Agriculture Invasive Species Program, and other organizations, the City has been learning about problems associated with invasive exotic plants in Lebanon and in the region. The Conservation Commission regularly recommends that developers eliminate or limit the spread of such plants in the course of their work, and the Planning Board’s Site Plan Review Regulations include a list of invasive exotic species that cannot be used to satisfy the landscaping requirements. However, broader coordinated efforts are needed. Purple loose- strife, buckthorns, honeysuckles, barberries, Japanese knotweed, as well as other invasive plants, occur and are spreading on all city-owned conservation lands, along roadsides and power-line cuts, as well as on private land throughout Lebanon. 5 | C‐6 Energy Lebanon’s energy future is tied to policies and economic forces at the state, national, and international levels. Most of the City’s energy sources are imported from outside of the region, although wood remains an impor- tant fuel for many residents. Approximately four percent of the energy demand is satisfied by energy generated within the region (UVLSRPC Regional Plan, 1998). The Lebanon Energy Advisory Committee (LEAC) is City of Lebanon Master Plan Adopted March 26, 2012 natural resources | 5‐5 currently developing an energy master plan, which will address energy conservation as well as other related measures. 5|D Future Challenges & Opportunities 5 | D‐1 Impact of Development on Natural Resources Lebanon’s natural resources have degraded over time as the City has grown and changed. Many formerly open fields, including some of the Northeast’s richest soils, have been covered with shopping centers, houses, and other types of development. Some of the City’s most significant floodplains and wetlands were drained or filled in before the advent of protective regulations, and development pressure continues to affect these resources. In the uplands, wooded ridges and hillsides are being fragmented by roads and rural development. key points | future challenges & opportunities Increasing vehicle emissions, fertilizers, pesticides, road salt and other pollutants threaten air and water – As Lebanon faces growth pressures, careful planning and quality even in rural areas of Lebanon. better protection are needed to ensure that the City preserves its important natural resources as it grows as a vital economic Most current environmental impacts result from development, often driven by regional pressures. New parking center. lots, stores, Offices, industries, medical facilities and services attract more people and stimulate demand for more development. Small environmental impacts may not be immediately visible and dramatic, but over time – Lebanon needs to act, in concert with the state and federal the impacts accumulate and can be damaging in the long term. As Lebanon faces growth pressures, careful governments, to prevent air pollution and preserve dark planning and better protection are needed to ensure that the City preserves its vital natural resources as it grows nighttime skies as the City continues to grow and develop. as a vital economic center. Without proper protection through local regulations, incentives and educational – Lebanon needs to expand its regulations applying to efforts, the City could lose the very assets that have made this community a desirable a place to live and do development on steep slopes to cover the entire City and to business. address the related issues of ridgeline development and the potential ecological damage caused by blasting. 5 | D‐2 Air and Sky – Lebanon needs to be actively developing and implementing watershed protection plans, particularly for the Mascoma 5 | D‐2a Air Pollution. Local sources of air pollution, such as emissions from vehicles and industries, and dust from River (the City’s water source), in coordination with construction sites, should be monitored by the City as well as by the state. The Clean Air Act of 1970 directs neighboring communities and the state. the states to regulate air pollution under guidance from the federal Environmental Protection Agency. When air quality in a region declines and causes an area to be in non-attainment (non-compliance), the Clean Air – Lebanon needs an open space plan to identify key open space Act requires that pollution-control programs be implemented to reduce the pollution concentrations to within resources, and identify strategies and techniques to maintain allowable limits. Now that portions of New Hampshire no longer meet Clean Air Act standards, the City can- open space for future generations. not take clean air for granted. Detailed information on air quality, including regulations and solutions, can be – Lebanon needs to seek out the information and expertise obtained from the NHDES Division of Air Resources. needed to more effectively protect plant and animal species, and improve the quality of habitat on public lands. 5 | D‐2b Outdoor Lighting. Outdoor lighting installations should be designed to provide the minimum light levels needed for adequate visibility while avoiding over lighting and its associated problems such as glare, sky glow – City government should lead by example through its efforts and light trespass. For instance, down-lit fixtures, cut-off lighting, timers and motion detectors can be used. to conserve energy in City operations and increase use of renewable, local energy sources. – There should be greater coordination among City 5 | D‐3 Landform departments, staff and volunteers to increase the 5 | D‐3a Steep Slopes. To avoid adverse impacts from development on steep slopes, the City should consider expanding effectiveness of Lebanon’s efforts to protect natural resources. the existing steep slope overlay district to apply appropriately to all zoning districts. The steep slope district City of Lebanon Master Plan Adopted March 26, 2012 5‐6 | natural resources should be reviewed and modified as needed to incorporate appropriate measures such as performance or review process techniques. 5 | D‐3b Ridgelines. As recommended in the 1986, 1993 and 2006 Lebanon Master Plans, a ridgeline conservation overlay district should be incorporated into Lebanon’s Zoning Ordinance, in order to ensure proper siting of development that would minimize impacts to the existing landscape and scenic qualities of the ridgelines. Adopting a ridgeline conservation overlay district would assist with maintaining the functions and values of these ecologically sensitive areas. The overlay district could include regulating the siting and design of tele- communications towers, wind turbines and associated facilities. 5 | D‐3c Bedrock and Blasting. Examining the effects of blasting on groundwater, as well as on the viewsheds of Lebanon, should be part of the development review process. Ideally, City staff should confer with experts in hydro-geomorphology. The New Hampshire Department of Environmental Services Geology Unit is actively mapping bedrock geology in partnership with municipalities, and also is interested in conducting a comprehen- sive study of the effects of blasting on water quality and quantity. The City should participate in these projects. 5 | D‐4 Water Resources 5 | D‐4a Watershed Protection. As Lebanon is dependent on the Mascoma River for its drinking water and is the most populous community in the watershed, it would make sense for the City to take the lead in planning efforts for the watershed. The development and adoption of a water resources management plan would lay the ground- work for appropriate ordinances to protect Lebanon’s surface and ground waters. Elements of the plan should include techniques or methods to address water quality degradation resulting from non-point source pollution, erosion, runoff, etc., such as: ■ Implementing measures into the development review process (e.g. Low Impact Development) ■ Limiting the amount of impervious areas ■ Preserving vegetated steam buffers ■ Reducing herbicides, pesticides and road salt near waterways. Other elements could include landowner education and outreach, a water quality testing program, waterway clean-up events, aquifer and source water overlay districts, and land conservation techniques (e.g. easements, acquisition). The Water Treatment Plant sub-watershed would be the logical starting point for def ning the scope of a water resources management plan but Lebanon residents would benefit from having a plan include all of the community’s water resources. Any watershed protection efforts in both the Mascoma River and Connecticut River watersheds should be coordinated with other watershed communities. Continued participation in the Upper Valley Lake Sunapee Regional Planning Commission, the Mascoma River Local Advisory Committee, and Connecticut River Joint boston lot lake Commission’s (CRJC) Upper Valley River Subcommittee will offer opportunities for regional information sharing and collaborative solutions to common challenges. Partnerships with private organizations to achieve water resource objectives can be beneficial, as evidenced by examples such as the Lebanon Rotary Club’s String of Pearls project, which seeks to preserve some of the remaining green areas along the Mascoma River. City of Lebanon Master Plan Adopted March 26, 2012 natural resources | 5‐7 A comprehensive community campaign to clean up Lebanon’s waterways would enhance water quality and scenic resources. As these natural assets improve, the City will benefit greatly from increased property values and quality of life. The Lebanon Rotary Club has performed a considerable public service by organizing a biennial clean-up of the Mascoma River. This event could be augmented by other local civic, neighborhood, or school groups, and supported by the City, to bring further attention to the river. 5 | D‐4b Wetland Conservation. The Lebanon Zoning Ordinance does have a wetlands conservation overlay district to prevent the destruction of wetlands. Designation of wetlands as “prime” is an added layer of protection in the state dredge-and-f ll permitting process. Buffers for Wetlands and Surface Waters: A Guide for New Hampshire Municipalities (Audubon Society of New Hampshire and New Hampshire Office of State Planning, revised 1997) recommends 100 feet as a reasonable minimum buffer width to protect the values of wetlands under most circumstances. The Lebanon Conservation Commission has historically promoted the idea of including a variable wetland buffer within the Lebanon Zoning Ordinance. 5 | D‐5 Land Resources 5 | D‐5a Open Space Planning. Since responsible growth is so important to the City’s livelihood and vitality, it is critical to identify and implement planning techniques that encourage respectful development while preserv- ing important landscapes. An open space plan should be developed to identify key open space lands; natural, scenic, and historic resources; as well as important strategies and tools for implementing the plan. A primary goal for developing this plan should be to maximize the size of connected open space areas in order to improve possible public access, and to conserve and prevent further fragmentation of wildlife habitat. Without proactive techniques in place to identify key parcels before a landowner makes the decision to sell or develop a parcel, Lebanon’s rural landscapes will remain at risk. The other important step in this process is to conduct an out- reach and education program, so that members of the public can learn more about and participate in the benefits of land conservation and the resources available. A forward-looking land conservation program, based on an open space plan, should be generated to purchase or accept gifts of property, conservation and public access easements, and development rights from willing wetland outlines south of lebanon high school landowners for important properties. Priorities for selection of these properties should come from the open space plan but should include: ■ Drinking water supply protection lands ■ River & lake access, Significant Ecological Areas from the NRI, greenways, and key wildlife corridors & crossings ■ Geologic features such as Rix Ledges, Devil’s Kitchen, Tipping Rock, and Granite Flumes The Land and Community Heritage Investment Program (LCHIP) could be one source of funding for high- priority projects, if the state legislature continues to fund it. Money received from Land Use Change Tax penal- ties (for removing land from the New Hampshire Current Use program) should continue to be used to conserve new lands, as well as to maintain previously acquired ones. The City should continue to dedicate 100 percent of its Current Use penalty receipts to the Lebanon Open Space Trust fund, as recommended in Land Use chapter of this Master Plan. City of Lebanon Master Plan Adopted March 26, 2012 5‐8 | natural resources Besides purchasing open space or protective easements, there are many innovative land use controls that can be used to preserve more open space areas, such as conservation design and transfer of development rights. Generally speaking, conventional subdivision design creates residential developments in which all land is divided into house lots and streets, with the only open space typically being the yards around single-family homes. On the other hand, conservation design provides greater flexibility for the design of a development to encourage the preservation of valuable open land and natural features and to promote more efficient use of land, community facilities, services and utilities. As a result, the same number of homes can be built in a less land- consumptive manner. This technique allows the balance of the property to be permanently protected and added to an interconnected network of community green spaces. Conservation design is an equitable way to balance both conservation and development objectives. As recommended in the Land Use chapter, the City should require conservation design where appropriate with incentives to ensure that conservation design is a financially favorable alternative for developers. The chapter also recommends that the City apply conservation design principles to industrial and commercial development. The City should also study transfer of development rights and other methods to protect important open space. These innovative techniques could help the City attain a pattern of development that matches the overall vi- sion of this Master Plan. The timely development of a comprehensive open space plan will provide a guide for this process, by helping the City identify important natural, historical, and cultural features that it wishes to preserve, and prioritize its opportunities. As potential trail linkages are identified, the City should work with willing landowners, land trusts, and other conservation and recreation groups to acquire trail easements when feasible. The City also should negotiate with developers of large or strategically located parcels to protect existing trails and/or set aside additional land, if feasible, for a trail system or connection. City-owned conservation properties should continue to be guided by management plans developed by profes- sional land stewards, with policy oversight from the Lebanon Conservation Commission. Implementation of management recommendations could be achieved by a combination of professional staff and volunteer assis- tance, with outreach to neighbors of these properties. 5 | D‐5b Working Lands. Since agriculture is an important contributor to Lebanon’s scenic, historic, and cultural qual- ity of life, incentives should be created or continued to ensure that farmlands will remain open and viable in the future. For instance, the City can allow flexibility in regulations and policies to accommodate the unusual needs of agricultural businesses, such as expanding agricultural uses in some zoning districts. The community also should continue to actively support the Lebanon Farmer’s Market and marketing of Lebanon’s agricultural resources, and target with farmers the fiscal, regulatory, and practical obstacles to sustaining local agriculture. In conducting silvicultural activities, sound forestry practices should be followed, especially on ridgelines, steep slopes, and adjacent to waterways, to prevent sedimentation and erosion that contribute to the degradation of water quality. The New Hampshire Division of Forests and Lands has a publication entitled Best Manage- ment Practices for Erosion Control on Timber Harvesting Operations in New Hampshire (2000) that is a good reference for anyone working in the woods, along with Good Forestry in the Granite State: Recommended Voluntary Forest Management Practices for New Hampshire (2010). City of Lebanon Master Plan Adopted March 26, 2012 natural resources | 5‐9 5 | D‐6 Plants and Animals 5 | D‐6a Urban Forests and Greenways. As people become more aware of the benefits of trees, they realize the impor- tance of maintaining the health of existing trees and the desirability of planting new ones. It is very important that native and site-suitable species be planted in the right places, in order to keep maintenance costs low and reduce impacts from natural hazards such as ice storms. The City may want to consider contracting with a forester or developing a volunteer tree board to inventory important trees, especially those in the Lebanon and West Lebanon downtowns, and to develop a tree preser- vation plan outlining proper care and maintenance. Alternatively or additionally, the City could re-create the tree warden position to encourage tree-planting in municipal rights-of-way. Such an effort might even produce valuable input for greening locations such as the Route 120/I-89 (Exit 18) interchange. Public education is also important in regards to timber and woodlot management, as well as residential trees. To this end, the City should continue observing Arbor Day and maintain its Tree City USA status. 5 | D‐6b Biodiversity. The NRI offers the basis for proposing changes to zoning, site plan, and/or subdivision regula- tions so as to minimize any adverse impacts from new development. Several state agencies and other orga- nizations can offer the City practical, research-based suggestions in this regard, such as the NHDES inter- departmental fact sheets on minimizing development impacts on wildlife, and on habitat-sensitive site design and development practices. When large parcels are developed near important natural areas, existing wildlife corridors should be identified and preserved, including road crossings and fish-friendly culverts constructed with the advice of wildlife biologists. Conservation design and other innovative zoning techniques (elaborated upon in the Land Use chapter of this Master Plan) might also be utilized to provide or protect habitat. The NRI can serve as the foundation for an Open Space Plan, which in turn will provide guidance and specificity as to maintaining the existing biodiversity that Lebanon enjoys. 5 | D‐6c Invasive Species. It is time to inventory infestations of invasive species in Lebanon, and develop plans to control these plants and increase awareness of the damage that can be done when they are left unchecked. City workers and private landowners and contractors alike should follow best-management practices for removal and disposal of invasive species. Roadside mowing, for example, should be done prior to seed development and the blades should be scrupulously cleaned before leaving the mowing site. 5 | D‐7 Energy Conservation While the City is limited in the influence it can have on a global scale, it can exert some control over local energy choices. LEAC’s Energy Master Plan, currently being written, will detail Lebanon’s energy use, choices and priorities. The City should make a shift toward greater local reliance on renewable resources such as geo- thermal, solar, wind, clean wood, and hydro power. Examples worth serious consideration include converting public streetlights to solar power, recovering methane from the Lebanon landfill, and installing wood-chip-f red boilers or geothermal heat pumps in new public building projects such as new schools. Incentives should be given to large commercial projects for doing the same. City government can provide leadership to the community by reducing its own energy use while reducing budget costs over the long term. Many energy conservation upgrades were made throughout City Hall several years ago, following an energy audit by an independent firm. Audits should be periodically carried out for all City of Lebanon Master Plan Adopted March 26, 2012 5‐10 | natural resources City buildings and operations. The City also can play an important role in encouraging energy conservation for transportation, by encouraging cluster development on residential, commercial, and industrial sites. Mixed-use development, as well as encouraging alternatives to automobile use, will help decrease multiple automobile trips and save energy. In addition to directing development patterns, the City can encourage energy-efficient site designs. For instance, situating buildings with southern exposure, as well as planting trees for winter wind buffers and summer shade, can effectively reduce energy costs over the long term. 5 | D‐8 Coordination Development and growth are inevitable and welcome, but it is imperative that the City direct development in order to preserve its open land and scenic resources. This can best be achieved through a comprehensive mu- nicipal open space plan; coordinated zoning, site plan, and subdivision regulations; and the Capital Improve- ment Plan. The Conservation Commission and related staff play a pivotal role as stewards of the City’s natural and sce- nic assets and, along with the Recreation Commission and related staff, its recreational assets. As volunteers, Conservation Commissioners have an important job to do with limited time and resources. Accordingly, City staff and Conservation Commission members should continue to keep one another apprised of ongoing op- portunities for training and education, so that they can be better-informed and more effective decision-makers. Communication should be improved among the City’s boards, departments, and citizens, to ensure that the policies and actions of one body are not inconsistent with those of others, and that Lebanon’s treasured natural resources are not compromised. Efforts to partner with local and regional organizations, neighboring towns, and state agencies (along with private landowners themselves) also should continue on behalf of conservation. Through successive master plans, land conservation efforts, municipal elections, partnerships with the private sector, and other processes, the people of Lebanon have sustained an interest in protecting the City’s natural resources and scenic character. The Conservation Commission should continue to engage the public in conser- vation, with multiple partners in the schools, in scouting and other service organizations, in recreational con- texts, and in neighborhoods by sponsoring community educational events, outings, workdays, and celebrations. City of Lebanon Master Plan Adopted March 26, 2012 natural resources | 5‐11 5|E Outcomes & Strategies OUTCOME 1 Seek a balanced approach to protecting the City’s natural resources while accommodating anticipated growth and maintaining the City’s role as a regional center. STRATEGIES ACTIONS Guide development into existing areas as designated in the Land Use chapter to protect outlying rural Develop an Open Space Plan, with public participation, that will inventory natural and cultural features, areas and open space lands. and recommend green space corridors for continued wildlife habitat and for the benefit of residents. Guide new development away from wildlife habitat areas that have been identified in the Natural Explore voluntary land protection measures on Tipping Rock, Rix Ledges, Devil’s Kitchen, and Granite Resources Inventory. Flumes to protect the unique geological features of those areas. Investigate innovative land use regulations such as transfer of development rights to preserve open Apply for Land and Community Heritage Investment Program (LCHIP) and other funding sources for land space, natural resources and important wildlife habitat and corridors, taking into consideration the rights conservation projects. of property owners and abutters. Adopt a policy whereby the Recreation Department and Conservation Commission as well as the School Require open space or conservation design for all ecologically important land. Board are notified when the City acquires or decides to sell property, or when land is offered to the City. Authorize the Conservation Commission to periodically review all city‐owned property and to Purchase easements or property for conservation throughout the City, particularly in critical habitat areas recommend what land should have conservation easements. as identified in both the Natural Resource Inventory and Open Space Plan. Conduct education and outreach to members of the public about the benefits of land conservation and Encourage the creation of a private conservation council to act with no personal benefit to acquire options for conserving land. easements or purchase property in situations where the City may not be able to respond quickly to a priority parcel because of legal or other constraints. Create incentives in the Zoning Ordinance for agricultural businesses and expand the importance of maintaining and increasing agricultural activity within the City. Develop a land acquisition/conservation easement program to protect scenic views. Contract with a licensed forester to work with the Conservation Commission in developing forest Include City gateways in open space planning. management plans. Adopt and implement appropriate logging guidelines to encourage best management practices (BMPs) Support efforts to establish more scenic roads. for logging in the city‐owned forested areas. Discourage exterior area illumination of prominent physical features and landscapes that dramatically Place protective third‐party easements on city‐owned land with important habitat areas. impact the nighttime landscape. Review lighting design elements of development proposals to ensure that adequate minimal lighting is Work with the NH Department of Transportation to develop landscaping plans for Route 120 between planned, but over lighting is avoided. Exit 18 and Hanover Street. Require the use of renewable energy in heating and cooling systems in new construction of public Create a scenic corridor overlay district to protect the City’s highway corridors from inappropriate buildings. development and visual blight, and landscaping standards for all major entry corridors to the City. Continue to support land use patterns that promote alternatives to single occupancy vehicles, such as Develop recommended landscaping guidelines for distribution to landowners, regarding such issues public transit, park‐and‐ride facilities, sidewalks, and bikeways/bike paths. as the protection of existing trees and landscaping, choosing plant species native to the region, and planting to screen utility facilities and equipment. Encourage the use of energy conservation measures through site plan review, such as orienting buildings to take advantage of natural light and heat, and providing vegetation for summer shading and wind Adopt a ridgeline ordinance to protect ridgelines from poorly sited development and consider including buffers. hillsides and wildlife corridors to lowlands Continue to encourage mixed‐use growth centers rather than strip‐type sprawling development Adopt lighting standards that minimize sky glow and glare. patterns. Develop and approve a wind turbine ordinance to enforce the appropriate siting and design of wind Encourage and support transportation alternatives to single‐occupancy vehicles, including mass transit, turbines. pedestrian and bicycle paths and facilities, ride‐sharing, etc. City of Lebanon Master Plan Adopted March 26, 2012 5‐12 | natural resources OUTCOME 1 Seek a balanced approach to protecting the City’s natural resources while accommodating anticipated growth and maintaining the City’s role as a regional center. STRATEGIES ACTIONS Encourage recycling citywide, including in city‐owned facilities. Develop and approve a telecommunications ordinance to enforce the appropriate siting and design of telecommunications towers. Encourage the use of renewable energy resources and provide information on these resources to Conduct periodic energy audits of all City buildings, infrastructure (including streetlights) and operations residents on the City website and in the City newsletter. to identify areas of energy waste and recommend cost‐effective energy conservation measures. Establish a citywide recycling program to include periodic household hazardous waste days. OUTCOME 2 Maintain the healthy, functioning natural systems that contribute to the City’s quality of life and economic vitality. STRATEGIES ACTIONS Enforce stormwater and erosion control standards and conditions during and after construction, perhaps Review site plan and subdivision regulations and update with the following components incorporating by requiring a bond, to ensure that there is no increase in surface water flows after development. standards from the Stormwater Management and Erosion and Sediment Control Handbook: erosion/ sedimentation control; on‐site stormwater treatment; proper road design; minimize impervious surfaces. Make impervious surface reduction a goal of parking policies and regulations in the Zoning Ordinance. Develop and adopt a variable width buffer zone along select streams and rivers. Educate landowners regarding best management practices, such as proper household hazardous waste disposal, recycling, and composting through materials disseminated at City Hall, and through the City Develop and adopt a Water Resources Management Plan. website and newsletter. Create source water overlay for existing drinking water sources based on the Model Rule for the Acquire or seek donations of parcels, conservation easements, development rights, and rights‐of‐way Protection of Water Supply Watersheds and the 1999 Mascoma Watershed study. adjacent to important bodies of water for protection of public access, water quality, public water supplies, floodplains, wetlands and wildlife habitat. Develop and adopt an aquifer protection overlay district to more strictly regulate development adjacent to potential drinking water sources. Support the Rotary Club’s biennial clean‐ups of the Mascoma River and encourage other groups to adopt other water bodies for cleanup. Conduct land use and environmental constraints studies of the Mascoma River, Stoney Brook, Hardy Hill Brook, and Blodget Brook corridors to guide appropriate development in order to protect drinking water Seek outside funding or volunteers to clean up sites in coordination with the regional planning commission. supplies. Continue alliances with neighboring communities and regional organizations, such as the Mascoma Provide ditches, treatment swales, detention ponds, and catch basins that will prevent road run‐off and Watershed Conservation Council, to foster cooperation in protecting water bodies and watersheds. accidental spills from discharging into water bodies, especially public water supply sources. Develop and disseminate public education materials regarding the importance of protecting our water Develop an ordinance more stringent than that developed by Federal Emergency Management Agency supply sources. to restrict development or filling in of floodplains to provide flood storage, water quality protection, and Investigate and consider utilizing recent innovations in stormwater management and groundwater wildlife habitat adjacent to waterways. recharge systems (ex. low‐impact development) in critical locations where more traditional techniques Request updated flood hazard mapping by FEMA, as recommended in the 2002 Connecticut River prove inadequate. Corridor Management Plan. Develop and disseminate public education materials regarding the importance of protecting our water Inventory and legally designate prime wetlands for special protection. supply sources. Adopt a variable width wetland buffer zone, as appropriate, based on functions and values as Investigate and consider utilizing recent innovations in stormwater management and groundwater recommended by Buffers for Wetlands and Surface Waters: A Guidebook for NH Municipalities. recharge systems (ex. low‐impact development) in critical locations where more traditional techniques prove inadequate. City of Lebanon Master Plan Adopted March 26, 2012 natural resources | 5‐13 OUTCOME 2 Maintain the healthy, functioning natural systems that contribute to the City’s quality of life and economic vitality. STRATEGIES ACTIONS Continue educational programs to promote public awareness of the conservation lands, appreciation of Explore the expansion of the Steep Slope Overlay District. their natural features, and appropriate activities on those lands. Hire a licensed forester to develop management plans for city‐owned conservation areas together with Coordinate local volunteers to continue the care, maintenance, promotion, and appropriate use of the Society for the Protection of New Hampshire Forests, UNH Cooperative Extension, and other similar conservation lands. organizations. Continue to plan and publicize a program of nature walks in the City’s conservation lands to enhance public appreciation of them. Update maps of existing trails and make them available to the public. Work with local land trusts to acquire trail easements when feasible, with an eye to linking to existing Identify selected Class VI Roads as part of the green infrastructure trail system. trails to provide a comprehensive network. Resume and publicize the “Wild about Lebanon” program and its regularly scheduled volunteer‐led Negotiate with developers to protect existing trails and/or set aside additional land for a trail system. informational walks to City parks. Encourage volunteer help and hire a Park Ranger to implement park education (such as Adopt‐a Park and Identify parks and recreational facilities through publicity and signage that includes a brief history of Junior Ranger programs) and to build and maintain trails. who donated the land, interesting facts about the property, and existing trails and/or flora in the area. Investigate and recommend appropriate measures to ensure handicapped accessibility on conservation Develop and adopt an urban tree ordinance to protect urban and residential trees. lands where feasible. Develop master landscaping plans for the central business districts and gateways, identifying and Continue participation in the “Tree City USA” program to call attention to the City’s natural resources. recommending appropriate street tree and other planting opportunities in consultation with a Garden Club and/or a landscape architect. Continue to celebrate Arbor Day to raise awareness of the importance of trees to all residents. Develop a wildlife habitat overlay zone for critical habitat areas, including deer yards, bear habitat, vernal Encourage Dartmouth College to continue working with the City through the Landmark Lands pools and wildlife corridors. Committee to inventory and evaluate Dartmouth College Lands before development is proposed. Inventory areas that have been impacted by invasive species and develop a plan to address these areas. Protect existing wildlife corridors, such as the one across Route 120 and Mt. Support Road, with guidance from wildlife biologists. Hold annual tours of City parks and conservation lands for City Council members and all other City boards. Educate landowners about the importance of preserving wildlife habitat on their own land. Eradicate invasive species from city‐owned land. Raise awareness of invasive species by sponsoring educational lectures and field trips. Continue formal cooperative planning among adjacent communities through the Upper Valley Lake Sunapee Regional Planning Commission and other organizations like the Mascoma Watershed Conservation Council. Take the lead on developing a Mascoma Watershed Plan to protect our drinking water source. Identify opportunities for training and information sharing on natural resource issues for the Conservation Commission, Planning Board, and other volunteer boards. Identify opportunities for training and information sharing on natural resource issues for the Conservation Commission, Planning Board, and other volunteer boards. Encourage City board members & administration to pursue on‐going dialogue in areas of mutual interest. Continue to work with the School Board to provide a curriculum within the schools that involves education about and access to the waterways within Lebanon, and the City’s conservation lands. City of Lebanon Master Plan Adopted March 26, 2012 5‐14 | natural resources 6| Economic Development 6 |A Vision & Purpose key points | vision & purpose The City of Lebanon shall promote high-quality economic development that provides safe, healthy working – Promote high‐quality economic development that benefits conditions, and rewarding careers and employment opportunities for residents of the City and region. In ac- City residents and enhances quality of life in the City cordance with the “Residents-First” policy, economic development in Lebanon shall benefit our residents and enhance quality of life in the City. Our economic development strategy shall foster a vibrant and sustainable – Foster a vibrant, diversified and sustainable local economy local economy by: – Encourage redevelopment and full use of existing commercial/ industrial sites and land before designating additional land for ■ Encouraging and attracting enterprises that contribute to the total welfare of the City of Lebanon, while commercial/industrial use also recognizing Lebanon’s role as an employment center for the Upper Valley. – Provide the infrastructure, housing and education needed to ■ Preserving and enhancing the natural and built environment of Lebanon, and promoting a high quality of support our desired level of economic development life for those who live in, work in or visit our City. ■ Implementing economic development and redevelopment strategies that do not result in a greater tax burden for City residents. ■ Striving to support a mix of businesses from a variety of economic sectors to better protect our local economy from sudden shifts within a single industry and to increase our resistance to economic down- turns. ■ Adopting land use policies that encourage redevelopment of existing non-residential sites and develop- ment of existing lands zoned for non-residential use before extensively developing any additional lands for non-residential use. ■ Maintaining the infrastructure needed to support economic development at high service levels, including fostering state-of-the-art communications infrastructure throughout the City. ■ Encouraging new non-residential construction and renovation of existing non-residential structures to result in high-quality buildings that can be reconfigured and adapted so that the same structure may serve different purposes over time. ■ Supporting a variety of housing options that will allow those working within the City, at all income lev- els, to also live in the City. ■ Understanding that a strong economy requires a well-educated and skilled workforce, and providing educational and workforce training opportunities for residents at all stages of life. 6|B Issues & Priorities 6 | B‐1 Sustainable Economic Development Sustainable economic development is more than just increasing the number of jobs, tax receipts and square footage of commercial/industrial space in the City. It means growth that is not driven by depleting our re- sources, but rather by renewing them. It means growing our economy while also enhancing quality of life in Lebanon and protecting environment quality - making the City an even better place to live for the next genera- City of Lebanon Master Plan Adopted March 26, 2012 economic development | 6‐1 tion. Sustainable economic development has a triple bottom line resulting in economic benefits, environmental key points | issues & priorities benefits and social benefits. – Seek sustainable growth that is not dependent on exhausting local resources to fuel economic expansion Top priorities for sustainable economic development in Lebanon include: – Maintain a diverse economy that is not dependent on a single ■ Redevelopment of under-utilized commercial and industrial sites. large employer or economic sector ■ A more diverse local economy that is not dependent on a single large employer or sector. – Recognize the importance of the City’s quality of life in ■ Jobs that pay a livable wage. attracting new firms to locate in Lebanon and in retaining well‐educated and skilled workers ■ Growth opportunities for existing businesses. Achieving sustainability will require a proactive approach to economic development. Given Lebanon’s role as the economic center of the Upper Valley, the pressure for continued economic expansion will likely remain strong, and for this reason, the City must carefully plan for growth. The community must determine where and how much it will grow, and then it needs to implement strategies to appropriately guide economic and com- munity development. If instead the City takes a passive approach, it may find itself overwhelmed with growth planning challenges and a division among City government, business, and residents that will stall proactive decision-making. 6 | B‐2 Economic Diversity As a former milling center, Lebanon needs only to look back its own history to see the danger posed by a lo- cal economy dependent upon a single large employer or economic sector. During the past 60 years, the City’s economy has become stronger and more diversified. Economic diversity means having both businesses from many different economic sectors and jobs of various levels and types. The City needs to maintain and enhance economic diversity in order to be better insulated from contraction and downturns, whether within a particular industry or across all sectors. While the performance of a local economy will always be affected by the inevitable ups and downs of business cycles, a diversified economy will experi- ence less dramatic change between the highs and lows. A diverse economy also creates a variety of employment opportunities. This allows workers to more easily transition between jobs and change careers, remaining employed throughout their working lives without having to relocate to find work. A diverse economy requires a diverse workforce. Increased social diversity creates a more dynamic City and improves residents’ quality of life. Providing infrastructure, housing and educational opportunities can help support a diverse economy. In particu- lar, the City needs an adequate supply of workforce housing and state-of-the-art communications infrastructure if it wants to continue to keep existing businesses and attract new employers. 6 | B‐3 Quality of Life Quality of life may seem a somewhat intangible concept, but for many companies it is a key consideration when deciding where to locate. Will the community be a place that employees will want to live? If not, the company may have difficulty attracting and retaining qualified workers or workers may be forced to commute City of Lebanon Master Plan Adopted March 26, 2012 6‐2 | economic development from more distant communities, particularly if it must compete with other firms for highly skilled or educated employees. The Upper Valley offers a quality of life that is very desirable - the region’s communities have retained their small-town character while adding urban and cultural amenities. Lebanon benefits from the presence of DHMC and the associated health services it provides, as well as Dartmouth College next door in Hanover, which pro- vides residents with access to world-class arts, culture and athletics. Within the City itself, the Opera House is a well-programmed entertainment venue and anchors a burgeoning downtown arts community. Lebanon and neighboring communities have a thriving ‘creative economy’ that enriches the region. Additionally, the Upper Valley is only a short trip from major metropolitan areas, large tracts of wilderness, and a variety of recreation opportunities including ski slopes and ocean beaches. key points | existing conditions & trends 6|C Existing Conditions & Trends – Lebanon continues to be the economic center of the Upper Valley and currently maintains a diversified economic base. 6 | C‐1 Role as Regional Center – Since the 1960s, Lebanon has added more than a million Lebanon has historically been and continues to be a regional economic center for the Upper Valley due to: square feet of non‐residential space per decade on average and continues to have land available for new development, ■ Transportation access (proximity to the junction of two interstate highways, a municipal airport and rail redevelopment and infill. service). – Lebanon’s labor force has experienced “full employment” since ■ Availability of land and supporting infrastructure for commercial and industrial development and rede- the mid‐1990s and jobs within the City pay wages higher than velopment. state and regional averages. ■ A highly regarded medical center, community hospital, academic institutions, and spin-off enterprises. – The supply of workforce housing continues to be a constraint ■ Multiple decades of local and regional planning for community and economic development. on economic growth in the Upper Valley. ■ Small-town feel with some urban amenities and conveniences. ■ Abundant natural, scenic and historic resources of the City and region. ■ Cultural and recreational attractions within the City and region. Lebanon has remained a regional center while surviving financial panics, industrial collapse, f res, the Great Depression, and the flight of the cotton and woolen mills to the South. In each transition, new businesses have brought new opportunities and new residents. During the 1960s, the fortuitous routing of Interstate 89 and nearby Interstate 91 came just in time to breathe new life into the town after the collapse of the textile industry, making West Lebanon the retail center of the Upper Valley. The new highways also facilitated industrial and commercial business. Dartmouth-Hitchcock Medical Center’s (DHMC) move to Lebanon in the early 1990s, combined with Dart- mouth College’s role as an innovator in the technological revolution, has resulted in spin-off businesses locat- ing in Lebanon. This has brought a new wave of bright, technically savvy and entrepreneurial people to the City, and is fostering Lebanon’s emergence as a biomedical and high-tech hub on the cutting edge of research, innovation and manufacturing. City of Lebanon Master Plan Adopted March 26, 2012 economic development | 6‐3 Lebanon currently maintains a diversified economic base including a variety of retail enterprises, healthcare Business Sector Employees businesses ancillary to DHMC and Alice Peck Day Memorial Hospital, and an industrial base anchored by Dartmouth Hitchcock Medical firms such as: Healthcare services 7,433 Center/Hitchcock Clinic Timken Ball & roller bearings 593 ■ Timken (aerospace industry manufacturing ball bearings and rollers) Alice Peck Day Healthcare services 500 ■ TomTom (mapping data) Lebanon School District Education 377 ■ Fluent, Inc. (fluid technology) TomTom Mapping 316 ■ Mascoma Corporation (alternative fuels) Hypertherm Manufacturing 237 ■ Hypertherm (plasma cutting technology) City of Lebanon Municipal 210 DHMC and other major employers in the region, such as Dartmouth College, United States Army Cold Re- Fuji Film Dimatix Technology 202 gions Research and Environmental Laboratory (CRREL), and the Veteran’s Administrative Hospital have been Luminescent Systems Inc. Electroluminescent lighting 187 relatively immune from economic recession. Having these industries in the region benefits the City of Lebanon immensely. They also contribute to the City’s economic well-being by attracting other businesses and service Thermal Dynamics Plasma cutting torches 183 industries, which provide further employment opportunities. lebanon’s major employers 6 | C‐2 Land and Space for Non‐Residential Uses Lebanon’s current zoning includes eight non-residential or mixed-use districts (light industrial, rail access industrial, heavy industrial, general commercial, central business, neighborhood commercial, professional business and medical center). These districts provide opportunities for businesses of various types, sizes and intensities. Most of these districts have either land available for development, or sites suitable for redevelop- ment or infill. Lebanon had about 900,000 square feet of non-residential space in 1959. In the five decades since, the space occupied by commercial, industrial, medical, government and other institutional uses has grown to more than 8.8 million square feet. The Lebanon Planning Board has recently approved, or is currently reviewing, approxi- mately 2.5 million square feet of non-residential growth, which is projected to be built out during the next 20 years. Commercial Commercial land uses make up a greater percentage of the tax base in Lebanon as compared to other Upper Land & Buildings (43.0%) Valley municipalities. The City’s broad tax base results in a reduced tax burden on residential property owners to fund local schools and municipal services. Residential Land & Buildings 6 | C‐3 Employment and Wages (52.2%) More than 19,000 people work in Lebanon. Approximately 61 percent of the City’s resident workforce is em- ployed in Lebanon (approximately 5,000 people) and more than 13,000 people commute into the City. Lebanon residents, and Upper Valley residents in general, enjoy relatively short commutes with an average travel time Public Utilities, Current Use & Other (4.8%) to work for City residents that is less than 15 minutes. The ability to live and work in close proximity is one of 2009 percent of local assessed valuation by property type the factors that contributes to Lebanon’s quality of life. New Hampshire Department of Revenue Administration City of Lebanon Master Plan Adopted March 26, 2012 6‐4 | economic development Lebanon has experienced job growth in the service sector, particularly education, health, social services, and retail, during the past 20 years similar to many communities across the country. However, the City has seen employment growth in management, professional and related occupations in recent decades as well. During the 2000s, employment in Lebanon grew by more than 2,600 jobs. Lebanon’s average annual unemployment rate was 3.8 percent in 2009. The unemployment rate in the City has remained below four percent since 1994 despite several intervening downturns in the U.S. economy. A four percent unemployment rate is usually considered “full employment.” The unemployment rate in the Lebanon Labor Market Area (LMA) has been the lowest in the state for some time. Besides the unemployment rates, average weekly wages provide another measure of economic health. The average weekly wage for a private sector worker in Lebanon in 2009 was $1,048. Jobs in Lebanon are among the highest paying in the region and pay significantly better than the state average. Higher wages in Lebanon and the Upper Valley may be attributed in part to Dartmouth Hitchcock Medical Center and Dartmouth Col- lege, both of which directly pay relatively high wages and indirectly generate high-paying spin-off business and industry. 6 | C‐4 Housing Economic growth is dependent upon housing growth, particularly workforce housing. For more than a decade, several major employers in the Upper Valley have been expressing a need for additional workforce housing opportunities, and they have been working with organizations such as the Upper Valley Housing Coalition, Habitat for Humanity, and Twin Pines Housing Trust to find solutions. Although Lebanon has experienced ap- proximately 16 percent housing unit growth during the 2000s, the City still may not be keeping pace with the demand resulting from both the continued rate of growth in the non-residential sector, as well as past historical growth rate disparities between non-residential development and housing development. Without an adequate supply of housing affordable for their workers, employers can experience challenges in both retention and attraction of employees. For employees, the shortage can result in the need to seek housing further away from the employment center, increasing commutes and associated adverse affects on the environ- ment and transportation network. In 2011, the Upper Valley Lake Sunapee Regional Planning Commission initiated an effort to analyze housing availability in the Upper Valley, which will be an update to the 2002 Upper Valley Housing Needs Analysis report. When complete, this study should provide a clearer picture of how well the region is doing in meeting the housing needs of its workforce and what actions will be needed in the future to maintain an adequate supply of workforce housing. 6|D Future Challenges & Opportunities 6 | D‐1 Sustainable Economic Development Strategy Lebanon should develop a proactive strategy, identifying the community’s economic assets and what types of businesses it wishes to encourage. With a strategy in place, the City should then selectively recruit and/or City of Lebanon Master Plan Adopted March 26, 2012 economic development | 6‐5 support new businesses that can help the City attain its goals. The City of Lebanon must evaluate how much key points | future challenges & opportunities growth is sustainable; certain levels and types of new development could cause unforeseen changes to com- – Lebanon needs a sustainable economic development strategy munity character, infrastructure, and the tax base. to guide City efforts to recruit and support new businesses. It is essential to maintain a coordinated, respectful and cooperative working relationship with current City and – Efforts to revitalize the central business districts should regional enterprises, area economic development agencies, regional planning commissions, chambers of com- continue so that they remain economically viable. merce, state agencies, and other concerned private and public sector entities that encourage managed growth. – Economic development efforts should focus on redevelopment The City could consider expanding its Planning Department’s mission to include a more active role in decisions of low‐density, under‐utilized and/or inefficiently developed related to economic development. commercial and industrial sites, particularly along Route 12A and the Miracle Mile. Technological advances have become a driving force - possibly the driving force - in the economy. New jobs in the “thoughtware” sector include computer software, education, engineering, telecommunications, medicine, – Lebanon must preserve its quality of life, which is a key and the entrepreneurial, creative economy realm. In order to foster new economic opportunities in this sector, component of the City’s economic success. Lebanon must support high-speed digital capability (see Section D-5), keep up with ongoing technological – The City must carefully consider all proposed expansions advances, and invest in the labor force through support for continuing education and training. of public services and infrastructure. The City’s economic development strategy should not increase residents’ tax burden to facilitate economic development. 6 | D‐2 Central Business Districts – To remain economically competitive, Lebanon’s businesses In spite of competition from the 12A commercial area, both West Lebanon Central Business District and the and residents must have access to state‐of‐the‐art Lebanon Central Business District continue to see reinvestment and revitalization. communications infrastructure and technology. Lebanon’s downtown pedestrian mall is now the home to many small professional and service businesses, res- – The Lebanon Airport is a key asset that needs to overcome taurants and retail shops. These businesses, in combination with Lebanon College’s downtown campus, have financial challenges. made the mall a thriving place to visit and shop. Colburn Park is an active place in the summer with the farm- ers’ market and summer concerts, and is a great place for families the gather. The downtown Opera House and AVA Gallery are cornerstones of the City’s arts scene, bringing people downtown and supporting surrounding restaurants and shops. West Lebanon Village has also shown improvement over the recent years. The anchor of the village is the new Kilton Library. New businesses have arrived and current ones have expanded. Restaurants have continued to bring traffic to the area. The recently approved River Park project, just north of the village, will bring research labs, Office space, associated retail and housing. The City should encourage mixed uses of structures in both CBDs, for instance combining ground floor store- fronts with upper-story residential units. Collocating compatible professional, residential and commercial uses encourages people to live where they work, fostering a vibrant downtown and healthy local economy. 6 | D‐3 Redevelopment As Lebanon grows, public services and infrastructure must be expanded cost effectively. Many of the impacts of such growth can be reduced by directing development toward existing built-up areas, which are already served by existing municipal services and infrastructure. Inefficiently developed properties, for example, on Route 12A and the “Miracle Mile,” (Mechanic Street/Route 4) represent some of the best opportunities for redevelopment in the City. Existing developments should be City of Lebanon Master Plan Adopted March 26, 2012 6‐6 | economic development evaluated to determine creative solutions for redevelopment (the plans proposed by a Dartmouth College ar- chitectural class several years ago could serve as a starting point). Many developed parcels and parking lots could be more intensely redeveloped with multi-use structures, multi-story buildings, shared and structured parking, and shallow setbacks from the roadway. Implementing access management retrofit plans on Route 12A, Miracle Mile, and Mechanic Street, as discussed in the transportation chapter of this plan, would be the first step in redevelopment efforts along with allowing flexibility of the parking requirements to meet the needs of the applicant and the traveling public. When businesses expand, contract or close, they leave behind commercial and industrial space that can be redeveloped. Although such properties are usually privately owned, it is in the interest of the City to see that these locations are redeveloped in ways that are compatible with Lebanon’s Master Plan. Among the desired features are the following: ■ Reconfiguring space to maximum density, for example, building up (higher - to appropriate scale) when possible, using underground and shared parking, and reducing building setbacks. ■ Integrating residential and workforce housing near commercial, Office, educational, research, medical, and light industrial facilities. ■ Constructing sidewalks and bus stops, and providing landscaping. ■ At riverfront properties, observing setback and water quality requirements, while taking full advantage of the aesthetic potential, for example, siting restaurants, residential apartments, and Offices to face the river, rather than backing onto the river. 6 | D‐4 Quality of Life Numerous studies on business location decisions have indicated that quality of life plays a key role in corporate decision-making. One of the greatest strengths of Lebanon’s economy is that people like to live and work here. If Lebanon’s historic, educational, environmental, scenic, recreational, and cultural assets are diminished or lost, then the City could suffer economically in the long run. Lebanon’s economic development strategy should support and strengthen the City’s role in the creative econ- omy, cultural and heritage tourism, and recreational sectors. More importantly, it should seek to balance its growth and development with protection of natural, scenic, and historic resources. Current work towards a Zoning Ordinance revision is addressing these goals of compatibility and sustainability. 6 | D‐5 Public Services and Infrastructure As Lebanon continues to grow, City government will continue to experience pressure to expand and extend public services and infrastructure. When making those decisions, the City needs to consider the cost to current residents and the impact on the natural environment. In accordance with the “Residents-First” policy, growth and economic development must not degrade the City’s quality of life. The City should be seeking economic development that does not increase City taxes. It must be recognized, however, that public services and in- frastructure will have to be maintained and expanded as Lebanon grows. Many of the undesirable impacts City of Lebanon Master Plan Adopted March 26, 2012 economic development | 6‐7 of growth can be reduced by directing development toward existing built-up areas already served by public services and infrastructure. One means of limiting the demand on the water supply and wastewater treatment systems would be to establish an urban services boundary, beyond which such utilities would not be expanded. The establishment of such a limitation would permit the City to focus development in a more concentrated area. The City should also con- sider expanding the use of impact fees to finance infrastructure associated with new development and consider working with the state legislature to establish a City sales tax. To expand its ability to generate revenue, the City should evaluate any means that would help offset the impacts of commercial development without negatively influencing business or commerce. 6 | D‐6 Technological Advancement Residents, businesses, and institutions increasingly depend on the Internet and electronic communications. Businesses of all sizes find a digital presence valuable, if not essential. In order to ensure that businesses in Lebanon will remain competitive, they must have access to dependable, affordable, high-speed digital services. Such services should be available in all parts of the City, to enable residents to conduct home-based businesses and to promote telecommuting. This increased digital presence will also serve to aide in the promotion of train- ing and education through “webinars” and other professional development tools. With current technology, wired broadband is faster and more reliable than wireless. The most significant im- pediment to bringing wired high-speed digital service to all corners of the City is ownership and control of the poles. Because the poles are privately owned, customers are limited to the providers currently on the poles. Moreover, private-sector companies often balk at providing high-speed digital service to rural areas because they cannot make back their return on investment within their typical three-year time frame. Lebanon should advocate that high-speed digital services be available throughout the Upper Valley, so that resi- dents of nearby towns who are employed in Lebanon have the option of telecommuting, which would reduce congestion on Lebanon’s roads. 6 | D‐7 Lebanon Municipal Airport Lebanon Airport is a key transportation asset, valued by the region’s many businesses and institutions, as well as by area residents attracted by the recent efforts of the City and Cape Air to expand scheduled airline service. However, passenger enplanements or “boardings” during the 2000s declined in comparison with the 1990s, straining the ability of the airport to limit the financial support received from the City’s General Fund. During the Master Plan process, residents expressed the desire that the current status of the Lebanon Munici- pal Airport should change in one direction or the other; either become self-sufficient as a commercial airport providing scheduled flights for the general public, or convert to a general aviation airport. The scheduled 2012 completion of the Airport Master Plan, including an “Airport Summit” event will further illuminate future op- tions or direction for the airport. City of Lebanon Master Plan Adopted March 26, 2012 6‐8 | economic development 6 |E Outcomes & Strategies OUTCOME 1 Seek sustainable growth that is not dependent on exhausting local resources to fuel economic expansion. STRATEGIES ACTIONS Encourage City government to take a more organized and active role in promoting sustainable economic Develop a proactive strategy for sustainable economic development that identifies the City’s economic development. assets and what types of businesses Lebanon wishes to encourage. Promote and retain high quality employment opportunities. Recruit and support businesses in accordance with the City’s sustainable economic development strategy. Continue the progress of revitalizing the City’s two Central Business Districts. Explore innovative financing techniques for building structured parking in the West Lebanon Central Business District. Work with civic associations to engage business owners and generate citizen interest and commitment to the downtown areas. Evaluate the boundaries of the Central Business Districts. Support the revitalization, infill, and increased mix of uses in existing non‐residential, locations. Examine existing non‐residential areas to identify opportunities for more intensive redevelopment or infill. Seek a way for Lebanon Airport to pay for itself while better serving the needs of residents and Continue to work with the Regional Planning Commission to develop and maintain an updated inventory businesses, both in Lebanon and throughout the region. of non‐residential sites and buildings to facilitate expansion and relocation of businesses. Continue efforts to expand regional and national passenger connections to and from Lebanon Airport. Review and amend the City’s Zoning Ordinance as needed to encourage more intensive redevelopment of existing residential and non‐residential areas and to discourage development in undeveloped areas. Establish an urban services boundary for water and sewer. Develop an impact fee schedule to support expanded infrastructure associated with new development. Evaluate the cost of ending commercial service and, if warranted, convert Lebanon Airport to serve general aviation only If passenger enplanements fail to increase significantly. OUTCOME 2 Maintain a diverse economy that is not dependent on a single large employer or economic sector. STRATEGIES ACTIONS Make high‐speed digital services available throughout Lebanon. Ensure that zoning regulations maintain and enhance the mix of downtown businesses, including basic goods and services. Continue to encourage private companies to add high‐speed digital lines to under‐served locations within the City or explore alternatives via regional efforts to bring broadband to the Upper Valley. Develop a long‐range plan for digital high‐speed telecommunications. Encourage City government to coordinate with governing bodies of other nearby towns and digital services providers to improve high‐speed digital services throughout the region. City of Lebanon Master Plan Adopted March 26, 2012 economic development | 6‐9 OUTCOME 3 Recognize the importance of quality of life in attracting new firms to locate in Lebanon and in retaining well‐ educated, skilled workers. STRATEGIES ACTIONS Seek growth and development that preserves or, ideally, enhances Lebanon’s quality of life. Implement the zoning revision recommendations outlined in the City’s Natural Resources Inventory to protect and enhance the most critical natural resources and open spaces. Support the arts and culture as a distinctive and significant component (creative economy) of the local and regional economy. Explore seeking authority from the state legislature to implement a City sales tax. Promote Lebanon’s historic, environmental, scenic, recreational, and cultural assets. Continue to strive for excellence in public education and municipal services, taking into account the impact on taxes levied to City residents. Encourage housing in the upper floors of downtown buildings. City of Lebanon Master Plan Adopted March 26, 2012 6‐10 | economic development 7| Housing 7 |A Vision & Purpose The City of Lebanon shall actively foster a diverse range of housing opportunities and choices for current and key points | vision & purpose prospective residents, and will strive to promote the development of diverse, sustainable neighborhoods that – Foster a diverse range of housing opportunities for all reflect Lebanon’s “small-town” character and distinctiveness. segments of the population – Promote development of diverse, sustainable neighborhoods The City of Lebanon shall encourage a range of housing options for all segments of the population. New hous- that contribute to Lebanon’s quality of life and small‐town ing development should contribute positively to existing neighborhoods and create safe and desirable new character neighborhoods consistent with the other planning goals of the City as expressed in this Master Plan. 7|B Issues & Priorities 7 | B‐1 Housing Needs key points | issues & priorities Lebanon’s continued economic vitality is dependent on the availability of housing that is affordable for the – Provide a range of housing options that will support the City’s City’s workforce. Not only does the City’s housing stock need to expand as the economy grows, but the homes continued economic vitality and a diverse population need to match the needs and means of those new workers and their families. As residents’ housing needs will – Build and maintain livable neighborhoods that will contribute change over their lifetimes, the City needs to provide a diversity of housing options so that people at all stages to Lebanon’s quality of life and small‐town character of life can live in Lebanon. While ownership of a single-family home will remain the preferred choice for many households, other types of housing will be needed to attract and retain a diverse population, achieve higher- density development, increase the supply of affordable homes, meet the housing needs of both younger and older residents, and provide housing to residents with special needs. 7 | B‐2 Livable Neighborhoods Lebanon’s quality of life and small-town character is rooted in its residential neighborhoods, particularly the older neighborhoods that grew outward from the Lebanon and West Lebanon business districts. These tra- ditional neighborhoods have many attractive characteristics that were not replicated in much of the housing development that occurred in the second half of the 20th century. To maintain the City’s quality of life and small-town character, new residential development should incorporate the characteristics that have made those traditional neighborhoods attractive places to live for generations of City residents. 7|C Existing Conditions & Trends Lebanon’s housing helps shape the identity of the City, and is a principal influence on the lives of its residents. There are a variety of housing options in Lebanon, with significant components of renter and owner-occupied single-family, duplex, multi-family and manufactured homes found throughout the City, in urban, suburban and rural settings. The City’s location and amenities make it an attractive place to live. The regional economy is stabilized by the presence of large institutional employers, and includes a robust workforce, which in turn requires housing for employees. City of Lebanon Master Plan Adopted March 26, 2012 housing | 7‐1 The Land Use chapter describes the general settlement pattern in Lebanon, both historically and recent trends. key points | existing conditions & trends Currently, 73% of the City’s residences are within the traditional urban neighborhoods of downtown Lebanon – While Lebanon has a diverse housing stock, particularly as and West Lebanon and 27% are outside of the downtown areas. Neighborhood character and existing housing compared to other Upper Valley communities, the supply of patterns, as well as the preservation of historic housing attributes are additional themes supported throughout housing in the City and region has not kept pace with the this plan. needs of a growing workforce. – Lebanon and the Upper Valley continue to struggle to provide 7 | C‐1 Housing Supply housing that is affordable for the region’s workforce, with a particular need in the City for rental housing affordable to The number of housing units, the diversity of housing types, and the range of housing costs are important low‐ and moderate‐income households. There is also a need characteristics of the City’s housing supply. The City offers a spectrum of housing opportunities and choices: for housing for the region’s growing number of older residents. single-family, multi-family, owner-occupied and rental units. The following list highlights some of the major characteristics of Lebanon’s housing supply: – The design and character of residential neighborhoods is critical to maintaining Lebanon’s quality of life and small‐ ■ 6,649 housing units are located within Lebanon. (Census 2010) town character. The City’s older residential areas extending out ■ 942 housing units were added from 2000-2010, representing a 17% increase for the decade. (Census from the Lebanon and West Lebanon business districts provide 2010) excellent examples of the characteristics of livable, attractive ■ Housing development in Lebanon from 2000-2010 occurred at a greater rate than Hanover, Hartford, neighborhoods. Claremont and the State of New Hampshire, and was similar to the rate for Grafton County. (Census 2010) ■ Lebanon’s housing units are 47% single-family and 53% multi-family. (Lebanon Planning Office) ■ During the 2000s, 80% of housing units were constructed within the urban core and 20% outside. The 1990s had approximately 47% of new housing construction within the urban core and 53% outside the urban core. (Lebanon Planning Office) ■ 49% of occupied housing units are owner occupied, 51% are renter occupied. (Census 2010) ■ The 2010 housing unit vacancy rate was 7%, up from 4% in 2000. The vacancy rate for owner-occupied homes was 3% and for rental units was 5.6%. (Census 2010) ■ In 2010, the average household size was 2.10 people, as compared to 2.23 people in 2000. (Census 2010) In addition to the existing diverse housing stock, there is a significant land base that could meet housing de- mand into the foreseeable future. However, the 2002 Upper Valley Regional Housing Needs Analysis report, concluded that housing development in the region has not kept pace with the needs of the growing workforce. In 2010, the Upper Valley Lake Sunapee Regional Planning Commission initiated an update of the Upper Val- ley Regional Housing Needs Analysis report, with a projected completion date of Spring 2012. The updated analysis will provide a synopsis of the current status of both supply and demand for housing within the region, including Lebanon’s fair share. The relationship between housing supply and demand is not a simple linear relationship, but a more complex dynamic in which the individual types or categories of housing units strive to achieve their own unique balance between supply and demand forces. For example, in Lebanon it is generally acknowledged that the demand for “workforce” housing exceeds supply, where currently the supply of “higher end” homes exceeds demand. This is supported by feedback from the region’s major employers requesting more workforce housing opportunities be provided, and evidenced by the number of approved but yet to be built housing units priced above the me- City of Lebanon Master Plan Adopted March 26, 2012 7‐2 | housing dian home sale price. Vacancy rates are an additional metric reflecting the balance between supply and demand, as our housing costs and the ability of peoples income to support housing choices. 7 | C‐2 Housing Affordability Housing affordability is a growing challenge. Housing is becoming less affordable due to a number of factors, which include high land costs, the regulatory process, costs of building material and labor, and the state prop- erty tax structure. At the same time, housing assistance funding is decreasing. Many families are finding it increasingly diff cult to find affordable housing options close to work and neces- sary services. When housing is not available in the job center communities, households have to seek options in smaller communities farther away. This negatively affects vehicle miles traveled, traffic congestion, air pollu- tion, and other by-products of sprawl, as well as quality of life factors such as time for family and community. In addition, high gas prices are more diff cult for lower income households to absorb. There is an insufficient supply of suitable affordable/workforce housing to serve the residents of Lebanon. This problem is even more serious for the growing elderly population who are often most in need of living in in-town locations where tran- sit, shopping, and other services are available, despite the best efforts of local non-prof ts such as the Lebanon Housing Authority and the Twin Pines Housing Trust. New Hampshire statute RSA 674:58-61 defines affordable housing as: “housing with combined rental and util- ity costs or combined mortgage loan debt services, property taxes, and required insurance that do not exceed 30 percent of a household’s gross annual income”. In 2008, the State of New Hampshire enacted Senate Bill (SB) 342, which “requires municipalities that exercise the power to adopt land use ordinances to provide op- portunities for the development of workforce housing, and establishes a mechanism for expediting relief from municipal actions which deny, impede, or delay qualified proposals for workforce housing.” In response to this law, the Lebanon Planning Office produced the report, “City of Lebanon Workforce Housing Law Compliance Overview”. The purpose of the report was to examine whether the City of Lebanon provides reasonable and realistic opportunities for the development of workforce housing, including rental and multi- family housing as required by the Workforce Housing Law. Key findings of that report included: ■ Moderate- to low-income households (e.g. earning 60% or less of the median household income) are un- Manufactured Home. Factory‐built home constructed on a chassis after able to find appropriate rental housing in Lebanon. adoption of the HUD code on June 15, 1976; arrives on the site fully ■ There is a high demand for rental housing concentrated in the City of Lebanon, resulting in high prices assembled (though often in more than one unit); inspected by HUD and low vacancy rates, suggesting that the available housing stock is not meeting demand for the work- inspectors prior to delivery for conformity to the HUD code. force. ■ The average single-family home is not affordable when using the 30% affordability guideline. ■ Manufactured housing and condominiums can be affordable options in Lebanon. ■ Affordability is better in higher density zoning districts. ■ 84% of the Lebanon’s residentially zoned land allows the opportunity for workforce housing develop- ment. City of Lebanon Master Plan Adopted March 26, 2012 housing | 7‐3 In essence, the report highlights that although opportunity exists, outcomes are not being achieved to address the provision of affordable housing, with the affordability of rental housing units being of greater concern than affordability of single-family home ownership. 7 | C‐3 Neighborhood Character and Design Much of the residential development in the 1970s and 1980s lacked the characteristics that made older, more traditional neighborhoods attractive places to live. These residential developments were often poorly planned and isolated from the community, requiring the use of automobiles to serve the needs of residents. More recent developments such as Spencer Square and Emerson Gardens are better situated to enable residents to social- ize and walk to jobs, errands or to the bus stop. Future residential development, unless properly planned, has key points | future challenges & opportunities the potential to create excessive traffic and place other additional economic burdens on the City, as well as to – Lebanon needs residential development that is compatible degrade the resources and amenities that make Lebanon a special place to live. with other community goals such as resource protection, smart growth, transportation alternatives. – Lebanon needs housing available at prices, sizes, and locations 7|D Future Challenges & Opportunities to match the needs and means of the people who will fill the jobs being created in the City and region, as well as the 7 | D‐1 Planning Techniques and Principles changing housing needs of current residents as they move Increased residential development to meet the needs of the City’s residents and businesses does not need to be through life. inconsistent with other planning goals. Poorly planned or inappropriately sited development often degrades – Lebanon will have to be more proactive in expanding the both critical natural resources and those features of the neighborhood that give it its special character. However, availability of housing affordable to low‐ and moderate‐ there are many land use planning techniques available to ensure that development is consistent with the protec- income households, as the market is not creating an adequate tion of important natural resources and special features. They include: supply of affordable homes. ■ Shoreline and wetland buffers – Residential neighborhoods in Lebanon should be planned and designed with characteristics that make them attractive, ■ Situating human activity away from sensitive areas or special resources, such as steep slopes, wetlands, healthy, sustainable, livable places, and that create a sense of important habitats, and important agricultural or forest lands community and belonging for residents. ■ Stormwater management, erosion and sedimentation control ■ Siting and design to reduce visibility of development located on ridgelines and hillsides ■ Designing outdoor lighting to achieve the goals on the site without impacts off-site ■ Ensuring ample open space areas are available for outdoor recreation ■ Siting and construction to maximize energy efficiency Similarly, good planning principles can ensure that residential development is consistent with the goal of build- ing livable, walkable communities and the reduction in the additional traffic increase that development can oth- erwise bring. These principles can result in the creation of new neighborhoods rather than merely assembling houses. Some of these principles are: ■ Locate near shopping, jobs, utilities and services ■ Connectivity of roads ■ Pedestrian and bicycle paths and sidewalks City of Lebanon Master Plan Adopted March 26, 2012 7‐4 | housing ■ Narrow roads and shallow setbacks ■ Building design features such as rear garages and front porches ■ Street trees and other pedestrian amenities (like benches or public art) Fiscally, as noted in the Land Use Chapter, it is less expensive for the City to provide facilities and services to high-density residential development in and near the downtown areas than it is to serve low-density develop- ment in outlying areas. Some examples of the increased costs associated with rural sprawl are increased school bussing, road maintenance, and emergency services, as well as environmental costs and loss of community and rural character. Additionally, Lebanon should continue to require new development to pay their proportional fair share of off-site improvements necessitated by the development. RSA 674:21 enables planning boards to require developers to pay for highway, drainage, and sewer and water upgrades made necessary by their development. 7 | D‐2 Housing Supply and Demand The idea of balancing housing and jobs goes beyond achieving equilibrium between the number of housing units and jobs. Preferably, housing should be available at prices, sizes, and locations to match the type and location of jobs available. For those with special needs, sufficient housing should be developed to eliminate quarry hill the existing waiting lists. Upon completion of the Master Plan, the City will engage in developing a housing implementation plan that will include an analysis of the supply and demand equation across the various catego- ries of housing stock, incorporating the findings of the 2012 Regional Housing Needs Analysis report. The plan will include recommendations addressing supply, as well as the form or design characteristics of residential neighborhoods. 7 | D‐3 Housing Affordability Every resident of Lebanon should have access to decent, affordable housing. For this to occur, the City needs to preserve the existing inventory of affordable housing and take positive steps to encourage the development of new housing affordable to the City’s workforce and lower income households. Land use tools available to encourage more housing affordable for the City’s workforce and lower-income households include: ■ Revisiting how the City created other successful affordable and/or workforce housing projects and emu- lating the positive characteristics of such. ■ Density bonuses for including a percentage of permanently affordable and/or workforce housing in large subdivisions or multi-family developments. ■ Allowing accessory apartments with reasonable restrictions. ■ Ensuring that suitable developable land is zoned for higher densities, including multi-family housing. ■ Ensuring that local ordinances do not discourage alternative housing types. ■ Zoning downtown and commercial areas for mixed use to encourage second f oor apartments and rede- velopment with infill, as well as employer-provided housing. City of Lebanon Master Plan Adopted March 26, 2012 housing | 7‐5 ■ Ensuring that zoning definitions do not restrict nontraditional households or alternative living arrange- ments. ■ Coordinating with Grafton County Economic Development Corporation to attract and retain jobs that pay livable wages. ■ Encouraging diversification in neighborhoods through housing development policies that permit various kinds of housing for various income levels in the same neighborhood. ■ Exploring alternative development strategies, such as cottage or bungalow development, to promote, smaller, more energy-efficient, more affordable subdivisions of dwellings with limited size and footprint. ■ Exploring ways to cooperate with the Lebanon Housing Authority and other agencies to use City-owned land for development of low- to moderate-income housing. ■ Allowing modern manufactured homes on permanent foundations in selected residential zones. ■ Exploring the use, renovation or expansion of under-utilized buildings to include affordable and/or work- force housing units. ■ Exploring with community-based land trusts the possibility of creating developments where land is held in trust while selling or renting housing units, thus protecting affordability by preventing excessive land appreciation. 7 | D‐4 Neighborhood Character and Design The City should encourage the types of neighborhood development patterns that residents find most attractive. Existing patterns of development that have produced pleasant and congenial neighborhood development bal- anced with open space areas should be allowed to be replicated. New residential development should similarly be based on the conventions of traditional neighborhood development. Residential activities within such neighborhoods should include both owner-occupied and rental housing. The City should, however, discourage dense development of multi-family housing in the more rural areas of the City to minimize development impacts on the character of these areas. church street The City should encourage integration of workplaces, retail establishments, and educational, cultural, religious, and recreational institutions into existing and new neighborhoods. A variety of land uses should be in close proximity to one another, allowing development to achieve a more economical density in order to take advan- tage of centralized utilities and services. Instead of prohibiting mixed uses, the City should strive to reasonably control the nuisance effects of nonresidential uses within neighborhoods. This kind of integration also provides a sense of civic pride. When people work, live, shop and entertain themselves within such an integrated com- munity they establish close relationships with neighbors and develop a greater sense of personal community responsibility. Neighborhood design should facilitate social interaction and serve the needs of pedestrians and bicyclists as well as automobiles. To this end, the City should work to reduce the intrusion of the automobile into the daily life of the residential neighborhood. Sidewalks, bike paths, parks, playgrounds, and other pedestrian oriented amenities should be encouraged as part of neighborhood planning. The zoning ordinance should outline desired City of Lebanon Master Plan Adopted March 26, 2012 7‐6 | housing elements. Civic and neighborhood organizations should be given incentives to develop these amenities in exist- ing neighborhoods. Developers should be required to include them in new developments. New owner-occupied and rental housing should be conveniently accessible to major centers of employment, including the existing urban centers of Lebanon and West Lebanon and Route 120 North to promote walkable, bikable neighborhoods. New housing should be located principally in areas most economically served by exist- ing City services and utilities. Residential development should be encouraged at a density that creates viable new neighborhoods and avoids a pattern of small, scattered residential subdivisions. Seniors and other residents with special needs require housing that is near services and transit. Some house- holds may need additional on-site services that are offered in group housing, nursing homes and assisted living facilities. Housing developed for seniors and people with special needs should be integrated into the community and located conveniently to the downtown areas of Lebanon and West Lebanon near shopping and community services. City of Lebanon Master Plan Adopted March 26, 2012 housing | 7‐7 7|E Outcomes & Strategies OUTCOME 1 Provide a range of housing options that will support the City’s continued economic vitality and a diverse population. STRATEGIES ACTIONS Ensure that the City takes a proactive role in bringing jobs and housing back into balance. Revise the City’s land use ordinances to allow accessory apartments with reasonable restrictions for owner occupied single‐family homes. Ensure that a sufficient amount of land with high development potential is zoned for high‐density Revise zoning in downtown and commercial areas for mixed use to encourage second floor apartments residential use consistent with the rest of this plan. and redevelopment with infill, as well as employer‐provided housing. Ensure that building standards for rehabilitation of existing buildings are reasonable. Revise the City’s land use ordinances to encourage new manufactured home parks using innovative Continue to consider the opinion and recommendations of the Upper Valley Housing Coalition and layouts and site planning. regional planning agencies regarding increased housing development to meet the needs of the City’s Revise the City’s land use ordinances to allow modern manufactured homes on permanent foundations workforce in collaboration with surrounding communities as appropriate. in selected residential zones, and ensure that local ordinances do not discourage alternative housing Encourage large employers to participate in housing development. types, including manufactured housing. Revise the City’s land use ordinances to create flexibility for Planning Board consideration and approval Encourage the development of housing that is affordable for low‐ and moderate‐income households in of unique housing proposals in the Residential High Density (RHD) District beyond the nominal building Lebanon. heights and setback requirements to permit significant increases in density taking into consideration Consider City road maintenance for permanently affordable housing, and property tax exemptions for land and neighborhood conditions. affordable housing owned by nonprofit organizations. Revise the City’s land use ordinances to offer density bonuses to developers who include workforce Ensure that tax appraisals on affordable housing reflect the market value as encumbered by deeded housing units in large subdivisions or multi‐family projects affordability restrictions. Re‐zone some developable land for high‐density development, including multi‐family housing. Explore legislation to enable the City to require new residential developments above a threshold size to create an adequate number of permanently affordable units, and incorporate in the zoning ordinance if Review the zoning ordinance to ensure that realistic development potential is available close to services it becomes enabled. and transit for a variety of housing options to meet the needs of the elderly and disabled and amend as needed. Require PURDs (Planned Unit Residential Developments) to include a certain number of affordable units with protection of affordability. Review the zoning ordinance to ensure that zoning definitions do not restrict nontraditional households or alternative living arrangements for example: congregate housing, hospice home, assisted living, or Provide incentives for the private development of affordable/workforce housing, e.g. fee exemptions transitional living and amend as needed. and/or density bonuses where appropriate for rental units as well as owner occupied homes. Continue to coordinate with Grafton County Economic Development Corporation to attract and retain Review the approval process and streamline it where possible. jobs that pay livable wages. Encourage diversification in neighborhoods through housing development policies that permit various kinds of housing for various income levels in the same zone. Encourage opportunities for housing developments that include diverse income levels within the development of neighborhoods. Explore cottage or bungalow development strategies to promote, smaller, more energy‐efficient, more affordable subdivisions of dwellings with limited size and footprint. Continue to allow conversion of single‐family homes to duplexes or multi‐family dwellings. City of Lebanon Master Plan Adopted March 26, 2012 7‐8 | housing OUTCOME 1 Provide a range of housing options that will support the City’s continued economic vitality and a diverse population. STRATEGIES Explore ways to cooperate with the Lebanon Housing Authority and other agencies to use City‐owned land and explore opportunities to allow City land for low to moderate‐income housing. Explore the use/renovation/expansion of under‐utilized buildings to include affordable and/or workforce housing units. Explore with community‐based land trusts the possibility of creating developments where land is held in trust while selling/renting housing units, thus protecting affordability by preventing excessive land appreciation. Revisit/emulate how the City created other successful affordable and/or workforce housing projects. Seek to provide all residents of the City, whether elderly, disabled, or with other special needs, with an adequate supply of housing addressing their needs. Cooperate with and support the efforts of area nonprofit organizations working to provide shelter and supportive social services for those with housing needs not provided for by the private for‐profit market. Pursue opportunities for high‐density housing development within walking distance of major job centers. Encourage workforce housing development within walking and biking distance of any future business growth areas. City of Lebanon Master Plan Adopted March 26, 2012 housing | 7‐9 OUTCOME 2 Build and maintain livable neighborhoods that will contribute to Lebanon’s quality of life and small‐town character. STRATEGIES ACTIONS Plan new residential development in a manner that enhances the elements that make a neighborhood Identify and analyze existing residential neighborhoods to identify desirable elements of feel like a neighborhood. neighborhood development patterns, including building mass and setbacks and integration of Encourage as part of neighborhood planning: sidewalks, bike paths, parks, playgrounds, bus stops, compatible nonresidential uses and identify ways to amend existing regulations to strengthen existing walking paths and other pedestrian‐oriented and traffic calming amenities. neighborhoods as growth continues and build successful new ones. Develop neighborhood plans to ensure that improvements and new development encourage social Seek creative approaches to encourage resident participation in all aspects of neighborhood planning. interaction, serve the needs of pedestrians and bicyclists, and reduce automobile traffic. Give incentives to civic and neighborhood organizations to develop pedestrian oriented amenities in Study and modify Site Plan Review and Subdivision Regulations to control automobile traffic to allow existing neighborhoods including access to City planning services and City construction programs and safer pedestrian activity, addressing such issues as road widths, corner radii, signage and other specific services. design criteria, while ensuring adequate access by emergency vehicles. Locate new housing principally in areas most economically served by existing City services and utilities. Revise subdivision and site plan review regulations to require developers to include pedestrian and bicycle oriented amenities in new residential neighborhoods. Link zoning and services so that high‐density development is allowed where services are most cost effective to provide. Establish urban service boundaries based on careful consideration of current capacity of the City’s water supply and wastewater treatment plant, expansion capabilities, future needs, and areas where high Encourage higher density housing near core areas with existing infrastructure and discourage sprawl. density development is most appropriate. Integrate multi‐family and condominium development of appropriate scale into larger neighborhoods Make zoning changes to encourage increased housing density in areas deemed suitable by the Planning with other types of housing. Board due to their proximity to jobs and services, water and sewer, and other considerations as identified Require developers to present complete site inventories (including opportunities and constraints) as in the Land Use chapter of this plan. part of preliminary subdivision and site plan review so that the Planning Board can determine when Review the City’s land use regulations and amend as needed to protect the City’s natural resources from and if clustering of homes is needed to protect high priority resources, similar to conservation design poorly planned or inappropriately sited development. techniques. Revise the City zoning ordinance to include “performance zoning” for integrating nonresidential uses into Ensure that the Zoning Ordinance, Subdivision Regulations, Site Plan Review Regulations, and Driveway neighborhoods, which would regulate the factors that affect compatibility with residential uses (e.g., Regulations all work together to guide residential development towards a livable, bikable and walkable size of business as measured by square feet, customers, employees, noise, lighting, hours, and volume design. and types of traffic). Encourage developers to site and design buildings to meet LEED certification (Leadership Energy Consider adopting differential impact fees based on the cost of community services for downtown Environmental Design) or other energy sustainability guidelines. development vs. scattered development in outlying areas if the rate of residential development increases Require new development to pay its proportional fair share of off‐site improvements as enabled by RSA and facility expansions will be necessitated. 674:21 Innovative Land Use Controls. Promote the role of the Planning Office and Planning Board to assist housing developers in conceptualizing large projects. City of Lebanon Master Plan Adopted March 26, 2012 7‐10 | housing 8| Community Facilities and Services 8 |A Vision & Purpose key points | vision & purpose The City of Lebanon should continue to provide high quality community facilities and services. The City – Provide high quality community facilities and services. should also continue to maintain and improve community facilities; this includes the reuse of facilities and – Manage growth so that new development does not create development of new facilities within the downtown areas to maintain more of the outlying open areas. a demand for community facilities and services that would Since both the quality and cost of community facilities and services are impacted by the City’s development place an excessive burden on City taxpayers. policies, they are an integral part of the long-range planning program. The City should coordinate land use and development with the capacity and capability of facilities and services to maximize their efficiency and effec- tiveness in a manner consistent with the Land Use Chapter of this Master Plan. Participation in ongoing regional planning and contribution to regional efforts when possible and appropriate is of key importance. In order to better integrate community facilities, the City should coordinate with the Lebanon School Board to assure management of major capital expenses and bond issues for City residents. 8|B Issues & Priorities 8 | B‐1 Demand for Services key points | issues & priorities – Meet demand for community facilities and services as the City The City provides a variety of facilities and services for its citizens and the region. Each of these services and continues to grow without unduly burdening taxpayers. the City’s overall infrastructure is affected by the amount of employment, housing, medical, retail, and tourism activities that bring people to Lebanon to live, work, shop or visit. Demand for these services has increased – Increase regional coordination and sharing of resources in the from expansion of employment and residential development in the City and Upper Valley. provision of community facilities and services. As Lebanon continues to grow, demand for public services and infrastructure will continue to increase, strain- ing the City budget and, ultimately, the ability of residents to afford living here. The cost of providing the facili- ties and services that will be demanded as the City continues to grow can be controlled through: ■ Adopting land use policies that direct development toward existing built up areas where City facilities and services are already available. ■ Improving the efficiency of City facilities and services. ■ Reducing the per capita demand on City facilities and services. ■ Keeping City facilities and infrastructure in good condition to avoid costly repairs resulting from de- ferred maintenance. ■ Continued long-range planning and capital budgeting for upgrading and expanding City facilities and services. City of Lebanon Master Plan Adopted March 26, 2012 community facilities and services | 8‐1 8 | B‐2 Regional Coordination There are many opportunities for improved coordination with neighboring municipalities, the school district, the state, and other partners in providing community facilities and services. Sharing resources is becoming key points | existing conditions & trends more important as all levels of government are facing budgetary constraints. Greater regional coordination – Protecting public health, safety and welfare is a basic role of could also result in greater access to community facilities and services for residents throughout the Upper Val- government, and residents also look to City government to ley. provide facilities and services that enrich quality of life. – Lebanon has a paid fire department, which also provides emergency medical services, and a police department. Calls to 8|C Existing Conditions & Trends Protecting public health, safety and welfare is a basic role of government. The City fulfills that role through both departments have been increasing in recent years. the provision of community services like police, f re, ambulance, road maintenance, code enforcement, and di- – Lebanon does not directly provide electric or saster response. Government and private utilities work together to maintain and improve the infrastructure that telecommunications services, but the City has a provides the basic necessities of modern life - drinking water, sanitation, electric power and communications. role in establishing policies related to energy and Residents also look to City government to directly provide or contribute funding for services that enrich quality telecommunications infrastructure. of life such as parks and recreation programs, educational opportunities, library, arts and cultural amenities, and – Lebanon provides municipal water and wastewater service in social and human services. parts of the City. The City’s wastewater collection system and treatment plant are being upgraded and the treatment plant 8 | C‐1 Emergency Services is expected to reach capacity by 2029. 8 | C‐1a Fire Department. The Fire Department responds to ambulance, rescue, hazardous materials, f re calls, vehicle – Lebanon owns and operates a lined landfill that accepts waste accidents. The department is also involved with emergency management, disaster preparedness, pandemic from the City and other communities in New Hampshire and planning and prevention services. In 2010, the department responded to 3,216 calls, 56% of which were for Vermont. The City is currently seeking a permit to expand the emergency medical services and 10% of which were outside the City. The number of calls increased 55% dur- landfill, which would extend its life from 2015 to 2027. ing the 2000s. – Lebanon owns a variety of buildings and lands including the City Hall/Opera House, the Public Works facility and In 2009, the department was composed of 24 career firefighters, 2 f re inspectors, a f re chief and an assistant cemeteries. f re chief, 12 on-call firefighters and 11 support staff. Seventeen of the department’s responders are certified EMTs (emergency medical technicians). The department maintains a minimum of five firefighters on duty at – Lebanon has a K‐12 school system that includes neighborhood all times. elementary schools, a middle school and a high school. The department has a fleet of 10 emergency vehicles and 5 support vehicles. There are three f re stations in the City: ■ Station #1 on Park Street in downtown Lebanon, which is in need of repair and general upgrades. ■ Station #2 on Main Street in West Lebanon, which is in need of repair and general upgrades. ■ Station #3 on Route 4 north of Mascoma Lake, which is in need of water and septic upgrades, and ad- ditional facilities for personnel. In past years, the Fire Department’s on-duty response personnel was able to provide additional services such as: in-service inspections, pre-permitting plan review, municipal f re alarm, building repairs, training, etc. The department can no longer provide many of those services because of the increase in emergency calls, and the City of Lebanon Master Plan Adopted March 26, 2012 8‐2 | community facilities and services change in personnel and equipment. With the sophistication of emergency apparatus, on-duty personnel can no longer undertake major repair work on the transmissions, engines, pumps and hydraulic systems. The City of Lebanon has an ISO (Insurance Service Office) rating of 4 for areas served by water hydrants and 9 for areas without hydrant service based on the capabilities of the City’s Fire Department and infrastructure. In- surance companies use the City’s ISO ratings to set f re insurance premiums with a rating of 1 representing the highest level and 10 indicating the lowest level of fire protection. The City’s recent ISO assessment included highlighting deficiencies in several areas primarily related to the number of available personnel. 8 | C‐1b Police Department. The Lebanon Police Station is located on Poverty Lane. The station is centrally located as far as operations are concerned. The Police Department feels the building is sufficient to meet the depart- ment’s needs. The Lebanon Police Department had 35 full-time sworn Officers and 2 part-time Officers on the force as of

2009. It maintains 24 hour-per-day dispatching with a communications staff of eight full-time and two part- time people. Because of Lebanon’s role as a regional economic center, the police force provides many services unrelated to residential uses and must be capable of meeting a wider range of non-resident demands for a much larger daytime population. The Lebanon Police Department continues its efforts as a community-based department, with a proactive, person-to-person emphasis on crime prevention, drug and alcohol education, and community activity. The Department’s efforts are especially targeted to young people, including the “Student Resource Officer” pro- gram, in which the police maintain a presence in the City’s schools. This approach leads to a greater familiarity between police and residents, resulting in a greater feeling of safety and sense of community. 8 | C‐2 Electric Utilities & Telecommunications 8 | C‐2a Electric Service. National Grid, formerly Granite State Electric, provides electrical service in the City of Leba- non. In 1998, National Grid opened up to electric competition, but to date there have been few competitors. Three-phase power is available at the City’s industrial and commercial centers and major arteries and can be made available to any new areas once the demand is established. The running of new lines is performed for a fee charged to the new user. National Grid currently offers conservation incentive programs for residential and commercial/ industrial customers. 8 | C‐2b Local Power Generation. The Wilder Dam, at maximum capacity, can generate 41,000 kilowatts of power or 41 megawatts. The dam’s current license expires in 2018; re-license procedures are likely to start in 2012. Dur- ing the process of re-licensing the dam there is opportunity for the public to comment on what is desired for a benefit to the community to offset the dam impacts. In addition to the Wilder Dam, there are two dams on the Mascoma River producing power. The Rivermill Hydro Dam owned by Rivermill Hydroelectric Inc. and the wilder dam Glen Road Dam owned by Enel North America Inc. The potential for expanding the region’s hydropower capacity is limited because the majority of environmen- tally and economically feasible sites have already been developed or licensed. The greatest potential for ad- City of Lebanon Master Plan Adopted March 26, 2012 community facilities and services | 8‐3 ditional hydropower is likely to be found in improving generating efficiency at existing plants or in bringing nonproductive or under-productive existing dams online. More study is needed to identify and evaluate options. 8 | C‐2c Communications. The maintenance of a modern and accessible communications network is considered es- sential to the public welfare. Telecommunications technologies are rapidly changing, and must be evaluated on an ongoing basis. Police and f re departments and emergency medical services all rely on communication facilities to provide essential services. Technology and telecommunications can also improve the functions of City government and the quality of its service to residents. Access to information is critical to maintaining a sustainable economic climate that keeps up with current technology and anticipates technological trends. 8 | C‐2d Telephone Service. Fairpoint Communications provides land-line phone service in Lebanon. 8 | C‐2e Cable Television. In New Hampshire, local municipalities can regulate the cable television industry. The City of Lebanon is currently working on negotiating a franchise agreement with Comcast as the sole provider. Tak- ing part in the regional public access channel for local programming is an important consideration for the City, as it is another strategy to help keep citizens better informed about City government and activities and helping in providing transparency in government. High-speed internet access over cable lines would improve the busi- ness climate and also provide cable users with video quality on the internet. 8 | C‐2f Wireless Communications Towers. During the 2000s, consumer adoption of cell phones and the extension of cell phone service from major cities to smaller markets and rural areas has resulted in the proliferation of wireless communications infrastructure to meet growing demand for this rapidly evolving technology. Wireless technologies have expanded beyond voice service, to internet, e-mail and streaming video. As wireless service continue to develop, additional and/or upgraded infrastructure will be needed to expand capacity or improve service quality. The major planning issue in wireless communications technology today is the siting and construction of new communication towers and supporting network infrastructure including power lines, access corridors and sup- port buildings. With the City of Lebanon’s hilly topography, towers and related facilities need to be located on the higher elevation points in order to provide the broadest service area coverage. These structures and their supporting infrastructure can negatively impact mountaintops and ridge lines that are so important to the City’s ecological richness and the scenic character of the rural areas of the City. 8 | C‐2g Satellite. Satellite services generally complement, rather than compete with, terrestrial services. According to the FCC, there doesn’t seem to be a trend towards satellites replacing towers, especially in urban areas. In areas where it is expensive to run cable or put up facilities, satellites will better compete with terrestrial services. 8 | C‐3 Water and Wastewater Infrastructure 8 | C‐3a Water Source. The City’s public water supply is the Mascoma River with the intake for the potable water treat- ment plant approximately 3.5 miles below the outlet to Mascoma Lake and three miles above the Mascoma River’s confluence with the Connecticut River. Lebanon’s surface water comes from the greater Mascoma River watershed, which encompasses 195 square miles and includes Mascoma Lake, Goose Pond and Crystal Lake. Based on U.S. Geological Service data, the City of Lebanon Master Plan Adopted March 26, 2012 8‐4 | community facilities and services usable capacity of these reservoirs is 7.93 billion gallons. The f ow of the Mascoma River is primarily con- trolled by the dam at Mascoma Lake operated by the New Hampshire Department of Environmental Services (NHDES). Minimum water levels are being established to provide adequate habitat for aquatic species. The amount of water that the City of Lebanon withdraws from the river for its potable water supply is approximately 3.1 cubic feet per second. Given that the river’s typical summer day f ow is 40 cubic feet per second, there is sufficient supply for the City’s current and future potable water demand. A period of drought, however, would result in less water in the river and could, if sustained, lead to a water shortage and competition for water between mul- tiple uses. As such, a drought management policy should be developed. A 2001 study examined potential groundwater sources as a supplemental potable water supply for the City. A supplemental water source would not only provide the City with a back up in the event the Mascoma River source is contaminated, but additionally provide the groundwater source that could potentially meet future demands, possibly reducing the need for expensive upgrades to the filtration plant to support increased capac- ity. With the examination of potential glacial and bedrock aquifers as potable water sources, there appeared to be only one well site within Lebanon that is potentially capable of producing one million gallons per day. The site is an aquifer adjacent to the eastern bank of the Connecticut River, just upstream of the City’s wastewater treatment facility. Although the site appears to have excellent potential to serve as a well supply, potential con- tamination and the ability to pump water from this location to higher elevation areas of the City are concerns. 8 | C‐3b Water Source Protection. A protection program for the portion of the Mascoma River’s 195 square mile watershed that drains directly to the plant intake has historically been identified as a high priority for the City. In the event of the river being contaminated, the City could be temporarily without water, unless alternative potable water supply resources, such as reserves in tanks or improved interconnections with Hanover and/or Hartford, are made available. The Department of Public Works currently engages in protection measures in close proximity to the source water intake but at a limited scope and scale as administered through a chemical monitoring waiver granted by NHDES Drinking Water and Groundwater Bureau. In 2011 with the support of a grant from the New Hampshire Department of Environmental Services, the Up- per Valley Lake Sunapee Regional Planning Commission (UVLSPRC) began assisting the City in initiating the development of a source water protection program for the portion of the Mascoma watershed that drains directly to the outtake. The effort includes assessing the range of options for protection, including education and regulatory measures, and includes the concept of risk analysis relative to direct contamination incidents, such as hazardous chemical spills from adjacent roadways. This initial effort was intended to conclude in late 2011, providing recommendations for further advancement of the planning effort. 8 | C‐3c Water Treatment and Distribution. The City of Lebanon water distribution system consists of: ■ Approximately 83 miles of water mains up to 16 inches in diameter. ■ 4 water storage tanks (Farnum Hill, Craft’s Hill, Prospect Hill, and at the end of Lahaye Drive near DHMC). ■ 2 pumping stations. ■ 3 pressure reducing valve stations. City of Lebanon Master Plan Adopted March 26, 2012 community facilities and services | 8‐5 ■ The plant intake and dam on the Mascoma River. ■ The water treatment facility located on Pumping Station Road. The system provides service throughout Lebanon and West Lebanon. The City’s topography necessitates that the service area be divided into four separate zones to maintain desirable pressures. The system also includes two interconnections with the Town of Hanover and one interconnection with the Town of Hartford. All three interconnections require manual operation in the case of an emergency and only allow water to f ow due direc- tionally away from Lebanon to the neighboring communities due to system hydraulic pressures unless pumped. The City’s water quality generally meets or exceeds current regulatory standards. 2010 water data show that City withdraws an average of 1.64 million gallons daily (maximum of 2.5 million gallons) and approximately 600 million gallons annually to meet the demands of the system users. Potable water usage is split between about 42% residential, 42% commercial, 13% industrial, and 3% municipal. The treatment plant’s hydraulic capacity is estimated to be an average daily demand of 2.5 million gallons and a maximum daily demand of 3.5 million gallons. The 1998 Facilities Plan for the Lebanon Water Distribu- tion System projected that demand would reach the plant’s capacity by 2026. The 2009 Water Business Plan highlights that recent water usage trends have changed, suggesting that the plant may not reach full capacity as quickly as previously estimated. The 2008 Facilities Master Plan identified $1.5 million in capital projects for the water treatment facility. The 2009 Water Business plan highlights that the City does not have a current comprehensive plan that includes projections for water infrastructure needs, and highlights the value of having such. 8 | C‐3d Wastewater. Lebanon operates a wastewater treatment system that serves a portion of the City and parts of the neighboring Town of Enfield. The area of Lebanon near the Town of Hanover is connected to Hanover’s wastewater treatment system, which has a treatment plant located near the confluence of Mink Brook and the Connecticut River. Approximately 17% of Lebanon’s wastewater went to the Hanover Wastewater Treatment Plan in 2010, including the flows from DHMC and Centerra Business Park. Lebanon’s wastewater treatment facility is located in West Lebanon near the confluence of the Connecticut and Mascoma Rivers. It provides secondary treatment and discharges into the Connecticut River. The treatment facility employs the conventional activated sludge process, and has a design capacity of 3.18 million gallons per day. The average f ow from Lebanon and Enfield during the 2000s was 1.86 million gallons per day. In 2010, the annual total of 617 million gallons of treated wastewater represented an 8% decrease from 2009. Based on the 2007 20-Year Wastewater Treatment Facility Flow Projections report, wastewater flows will approach 2.5 million gallons per day by 2030 if Hanover continues to accept wastewater from its current service area in wastewater treatment facility Lebanon, and would exceed 3.0 million gallons per day if Hanover does not. With its design capacity of 3.18 million gallons per day, the treatment facility is expected to reach capacity sometime after 2026. The physical infrastructure of the plant is currently 35 years old with a typical lifespan of 50 years. In 2007, a needs assessment was completed, which recommended a $11.2 million, multi-year wastewater treatment City of Lebanon Master Plan Adopted March 26, 2012 8‐6 | community facilities and services facility improvement project intended to maintain existing capacity and permitted f ow as projected to 2030. Implementation of the multi-year improvement project is expected to begin in 2012 and be completed in 2014. The wastewater treatment system also needs continued upgrades to its collection infrastructure. The 2007 20- Year Wastewater Treatment Facility Flow Projections report found that nearly 47% of the flows reaching the treatment plant were a result of groundwater and stormwater entering into the system. Groundwater infiltrates into sanitary sewers through broken, cracked or improperly connected pipes. Stormwater enters through direct connections of roof drains and sump pumps, and through combined sewer lines. Of the estimated 58 miles of public sewer lines in Lebanon, an estimated 27 miles are combined sewer lines that accept both wastewater and stormwater flows. The City’s combined sewer lines create a major operating challenge for the wastewater treatment plant during periods of rainfall and snow melt when a lot of stormwater enters the wastewater system. There are seven com- bined sewer overflow outlets in the City that discharge untreated wastewater when the flows into the system exceed the plant’s capacity. Five of these outlets are in the Water Street/Church Street/Spring Street neighbor- hood. The releases of raw sewage from the outlets in that area were identified as contributing significantly to the degradation of water quality in the Connecticut River, Great Brook and the Mascoma River. In 2008, untreated wastewater was released 61 times from the combined sewer overflow outlets. In 2000, the EPA issued an administrative order requiring the City to separate sewer and storm water lines and eliminate discharges containing sewage to surface waters. In 2009, the City and the EPA negotiated a revision to the original mandate, modifying the original completion date of 2012, to a revised completion date of no later than 2020. From 2000 through 2011, the City appropriated more than $34 million to this effort. Approximately $17 million is anticipated to be appropriated between 2012-2018, bringing the estimated total cost of separating the City’s stormwater and wastewater systems to $51 million. 8 | C‐4 Solid Waste The City of Lebanon owns and operates a municipal solid waste landfill located between Route 12A and the Connecticut River in the southwestern area of the City. The site has been used for disposal of solid waste for many years, first through the use of an unlined landfill, which operated through 1992, and then from a permitted lined landfill located on a 10-acre site. The landfill is available to area communities on an ongoing contractual basis and is currently used by 23 communities, 12 in Vermont and 11 in New Hampshire. The City landfill accepted approximately 40,000 tons of waste in 2010. A recycling facility located adjacent to the landfill provides a means to reduce the overall volume of solid waste in the waste stream and extend the life of the landfill. The active lined landfill consists of several discrete cells which are categorized by development phase. Based upon current filling conditions, it is anticipated that existing cells will be filled to capacity in 2015. In 2010, the City submitted an application to the New Hampshire Department of Environmental Services Solid Waste Bureau for a proposed 4.82 acre expansion. The proposed expansion should extend the life of the facility by about 12 years, reaching capacity in approximately 2027. Solid waste business plans have been prepared for the City in 2006 and 2011. The business plans provided the City with strategies to improve the landfill through design, construction and operation. Components of the City of Lebanon Master Plan Adopted March 26, 2012 community facilities and services | 8‐7 plans included the proposed purchase of equipment to assist in more efficient compaction, as well as methane recovery strategies, and a cost/benefit analysis related to the long-term use of the facility. 8 | C‐5 Civic Buildings & Properties The City’s Public Facilities Committee advises the City Council and administration on the stewardship and disposition of city-owned buildings and land (excepting lands under the jurisdiction of the Conservation Com- mission). 8 | C‐5a City Hall/Opera House. City Hall is located in downtown Lebanon on North Park Street facing Colburn Park. This two-story brick Neo-Federal structure with cupola was built in 1923, replacing the meetinghouse town hall destroyed by f re. Lebanon City Hall is listed in the National Register of Historic Places as a contributing structure within the Colburn Park Historic District. The Opera House occupies more than 70% of the square footage of City Hall. The Lebanon Opera House Im- provement Corporation holds a long-term lease for this space. Over 30,000 people attend performances or other events at the Opera House each year. The “old-style construction” of the City Hall Building gives it character and charm, but makes renovations more challenging. Numerous internal building upgrades have been completed, including energy efficiency improvements, as well as ADA-compliant changes including ramps and the installation of an elevator. Addi- tionally, the size constraints of available space limit any future expansion, in the absence of additional add-on construction. 8 | C‐5b Public Works Facility. The Department of Public Works utilizes several buildings for operations and storage. Located along Route 4, near the Water Treatment Plant, is the Mose E. Sanville Memorial Public Works Facil- ity Building constructed in 2010, as well as a working operations and maintenance garage space. The grounds contain an enclosed area for salt and sand storage, areas for construction materials storage, and parking for vehicles and equipment. 8 | C‐5c Lebanon Public Library. The Lebanon Public Library is located on the east side of Colburn Park, on the corner of Bank Street. The brick structure, combining Greek details with forms borrowed from Roman and Egyptian sources as well as abstracted designs, was constructed in 1909 with a Carnegie donation and public subscrip- tion. It is also listed in the National Register of Historic Places as a contributing structure within the Colburn Park Historic District. An addition nearly doubling the size of the building was constructed in 1986, and pro- vides a handicapped accessible entrance and an elevator serving all 4 floors of the library. The original Carnegie section of the building and the addition contain approximately 8,000 square feet. lebanon public library 8 | C‐5d West Lebanon Kilton Public Library. In 1998 the library system received a bequest of approximately $1.3 million from the estates of James and Willena Kilton, to be used for capital improvements or construction of a new West Lebanon Library. The Lebanon Public Libraries Foundation was formed in 2006, which spearheaded the capital campaign to raise additional supporting funds for construction of the Kilton Public Library. After a considerable amount of fund-raising, the foundation requested that the City match the original Kilton gift. In December 2008, the Lebanon City Council unanimously voted to match the Kilton legacy with a $1.5 million City of Lebanon Master Plan Adopted March 26, 2012 8‐8 | community facilities and services contribution toward the project. The Kilton Public Library was opened in 2010 and replaces the former West Lebanon library building. 8 | C‐5e Cemeteries. The Operations and Maintenance division of the Department of Public Works is responsible for maintaining City-owned cemeteries among various other responsibilities. The City owns and maintains the following cemeteries: ■ Old Pine Tree Cemetery, Old Pine Tree Cemetery Road, West Lebanon ■ Glenwood: Mt. Calvary Cemetery, Dulac Street, Lebanon ■ Valley/Sacred Heart Cemetery, Mascoma Street Extension, Lebanon ■ School St. Cemetery, School Street, Lebanon ■ West Lebanon Cemetery, Pleasant Street, West Lebanon ■ East Mascoma Cemetery, Route 4, East Lebanon ■ Cole Cemetery, Great Brook Road, Lebanon ■ Valley Cemetery Annex, Lebanon There are roughly 2,000 cemetery plots available, and this number should be sufficient for the next decade. Planning should begin now to identify and assess potential future sites. The level of maintenance could be im- proved, as well as an overall community acknowledgement that cemeteries primary purpose is for burial of the dead, and that collateral uses should not interfere with the respect due to these sacred places. 8 | C‐6 Lebanon School District The Lebanon School District operates completely independently from City government and has its own annual meeting in March of each year. While construction projects proposed by the district are exempt from municipal zoning and planning regulations, the district presents their plans formally to municipal boards for advisory review. The Lebanon School District has a comprehensive school system consisting of grades K-12, a vocational edu- cational program and an English Language Learner program. The district’s long range vision is to better serve the educational needs of a wide range of students in this very diverse community. One goal is to raise over time the quality of land and physical facilities available to its educational programs. As recommended in the district’s long range plan, and approved by voters, a new middle school is currently being constructed for grades 5-8. The location of the new middle school is along Route 4, nearly a mile east of the existing Lebanon Junior High School. Recent consolidation of neighborhood elementary schools, plus the scheduled September 2012 opening of the Lebanon Middle School, will leave the district with surplus buildings and land that is slated for sale of the writing of this plan. Recreation fields owned and maintained by the Lebanon School District are adequate for present needs and supplement city-owned facilities through successful collaboration by the district and the City’s Recreation and Parks Department. City of Lebanon Master Plan Adopted March 26, 2012 community facilities and services | 8‐9 key points | future challenges & opportunities 8|D Future Challenges & Opportunities – As the City continues to grow, the demand for community 8 | D‐1 Demand for Services facilities and services will increase. The City would benefit from a well‐planned vision that clearly delineates where As the service center and employment hub of the Upper Valley, there is increasing pressure on the City of utilities can extend. The establishment of an Urban Services Lebanon for public services and transportation infrastructure; as the City grows the demand for services and Boundary would permit the City to focus development in a infrastructure will increase. Environmental, fiscal, political, and other factors challenge local capacity to more concentrated area. This would reduce the capital and build, operate, and maintain the types of facilities that residents and visitors want or need. As noted in the operating costs of City water and sewer systems. Introduction Chapter, the City of Lebanon’s resident population is 13,151 (Census 2010). The daytime population (estimated to be 25,000—35,000) is significantly increased by the numbers of non-residents who – Ongoing monitoring of the condition of the emergency service work and shop in Lebanon. This influx creates an additional burden on our City’s infrastructure and public equipment and infrastructure, the efficiency of the delivery, services. Since most municipal programs are supported by tax revenue, the reality is that civic infrastructure and the implementation of preventative strategies is needed and fiscal impact are inter-dependent public policy issues. Each is driven by local land use choices. to ensure that emergency services are provided at a level commensurate with demand. The extent and adequacy of community facilities and services are far from static. Existing facilities may be- – Local planning for energy and telecommunications should come inadequate through structural deterioration or functional obsolescence and/or the increased public expec- be aligned with regional and statewide efforts, as well as tations and demands that accompany residential and non-residential population growth and lifestyle changes. informed or guided by efforts underway by the Lebanon To plan for future facility and service needs, existing facilities must be reviewed and assessed. The cost of any upgrades or improvements should continue to be incorporated into the City’s Capital Improvement Program Energy Advisory Committee, which is currently engaged in the (CIP), which the Planning Board is authorized to prepare (RSA 674:5). preparation of an energy master plan. – The City has a long recognized need for a second water supply While the City needs to ensure that it is served by the best practical and obtainable utilities with sufficient level to supplement the current water source, the Mascoma River, of service and controls, for existing and future demands, the location of City services must be addressed. Leba- in case of contamination or inadequate supply. The City also non’s utility infrastructure has a major influence on land use patterns in the City. With the introduction of water needs a source water protection program to protect its water and sewer utilities, development is able to occur at increased density or intensity, resulting in a major impact supply. Efforts to conserve water would benefit both the City’s on the future growth and development of the City. Potable water and sewer services are second only to road water and wastewater treatment systems. access as factors affecting the type and pattern of land use development. For these reasons, the City of Lebanon should carefully consider and establish a policy regarding line extensions. Currently, potable water and sewer – The City needs to continue to operate the municipal landfill extensions must be approved by the City Council before the final application for subdivision review. The City in a financially sustainable manner. Diverting waste from would benefit from a well-planned vision that clearly delineates where utilities can extend. The establishment the landfill through recycling, re‐use and composting will of an Urban Services Boundary, beyond which utilities would not be expanded, would permit the City to focus extend the life of the landfill and may generate other revenue development in a more concentrated area. This would reduce the capital and operating costs of the systems and streams for the landfill. help preserve the rural character of the outlying areas. – As the City grows and expands its services, pressure for additional employees and facilities will continue to increase. The City should work to direct development in the central districts, reducing utilities infrastructure costs and Additional administrative space in downtown Lebanon should preserving the character of the City’s outlying rural areas. In keeping with the issues identified in the Lebanon be sought to meet those future needs. Central Business District and West Lebanon Central Business District chapters of this Master Plan, services should remain in the central Lebanon and West Lebanon downtown areas whenever possible. Centralized mu- – Lebanon residents would be best served by collaborative nicipal services offer convenience, support commercial activity downtown, facilitate better communication for efforts between the school administration and City both employees and residents, and contribute to the vitality of Lebanon’s downtown areas. administration as it relates to infrastructure and capital planning. City of Lebanon Master Plan Adopted March 26, 2012 8‐10 | community facilities and services 8 | D‐2 Emergency Services The provision of emergency services will continue to be a core or essential service provided by the City of Lebanon. As such, measures should be implemented to continually assess the condition of the emergency ser- vice equipment and infrastructure, the efficiency of the delivery, and the implementation of preventative strate- gies. Assessments and proposed recommendations should take into account the symbiotic relationship between pending development and the subsequent demand for services. 8 | D‐3 Electric Utilities & Telecommunications Local planning for utilities and telecommunications should be aligned with regional and statewide efforts, as well as informed or guided by efforts underway by the Lebanon Energy Advisory Committee, which is currently engaged in the preparation of an energy master plan. The NH Climate Action Plan, prepared by the New Hampshire Department of Environmental Services is an example of a regional effort, intended to provide guidance, and speaks to a “more diversified energy mix, more efficient use of energy, and development of our communities in ways that strengthen neighborhoods and urban centers, preserve rural areas, and retain New Hampshire’s quality of life”. Common themes in these local and regional energy planning efforts include: ■ Maximize energy efficiency and renewable energy opportunities. ■ Support energy conservation strategies, local clean power generation, distributed generation technolo- gies, and innovative industries. ■ Reduce greenhouse gas emissions and consumption of fossil fuels. A shift toward greater reliance on renewable resources, such as solar, wind, and wood, would allow users to have more control over their energy sources. In the not so distant future, imported forms of energy, especially petroleum products, will eventually and inevitably become scarce and more expensive. Shifting towards these renewable resources would require lifestyle changes and would be capital intensive in the short term, but would be a sound long-term investment. Community energy and energy alternatives could be encouraged with local tax incentives. 8 | D‐4 Water & Wastewater Infrastructure Understanding potential barriers to the continued use of the Mascoma River as source water intake is funda- lebanon police department mental to the long-term provision of potable water the residents of Lebanon. A water business plan should Photo by: Douglas Albanese assess how water supply withdrawal limits that may be imposed by the state Department of Environmental Services relate to projected future use, as well as factors such as water rights that may be vested by the hydro- electric dams. Additionally, existing plans recommend that the City continue to pursue alternate and/or additional water sup- ply source(s) to provide redundancy, including whether the aquifer well site located near the Connecticut River and Route 12A is a viable supplemental or alternative future source. The previous recommendation that a formal Inter-Municipal Agreement be executed between the City and the towns of Hanover, NH and Hartford, City of Lebanon Master Plan Adopted March 26, 2012 community facilities and services | 8‐11 VT and additional hydraulic analysis be performed to further evaluate the engineering controls required for the adjacent communities, would provide additional means to provide water to the City for present emergency demand. The response to an emergency event such as the contamination of the Mascoma River should be provided within an existing plan. The existing Hazard Mitigation Plan developed by UVLSRPC, as well as the Lebanon Emergency Operations Plan, provide general information related to the water supply but are absent of specifics as to an emergency supply. 8 | D‐4a Water Source Protection. The City would be well served to complete the development and implementation of a source water protection program for the Mascoma River Watershed. This effort would expand the scale and scope of the existing efforts of the Department of Public Works, including potentially engaging more stakeholders, such as the Mascoma Lake Association, the Intermunicipal Mascoma River Local Advisory Com- mittee, the Conservation Commission, and substantially increasing awareness and protection of this resource. An aquifer protection overlay district as well as riverbank protection standards would set guidelines for pro- tection of Lebanon’s surface and ground waters, and could be components of the source water plan as well as expanded to apply to the City in its entirety. 8 | D‐4b Water Treatment & Distribution. The existing 2007 Water Business Plan recommends the development of a comprehensive master plan to integrate and project future water treatment and distribution system improve- ments and needs in a single document. The last water distribution master plan was performed in 1998, therefore the distribution system master plan should be performed now and an update of the water treatment facility master plan be performed in 2013. The design life/depreciation of existing infrastructure should be components of the plan, as well as a review of projected demands. In general, the master plan should be updated every five to ten years. Elements that have been expressed as ideas in the past that should be included within a comprehensive water master plan or perhaps pursued in the immediate include: ■ Implementing a water conservation and efficiency program to minimize water system expenditures and reduce the associated carbon footprint. The conservation program should include public education ef- forts, a potable water audit to understand all sources of “lost” or “unbilled” water, and should recommend long-term conservation measures, which would be required in order to apply for a large groundwater withdrawal permit. ■ An assessment of whether the City may not meet anticipated future water quality regulations. Recom- mendations for additional testing and processes that may allow the City to meet anticipated regulations are discussed in the water treatment plant recommendations section of the 2007 Water Business Plan, and could be implemented as well as a status update provided in the comprehensive plan. ■ Recommendations as to the required on-going capital improvements to replace unsafe or inefficient lines. 8 | D‐4c Wastewater Treatment Facilities & Infrastructure. The two major factors driving the current projected life of the Wastewater Treatment Plant include the condition of the plant itself, to include condition of the equip- ment and ability for the treatment process to meet or exceed NPDES permitting standards, as well as the total City of Lebanon Master Plan Adopted March 26, 2012 8‐12 | community facilities and services amount of wastewater f ow that the plant can accept. The planned completion of the treatment plant upgrades are designed to allow for the plant to operate out to year 2029, which coincides with projected flows that are anticipated to reach the plant’s capacity for acceptance. A change in NPDES permitting conditions, which are reviewed every five years, and/or an unexpected increased in flows would alter the current projected life of the plant. Actively assessing and monitoring the plant’s ability to reach 2029 should include monitoring NPDES require- ments, tracking projected flows, and oversight of the currently proposed plant upgrades. Planning for beyond 2029 could include a fiscal analysis as to replacement costs, financing strategies, scale of capacity increase, as well as the additional factors typically involved in this process. In addition to the treatment plant, the condition of the utility lines and associated equipment will be evaluated as part of the EPA administrative order requiring the City to develop a sewer collection system preventive maintenance and sewer overflow response plan. This effort is currently included within the City’s Capital Improvement Plan and presents a valuable opportunity for gathering information for system as well as general planning endeavors. Identifying and upgrading sewer lines experiencing infiltration offers a return on invest- ment by alleviating the estimated 47% of flows that originate from infiltration, providing a savings in the cost of current treatment, and potentially capturing additional plant capacity for the future. While the City is under the EPA administrative order pertaining to sewer and stormwater separation, it should continue to use that as the opportunity to not only improve aging or substandard water and drainage systems, but also improve bicycle and pedestrian amenities within the streetscape. Additionally, implementing a water conservation program (low f ow toilets, faucets, and shower heads) could be the most economical way to gain capacity in the existing system. 8 | D‐5 Solid Waste The current long term solid waste disposal goals for the City landfill as captured in the 2011 Solid Waste Busi- ness Plan include: ■ Continue to operate profitably as a limited regional landfill. ■ Provide on-site solid waste disposal capacity to the year 2050 and beyond. In order to meet the above goals, the City needs to continue to offer a competitive tipping fee that allows the City to meet its financial obligations and implement strategies that will extend the useful life of the existing resource. The business plan provides an opportunity to capture both short and long term utilization of the landfill and should remain a priority as to its implementation. Residents have historically expressed the desire to assess the provision of the landfill as a regional resource, as well as the intention to increase the currently under-utilized recycling efforts, including offering curbside recycling pick-up on a citywide basis which would increase the number of items recycled by City residents. The business plan speaks to these and many other related issues. City of Lebanon Master Plan Adopted March 26, 2012 community facilities and services | 8‐13 8 | D‐6 City Buildings & Properties As the City grows and expands its services, pressure for additional employees and facilities will continue to increase. There have been numerous discussions regarding the potential relocation of various City services out- side of City Hall, but the general consensus has been that residents would like City services to remain central- ized for the convenience of “one-stop shopping.” Keeping most services centralized also promotes and retains the vitality of the downtown area and discourages sprawl in outlying City areas. While the Department of Public Works currently handles maintenance for City cemeteries, the City may want to set up a civic committee to address maintenance, beautification, and promotion of City cemeteries. 8 | D‐7 Lebanon School District Residents of Lebanon would be best served by collaborative efforts between the school administration and City administration for infrastructure and capital planning. The current school consolidation effort within the urban core, creates an opportunity for desirable planning for the reuse of the institutional buildings. City of Lebanon Master Plan Adopted March 26, 2012 8‐14 | community facilities and services 8 |E Outcomes & Strategies OUTCOME 1 Meet demand for community facilities and services as the City continues to grow without unduly burdening taxpayers. STRATEGIES ACTIONS Develop a clear policy for water and sewer extensions, guided by goals for future land use. Conduct an in‐depth study of emergency services (police, fire, ambulance) to determine the impact of development in certain locations on the Police and Fire Department’s ability to respond adequately in Ensure that new public facilities (and where possible, existing facilities) incorporate the following emergencies. principles, when appropriate: Central location (locally and regionally); good access and traffic flow; Assess all City‐owned buildings periodically to determine needed repairs, upgrades, energy‐efficiency adequate parking; energy efficiency; handicapped access; multi‐purpose buildings when possible. improvements, and replacements, as well as the suitability of operational standards. Ensure that Fire and Police Department resources are used for maximum benefit to the City, and make Continue to evaluate and refine the impact fee structure for new development projects to provide sound planning and budget decisions that will minimize unnecessary strain of department resources. adequate revenue to meet the infrastructure and service needs of the City. Continue to explore strategies to improve recruitment and retention of police officers. Conduct a response time study every five years to evaluate the current needs for additional fire stations Meet the community’s energy and telecommunications needs in an efficient manner while preserving and emergency vehicles in the City. the character of the community. Evaluate the personnel needs for emergency response and fire prevention operations and staff to Ensure that the City is served by the best practical and obtainable utilities for existing and future maintain the effectiveness and efficiency of emergency response, fire inspection, and fire prevention demands. efforts. Direct development into the central districts as much as possible to reduce utilities infrastructure costs Conduct a traffic study to evaluate traffic effects on emergency vehicle response, to include corrections to and preserve the character of the outlying rural areas. identified concerns by the Insurance Service Office. Continue to monitor state and federal regulations, industry trends, and developments to protect the best Develop community and school fire prevention programs and remove fire hazards in the City. interests of the City and its residents. Evaluate the demands that proposed development, its size, distance from population centers, and type Encourage the exploration of supplemental energy‐generating sources such as wind, water, and solar will make upon police services in Lebanon, and consider those impacts in the development review and power. permitting process. Encourage the electric utilities to evaluate the generating efficiency of existing hydroelectric plants as Continue to include police equipment that meets capital improvement plan definitions in the City’s well as the feasibility of bringing existing plants online. Capital Improvement Program. Practice and promote cost‐effective energy efficiency. Develop an appropriate staff metric that considers the FBI New England average ratio of police officers to residents and the daytime population increases due to commercial, retail, and the commuting nature of Publicize and encourage energy conservation on the City website and in the City newsletter. Lebanon. Support the activities and recommendation of the Lebanon Energy Action Committee (LEAC). Incorporate robust energy efficiency and conservation requirements into the City’s building code. Bury utility lines, when feasible, for aesthetic, safety, reliability and economic reasons. Review energy use in all City government operations on an annual basis. Continue to participate in the regional public access channel. Develop an energy conservation plan for City buildings and facilities. Promote “smart” development to decrease pressure on the City’s water and wastewater systems. Establish a committee to address telecommunications needs with an emphasis on technologically advanced telecommunication links to enhance the City’s economic climate. Continue identifying significant threats to the City’s water supply. Develop a long‐range telecommunications plan to monitor trends and plan for future Establish a program to reduce water use and increase capacity. telecommunications needs. City of Lebanon Master Plan Adopted March 26, 2012 community facilities and services | 8‐15 OUTCOME 1 Meet demand for community facilities and services as the City continues to grow without unduly burdening taxpayers. STRATEGIES ACTIONS Coordinate utility extensions with the Zoning Ordinance and the Master Plan through a duly adopted Develop and approve a telecommunications ordinance to enforce the appropriate siting and design of public policy. telecommunications towers. Monitor annually the success with which new development has harmonized with the City’s growth Develop, through the City’s Hazardous Materials Plan, a clear notification system to respond to any management, land use planning, and environmental goals, and adjust water and/or sewer extension contamination of public water sources including but not limited to spills on roadways adjacent to surface policy or the parameters of the goals as necessary. waters. Formulate a plan to conserve and maintain wastewater capacity. Incorporate a Water Department review of all proposed developments that may affect the City water Make improvements in the solid waste system to improve the use of solid waste as a commodity and supply. extend the life of landfills. Prepare and adopt an Aquifer Protection Overlay District. Use all available recycling resources and make recycling more convenient so more people will recycle. Prepare an up to date water distribution system map identifying the information identified during the Continue to implement methane recovery systems underway. water distribution system inventory efforts. Continue to support waste reduction technology where financially viable for example: crushing and Add inventoried information to the City’s GIS system and continuously update as new developments are using waste construction material instead of purchasing gravel for landfill maintenance projects. connected to the water distribution system. Utilize any media available to the City (i.e., public access TV channel) to educate the public about Complete a hydraulic modeling study to evaluate the capacity and feasibility of increased water and recycling. sewer lines. Encourage private haulers to expand and better promote their curbside recycling services. Conduct a test well program on the identified supplemental water supply source site. Continue to lobby the State of New Hampshire to define “closure” in Lebanon as “intermediate.” Finalize the hydraulic analysis of the water treatment plant. Provide the best library services possible for the community. Conduct a water audit to determine “lost” and “unbilled” water sources. Continue to study the best use of space for library and community meetings. Establish an Urban Services Boundary, clearly keyed to the Zoning Map and the Land Use Map that includes high‐density residential, commercial, and industrial zones, as well as potential identified Increase storage and collection space for the libraries. growth areas, while excluding the rural zones. Use cemeteries as a City asset. Study the potential cost and benefits of an aggressive water conservation program as an alternative strategy to interceptor replacement that could include approaches such as requiring low‐flow toilets, Promote the use of City cemeteries as civic and open spaces. showers, faucets in the new construction, and subsidizing retrofit in existing buildings, much like electric companies’ programs. Create a schedule for initiation of water conservation by comparing the plan for stormwater separation and the “optimal” capacity for future development. Draft and implement a clear water and sewer extension policy that will support the City’s growth management, land use and environmental goals as expressed in the Zoning Ordinance and the Master Plan. City of Lebanon Master Plan Adopted March 26, 2012 8‐16 | community facilities and services OUTCOME 1 Meet demand for community facilities and services as the City continues to grow without unduly burdening taxpayers. ACTIONS Develop educational programs to make all citizens aware of the social, ecological, and financial benefits of recycling. Provide an additional line item in solid waste budget for education and outreach initiatives. Conduct a cost‐benefit analysis for a City curbside recycling program. Offer a financial incentive to residents and businesses to recycle. Begin the process of identifying and assessing potential future cemetery sites. Establish a civic committee to implement recommendations in the cemetery study, to better promote and maintain City cemeteries. OUTCOME 2 Increase regional coordination and sharing of resources in the provision of community facilities and services. STRATEGIES ACTIONS Coordinate utility work – including highway, water, sewer, and electric ‐ as much as possible to minimize Continue to participate in regional planning efforts since growth in neighboring communities has a the costs of construction and impact on neighborhoods. significant impact on Lebanon’s community facilities and services. Work with other communities in the Mascoma watershed to develop a watershed management plan to Review City and school district buildings no longer used for their original purpose for potential future protect water quality and other resources in the watershed. uses or disposal. Encourage schools, churches/religious organizations, chambers of commerce to lead the way in this educational process about recycling. Study the ability of the water system interconnections between Lebanon and Hanover as well as Lebanon and Hartford, to allow for sharing of water resources under emergency or other conditions. Solicit assistance from local institutions, organizations, and businesses, i.e. recyclers, Dartmouth, Rotary, Boy Scouts, to educate the public about recycling. Develop inter‐municipal operating procedures to allow for utilization of the interconnections. Continue to make use of inter‐library loan and information retrieval to avoid excessive purchasing. Work with the school district in developing a course on recycling as part of the curriculum at all levels. Coordinate with the Lebanon School District SAU #88. Hold joint School Board and City Council Meetings regularly to coordinate planning of capital Consider incorporating Lebanon School buildings in a coordinated schedule for completing all required expenditures in the City. inspections of City‐owned buildings. Incorporate SAU #88 in the capital improvement program process. City of Lebanon Master Plan Adopted March 26, 2012 community facilities and services | 8‐17 9| Transportation 9 |A Vision & Purpose The City of Lebanon’s transportation systems shall be balanced and integrated to improve mobility, enhance key points | vision & purpose resident’s quality of life, improve the attractiveness of our neighborhoods, and support planned regional growth. – Support regional growth and improve mobility, quality of life Transportation decisions shall be based on environmentally sound and health-promoting principles, shall focus and neighborhood character through provision of a balanced, on reinforcing Lebanon’s residential neighborhoods, and shall be pedestrian and bicycle friendly. integrated multi‐modal transportation system. – Promote compact, mixed‐use development that will increase The City of Lebanon shall strive for a balanced and integrated multi-modal (the combination of transit, mo- the efficiency of the City’s transportation network. tor vehicle, air, rail, pedestrian, and bicycle transportation) transportation system that provides incentives for increased use of transit, bicycle and pedestrian modes; supports compact, mixed-use development; reduces – Reduce the City’s carbon footprint, decrease traffic congestion carbon footprints, and contributes to decreases in both traffic congestion and volumes. The City shall approach and promote healthier lifestyles by increasing transit use, transportation issues with an eye to the prevention of future challenges, as well as seeking to remedy existing walking and bicycling. problems and support sustainable development. A transportation implementation plan is needed to attain this vision while coordinating and integrating its ele- ments into other planning areas such as land use and economic development. 9|B Issues & Priorities key points | issues & priorities 9 | B‐1 Transportation and Land Use – Promote a more compact land use pattern that can be For both residential and non-residential development, promoting a more compact land use pattern that can be efficiently served by a multi‐modal transportation system. efficiently served by multi-modal transportation systems is a priority. – Coordinate transportation and economic development to 9 | B‐1a Residential Development. The residential neighborhoods within Lebanon’s core areas are relatively densely provide those living and/or working in the City access to viable developed and are located in proximity to the central business districts. These core areas are surrounded by transportation choices. sparsely populated residential and agricultural/forest land. The scattered residential development that has oc- – Establish and protect the City’s green infrastructure including curred in those outlying areas - such as Hardy Hill, Sunset Rock, Stevens Road, and Poverty Lane - is not ef- trails, greenways and riparian corridors that serve as non‐ ficient from a transportation standpoint due to its distance from commercial, civic and employment areas. motorized transportation connections. This development pattern is stretching the City’s services and infrastructure, in addition to the transportation system. Scattered rural residential development cannot be efficiently served by public transit and is too – Promote active living, biking and walking as part of the daily spread out for most residents to walk or bike to their destinations. routine, which provides dramatic improvements in public health. 9 | B‐1b Nonresidential Development. The commercial development that has occurred in Lebanon in recent decades is expansive and linear, especially along Route 12A. The Route 12A commercial district is a destination for shoppers from a large market area, which makes congestion and traffic accidents a particular concern. Exces- sive access points and turning conflicts along the main thoroughfare and throughout parking areas exacerbate collisions. This adds costs to the community in terms of staff time for police, f re and ambulance service, traffic congestion, and damage to personal property. Route 120, from downtown Lebanon to Hanover, is already ex- periencing similar challenges as it develops, and efforts are needed now to avert the creation of the traffic prob- City of Lebanon Master Plan Adopted March 26, 2012 transportation | 9‐1 lems evident along Route 12A. A more compact, mixed-use development pattern would be less auto-dependent, key points | existing conditions & trends allowing people to safely walk or bike between destinations and increasing the efficiency of public transit. – Lebanon’s location at the intersection of the region’s major transportation routes contributes greatly to the City’s economic vitality and quality of life. 9 | B‐2 Transportation and Economic Development – Traffic volumes and congestion have increased on major Sustainable economic development can be facilitated, supported and coordinated by a well-executed, balanced highways in the City, while Lebanon’s rural roads retain much transportation plan that reduces the resources required for businesses to succeed (e.g. less required parking, of their scenic character. shorter length of utility infrastructure and more users per increment defraying cost, etc.). Creative economy and quality of life are also supported by effective coordination of transportation and economy through facilitating – Bridges are essential to the City’s transportation network and varied living styles and enabling viable choices for travel. Quality and diversity of employment opportunities the regional economy, but are vulnerable to damage from abound when the cost to access places of work diminish to a point where those with economic challenges can storms or other disasters, as well as to degradation due to age have affordable access to workplaces and shopping. More effective coordination of transportation and eco- and limited maintenance. nomic development is needed to provide those living and/or working in the City access to viable transportation – There is a network of sidewalks that allows residents to choices for their journey between home and work and to other destinations in the City and region. walk within Lebanon’s two core areas, but there is limited connectivity between them, as well as very limited or inadequate facilities within other major transportation 9 | B‐3 Transportation and the Environment corridors for pedestrians and bicyclists. The connection between transportation and the environment is often known as “green infrastructure”. Green in- frastructure includes trails, greenways, and riparian corridors that can constitute key transportation connections – Advance Transit provides regular scheduled service in the City for non-motorized modes in less built-up areas and a means of bringing more of the natural environment into and region, and is primarily structured to serve employees and built-up areas. Advantages go beyond transportation; green infrastructure corridors can provide great benefits shoppers with destinations in the Lebanon‐Hanover‐Hartford for air pollution control and stormwater management. employment center. – A short segment of rail line within the City has recently been reactivated for commercial freight traffic, while the remainder 9 | B‐4 Transportation and Health of the corridor provides valuable recreation and bike/ Active living has come to mean biking and walking as part of the daily routine which has dramatic improve- pedestrian infrastructure as the Northern Rail Trail. ments in public health. By having more pleasant and more convenient ways to walk and bike as a part of daily – The City of Lebanon owns and operates an airport for general life, people tend to choose walking and biking in greater numbers. and commercial aviation with service to selected major cities in the Northeast. – The core area of downtown Lebanon is well served by parking 9|C Existing Conditions & Trends facilities designed around the existing pedestrian‐oriented 9 | C‐1 Transportation Network village center, while additional parking is needed for the West Lebanon Central Business District. The intersection of Interstates 89 and 91 in nearby White River Junction, Vermont and the unique and desir- able geography of the Upper Valley create conditions for an ideal transportation network. US Routes 4 and 5 – Coordinated efforts by the region’s employers, local and NH Routes 12A, 10 and 120 further improve the City’s accessibility from surrounding towns, facilitating government, public entities and non‐profits continue to lessen traffic f ow to the employment centers of Hartford, Lebanon and Hanover. Lebanon’s Airport, the Concord- travel demand rather than create additional infrastructure to White River rail corridor, and transit service all diversify the transportation system. This system has contributed support more single occupant vehicles. greatly to Lebanon’s and the Upper Valley’s economic vitality and quality of life. At the same time, growth in traffic and congestion has been one of the major by-products of the economic expansion experienced in the City and region in recent decades. City of Lebanon Master Plan Adopted March 26, 2012 9‐2 | transportation Increasingly, the de-centralized nature of the housing market has contributed to longer commutes for Upper Valley workers. This dispersed residential pattern is diff cult for transit or ride-share to serve effectively, so like most rural areas, there is a heavy reliance on automobile use. This regional land use pattern has dramatic impacts upon the highways and bridges in the City of Lebanon, travel time for commuters, the quality of the environment, the safety and character of neighborhoods, and the cost of municipal services. 9 | C‐2 Roads 9 | C‐2a Inventory. The state maintained highway system consists of four classes: Class I, the primary state system; Class II, the secondary state system; Class III, State recreational roads; and Class IIIa, boating access roads. The municipally maintained highway system consists of three classes: Class IV, urban compact section high- Road Class Miles ways; Class V, town or City roads and streets; and Class VI, all other public ways including roads subject to gates and bars. Interstate 23.6 State Maintained 19.9 9 | C‐2b Roads and Land Use. Streets and roads serve many functions. First, they act as corridors for conveyance of people, either walking, biking, in transit or in cars. They also serve as corridors for utilities, stormwater man- City Access ‐ Public Works Road 5.3 agement and urban green areas with tree shading and landscaping. They are also public spaces encouraging State Road ‐ City Maintained 8.4 interaction between neighbors. They facilitate access to buildings and different land uses. They can also com- Private Business Access 6.7 municate with travelers, telling them that they are in a special place and how they are expected to behave while Class V 86.0 there with signage and landscape cues. Roadway improvement projects, zoning district boundaries, and indi- vidual subdivision, zoning, site plan, driveway permit and building permit applications, should be undertaken Class VI (non‐maintained) 9.0 so that roads remain appropriate to the abutting properties and compatible with adjacent land uses. Care should Private Road 12.0 also be taken when laying out new roads so that the new infrastructure fits the intended land use and vice versa. lebanon road mileage by class 9 | C‐2c Traffic Safety and Congestion. Traffic volumes have greatly increased on the major highways in Lebanon and can be expected to continue to grow along with the Upper Valley’s continued economic growth. Traffic congestion at certain key locations, particularly Route 120 commuter traffic and Route 12A shopping traffic, is not likely to improve substantially without a more comprehensive investigation of managing demand and network-wide improvements. Traffic congestion is a problem along many of the major highways throughout the City, such as Route 12A, Route 120 and Route 4. Congestion on Route 12A, for instance, has impacts that go beyond delays for shop- pers, including reduced mobility and increased emergency response times for residents of Plainfield. When traffic congestion reaches a saturation point, usually during peak hours, motorists seek alternative routes, often through residential neighborhoods, and/or become less safety conscious. Congestion also exacerbates the problem of through-traffic trucking on local roads. As a result of the weight limits on Interstate 91 in Vermont, many heavy trucks come through downtown West Lebanon. Speeding can also arise from road facilities that are not designed appropriately for the context. Wide roads in residential neighborhoods are typical examples of this. When access is too cluttered and speeds are too high, this can also lead to safety problems and accidents, as witnessed on Route 12A. Redundancy (the availability of multiple routes for travel from point A to point B) is desirable to reduce con- gestion and to provide improved access to major destinations such as Dartmouth Hitchcock Medical Center. City of Lebanon Master Plan Adopted March 26, 2012 transportation | 9‐3 9 | C‐2d Scenic Roads and Rural Character. Lebanon has the following designated scenic roads: ■ Stevens Road and Sunset Rock Road (1989) ■ Eastman Hill (1990) ■ Poverty Lane, Slayton Hill and Great Brook Road (1993) ■ Old Pine Tree Cemetery Road (2003) Preserving the historic nature of these roadways helps to sustain the rural feel of the community. The narrow, gently curving designs, stone walls, and surrounding vegetation evoke rural and historic character. A visually pleasing environment makes a significant contribution to a community’s overall quality of life. The erosion of the visual character of a community can have not only psychological impacts, but also very real economic impacts through the loss of tourism and an inability to market the community to prospective businesses and residents. As with other environmental impacts, visual degradation can happen incrementally, slowly changing the character of a community. 9 | C‐3 Bridges Bridges are essential elements of the City’s transportation network; they often present the weakest link in that network and often are more complicated to build or maintain than other parts of the thoroughfare. Many old pine tree cemetery road structures are in various states of disrepair, having greater exposure to the elements and greater cost to repair. The location of bridges within the floodway also presents a potential safety hazard as it may isolate portions of the community if washed out in a flood event, and may severely limit emergency vehicle access. There are four state-owned and two city-owned bridges in Lebanon that appear on the New Hampshire Department of Transportation’s Red List. Bridges on the Red List require interim inspections due to known deficiencies, poor conditions, weight restriction or type of construction. In the bi-state Upper Valley economy, the two Connecticut River crossings are essential to the City as links between the Lebanon and Hartford, VT employment centers and residential areas, as well as for emergency ve- hicle access. The regular maintenance of these structures is paramount for the safety and economic well being of the City and its residents. In addition, pedestrian and bicycle-related improvements need to be incorporated into regular maintenance work and major alterations to the City’s bridges. 9 | C‐4 Pedestrian and Bicycle Facilities A network of sidewalks allows residents to walk within Lebanon’s two core areas, but there is limited con- nectivity between them, as well as very limited or inadequate facilities along the Route 12A and Route 120 corridors. The compilation of a complete sidewalk inventory of the City has been undertaken, and will be a component of an overall pedestrian/bikeway plan in accordance with the City’s pursuit of a multi-modal trans- portation system. The Northern Rail Trail provides excellent recreational and transportation access for bicycles and pedestrians from downtown Lebanon to Enfield and beyond. The extension of the Rail Trail to connect with West Lebanon would be extremely beneficial for improved access for everyone, as well as making the Miracle Mile and West City of Lebanon Master Plan Adopted March 26, 2012 9‐4 | transportation Lebanon shopping districts accessible by bicycle, and should be actively pursued. The Mascoma River Green- way Project aims to make this connection whether or not the railway can be used as a base. For cyclists, there are available five-foot or wider shoulders in numerous locations throughout Lebanon; how- ever, numerous inconsistencies exist and many areas have no shoulders at all, which does not allow cyclists safe continuous access throughout the City. In addition, many bridges, such as the US Route 4 Bridge over the Connecticut River between West Lebanon and White River Junction, are quite narrow and pose a significant hazard for cyclists as they compete for access with cars and trucks. Other obstacles such as on-street drainage grates and vertical curbs can pose a safety hazard to cyclists and limit accessibility for anyone but the most conf dent cyclists. The Lebanon Pedestrian and Bicyclist Advisory Committee (LPBAC) was created in 1995 with a charge to make the City more walkable and bikable by facilitating, enhancing, and encouraging safe pedestrian and route 10 near sachem village, west lebanon bicycle travel and connectivity among the related infrastructure. LPBAC has completed an interim report and master plan for pedestrian and bicycle facilities. The New Hampshire Department of Transportation provides a variety of resources supporting pedestrian/bike infrastructure, including managing the Transportation Enhance- ment funding program, which is geared towards bicycling and pedestrian improvements. The “Blueprint for Community Trails” (2007) report summarizes a vision for a citywide bicycle- and pedes- trian-trail network with connections to the surrounding towns of Hanover, Enfield, Plainfield, and Hartford. Based on a public workshop in March 2006, that vision will need coordination and prioritization in the larger context of the updated Lebanon Master Plan (2011), including review by related City boards/committees and staff. 9 | C‐5 Public Transit Advance Transit (AT) is the primary fixed-route transit provider in the Upper Valley, providing regular sched- uled bus service to the core Lebanon/Hanover/White River Junction area in addition to Enfield, Canaan, Nor- wich, Wilder and Hartford. Additionally, AT provides shuttle service for Dartmouth Hitchcock Medical Center and Dartmouth College. Advance Transit works closely with communities, business and industry to develop and maintain transportation options for Upper Valley residents and employees. AT primarily operates around the denser populated core of the Upper Valley. However, many of the individuals that are transit-dependent (elderly, disabled, and lower- income) are located further away from the core on the outer reaches of the service area. This makes service economically diff cult for the transit provider and logistically diff cult for users. It also increases the demand on an already short supply of park and ride lots. There are other transportation providers or public-private partnerships operating in the Upper Valley whose services are primarily for the elderly or disabled, as well as for linkages to area employers from other regions. Grafton County Senior Citizens Council and United Developmental Services provide para-transit (door-to- door) service to the elderly and disabled in the Lebanon area. Stagecoach Transportation Services provides similar service in neighboring Vermont communities and Community Transportation Services does the same for Sullivan County. City of Lebanon Master Plan Adopted March 26, 2012 transportation | 9‐5 9 | C‐6 Rail Lebanon is home to a portion of the former Boston and Maine freight rail line. Except for approximately 2 miles from the Connecticut River easterly, commercial freight traffic along this White River Junction, VT to Concord, NH railroad line has not been active for more than 30 years. Part of this line now provides valuable recreation and bike/pedestrian infrastructure as the Northern Rail Trail. There is currently no passenger rail service within the community although it is a future possibility. The nearest downtown lebanon transit stop passenger rail line, provided by Amtrak, runs through White River Junction, Vermont, providing north/south connections between St. Albans, Vermont and New London, Connecticut along the Central Vermont rail line. There is currently an investigation into the development of high-speed rail between Boston and Montreal. Phase One of the study is complete, and indicates that potential ridership is high enough to warrant further study. The next phase will evaluate the costs and benefits of the service and may be of interest to Lebanon, as a portion of the corridor could be within the City. Additionally, Lebanon has recently joined the New England Regional Rail Coalition, an advocacy group for enhanced rail service in New England. 9 | C‐7 Airport The City of Lebanon owns and operates an airport for general and commercial aviation with scheduled daily service to Boston and White Plains, New York. The facility includes an air traffic control tower, two runways and hangars. A 2008 survey indicated that general aviation, particularly corporate jet activity is the most critical economic component of the airport. The airport accommodates regional and national corporate aviation needs, providing access to Dartmouth Hitchcock Medical Center (DHMC) and Dartmouth College, as well as other businesses and institutions. “Fly Lebanon,” a partnership between the City of Lebanon and the Greater Lebanon Area Chamber of Com- merce, has been working to promote incentives for increased passenger use of the airport. In recent years, several factors have challenged commercial air service to and from Lebanon, including the airport’s small size and population base; competition from larger airports with low-fare carriers in Manchester, NH and Burlington, VT and restructuring of the airline industry. 9 | C‐8 Parking Parking is an essential component of transportation, but also of economic development as it contributes to the access of business establishments. However, the need for parking is often dependent upon the proximity of dif- fering land uses, from residential to commercial. The core area of downtown Lebanon is somewhat well served by parking facilities designed around the existing pedestrian-oriented village center. In this area, people may park on the street or in lots located behind buildings in the downtown location and walk from one shop to another. A cluster of key services in the Lebanon Central Business District, such as the post Office and library, are located within very close proximity making this an attractive and efficient setting. These existing mixed-use areas should be encouraged, expanded and replicated City of Lebanon Master Plan Adopted March 26, 2012 9‐6 | transportation in other areas. The same is not true for West Lebanon. Here, while there is some on-street parking, there is not enough for the visitors to the village. 9 | C‐9 Transportation Demand Management The Upper Valley Transportation Management Association (UVTMA) is a current initiative by employers and public entities to lessen travel demand rather than create infrastructure to support more single occupant ve- hicles. Transportation demand management (TDM) consists of a broad range of strategies that are intended to reduce and reshape demands on transportation infrastructure including employer flextime and staggered shifts, parking management, commuter incentives, and bike and pedestrian improvements. Upper Valley Ride-share (UVRS), provided by Advance Transit, maintains a database of area commuters car- pooling and offers an online ‘ride board’ to facilitate carpooling and ride sharing. There are no formal park and ride lots in Lebanon and few with excess capacity serving the job center. Park and ride lots are integral in facilitating inter-modal connections and supporting transit use. Large new lots in fast growing areas such as Grantham and Enfield enable additional car- and van-pooling. Major employers are also exploring this concept by developing satellite parking lots for employees and serving them with bus services in order to limit the development of parking on valuable land. In 2009, federal funds totaling $500,000 were secured for exploration of an inter-modal transit facility to serve the Upper Valley. The concept included parking for several hundred vehicles, whose drivers could then board buses and/or other forms of transportation to go to work and elsewhere, including destinations outside the re- gion. Although the effort did not result in any infrastructure improvements, it highlighted the need to continue exploring enhancements to transportation infrastructure within the region. 9|D Future Challenges & Opportunities 9 | D‐1 Alternative Land Use and Traffic Approaches Traditionally, Lebanon has viewed its transportation system as consisting of a roadway network emphasizing automobiles, with some alternative transportation facilities. The future challenge is to recognize the connec- tions between key places in Lebanon as a web of interconnecting options that reinforce and sustain one another. For people to choose alternative transportation over use of their automobiles, there must be viable alternatives to driving, such as the following: ■ Walking routes must be safe, direct, and attractive. ■ Homes must be close to workplaces and services. ■ Land uses and streetscapes must be human-scaled, balancing pedestrian amenities with automobile ac- cess. ■ Public streets must support a balanced variety of uses, with the balance being different for different streets based on their function. City of Lebanon Master Plan Adopted March 26, 2012 transportation | 9‐7 ■ Transit service must be convenient, reliable, and timely. key points | future challenges & opportunities ■ Bicycle routes must be safe and destinations must have convenient and secure parking for bicycles. – Lebanon needs a safe, interconnected, multi‐modal transportation network that links residential areas to ■ Ride-share opportunities and incentives not to drive must be provided. commercial, educational, recreational and cultural centers. Development has been oriented to the use of automobiles at the expense of other transportation modes. The – There needs to be ongoing consideration and regional goal should be to create developments that include a safe and ample multi-modal transportation network link- discussion concerning how to mitigate traffic congestion ing residential areas to commercial, educational, recreational, and cultural centers. This network would include within Lebanon’s main travel corridors. The City should take limiting roadway widening projects in favor of safe and attractive facilities for pedestrians, bicycles and transit. steps to protect and enhance the character of its scenic The network must be complete for all mode paths; sidewalks that just end, bus stops in drainage ditches, and highway corridors. bicycles crossing high-speed thoroughfares are all examples of incomplete mode paths. Complete streets are a – The City should encourage and promote the development tool to help ensure a complete mode path in the network, creating a way for all modes that use the road segment of interconnected networks of sidewalks, bicycle routes to share the right-of-way safely and efficiently. and paths, and other recreational trails that facilitate better transportation throughout the community. Future transportation facilities that require consideration include inter-modal stations, rapid-transit stations and stops, green infrastructure, better gateways and transitions between changing corridor demands and other com- – The City should seek to make improvements to better support ponents necessary to complete trips. They may also entail different modes than those currently served by Leba- mass transportation and should continue to advocate for non. Examples of these may include river travel and horse trails, as well as a connector to I-91 that includes expanded transit service within the region. crossing the Connecticut River by gondola, tram or monorail. Inter-modal stations may offer bike repair and – The City should carefully weigh the potential economic, storage facilities or easier means to put bikes on transit. They may offer ride-share, car-share or smart-carpool environmental and quality of life benefits and costs that facilities. Stations and stops may promote more rapid transit by having dedicated lanes, at-level entry for quick restoring major rail lines through the region would have and loading and unloading, and easy transfers between routes and modes. advocate for the community’s best interest with the railroad and state. 9 | D‐2 Roads – Parking should be planned with consideration for the overall goal of encouraging a multi‐modal transportation system. 9 | D‐2a Traffic Congestion. Current projects under construction by NHDOT to address traffic congestion along Route 12A include raising and lengthening of the Exit 20 bridge overpass to allow for more lanes underneath and the – Lebanon needs more effective transportation management widening of Route 12A between Airport Road and the K-Mart plaza. strategies, in addition to improved facilities, to reach its goals of a better performing transportation system. Alternatives to improve access to DHMC were investigated in the 1988 Upper Valley Transportation Study, which predated DHMC’s move to Lebanon. The study included a connector road from DHMC to Route 10 or I-91. This alternative was projected at that time to significantly reduce traffic at existing river crossings. How- ever, a connector only to Route 10 will more than likely not reduce traffic through the West Lebanon Central Business District or downtown Hanover. Access management, telecommuting, ride-sharing, flexible work schedules, transit and other alternative trans- portation modes are all practices that can help mitigate traffic congestion. In addition, zoning that encourages mixed-use development can help reduce the distance of a commute or lunch-hour trips. There should continue to be thoughtful consideration and regional discussion concerning how to mitigate traffic congestion within the main travel corridors. Future decision-making relative to land use, site development, and infrastructure improvements will need to include new approaches to mitigate future traffic and its demands on the City’s transportation system. It will be diff cult to solve Lebanon’s future transportation issues in isolation or with strict engineering or road building solutions. It will require a well-planned and integrated transportation system that supports all modes of transportation. City of Lebanon Master Plan Adopted March 26, 2012 9‐8 | transportation 9 | D‐2b Scenic Roads and Gateways. Many of Lebanon’s highways are still scenic and should remain so. Effort should continue to support the City’s Scenic Roads Ordinance, and to encourage citizen input via petition identifying and designating more local scenic roads. Care should be taken when the City works on scenic roads, and stone walls and significant trees along these roads should be preserved. While balancing public safety concerns with rural design can be challenging, it is important to design standards for scenic roads that compromise neither safety nor local character. The City should begin to set design guidelines for the visual landscape. Scenic roads will also be protected by directing commercial and residential development towards already de- veloped areas. When development does occur along the City’s scenic corridors, it should be appropriately sited and screened so as to reduce its negative visual impact. Green buffers, conservation design, and landscaping in harmony with the natural and historic features of the landscape, all contribute to preserving scenic values. A flexible scenic corridors overlay district would help protect the City’s character from inappropriate develop- ment and land uses. The City should also help maintain the scenic appearance of its entry ways by creating landscaping standards for those portions of entry corridors not already built up, at I-89 and Routes 120, 10, 4 and 12A. Using gateways to help guide developments away from rural areas towards existing built-up areas will benefit the downtown economies, in addition to maintaining scenic character. The City should strive to improve the appearance of more developed corridors, as well, by avoiding haphazard, unsightly, or inadequate landscaping that does not protect and conform to the natural features of the area. Better gateways may add aesthetic value to Lebanon, but also could better communicate travel direction, routes and behavior to travelers. Similarly, better transitions between corridors may improve mode f ow and safety and again communicate changes in travel behavior like speed changes (for all modes) and changes in mode priority, e.g. from a bike boulevard to a pedestrian greenway (where both modes are allowed, but one has prior- ity). Green infrastructure can be enhanced with more trails and greenways and riparian ways adding both to connections for travelers and enhancing Lebanon’s environment. 9 | D‐3 Pedestrian and Bicycle Facilities There continues to be high public interest in the development of pedestrian and bicycle infrastructure, as well as many practical reasons to prioritize concrete actions on improving these modes of the City’s overall transporta- tion plan, including aesthetic, environmental and public health benefits. As such, the City should encourage and promote the development of interconnected networks of sidewalks, bicycle routes and paths, and recreational trails that facilitate better transportation throughout the community, especially to meet the needs of the young, elderly and other populations who do not drive. This initiative is especially critical to ensure route 120 northward from exit 18 that the City is in compliance with the Americans with Disabilities Act (ADA). Automobile-centered growth has generally resulted in diminished bicycle and pedestrian accessibility. All transportation needs should be addressed in all roadway projects so that that attractive and safe facilities are available throughout the community, such as complete streets. City of Lebanon Master Plan Adopted March 26, 2012 transportation | 9‐9 9 | D‐4 Transit Ridership on all Advance Transit (AT) routes has increased dramatically in recent years. Improved conditions, however, such as a network of park-and-ride lots, would better support mass transportation. For example, there are areas along the Route 120 corridor that do not have park-and-ride lots for commuters wishing to use bus service. A good location for such lot could be at Exit 18 of I-89. A new transit route linking the Upper Valley with the Precision Valley via Route 120 is also needed. Pedestrian connections between employers, residents, and bus stops are minimal throughout the area, and bus stops are often inhospitable, provide no shelter, and are not plowed in the winter. Financial support for Advance Transit operations is not secure and may be limiting the expansion of service in several key areas. Linear “strip development” in Lebanon, such as that along Route 12A, is particularly diff cult for transit to serve. Buses need to compete with other passenger vehicles for roadway space, causing delays and scheduling difficulties. Likewise, isolated industrial parks pose problems reaching and servicing employees. On a site-specific level, the placement of parking in front of buildings and other design factors contributes towards a heavy reliance on vehicular travel and is a disinvestment in transit service. The City should work in cooperation with Advance Transit to address these issues, as transit is a key element in the multi-modal approach. 9 | D‐5 Rail Many of the issues affecting rail transportation, both passenger and freight, are beyond local control. However, the City should consider the potential economic and environmental benefits that restoring major rail lines through the region could encourage. For example, more rail use could alleviate road congestion and costs related to road maintenance. On the other hand, the revival of rail transportation could negatively affect resi- dential neighborhoods that have grown accustomed to cleaner, quieter surroundings since the decline of the railroad. The City’s continued involvement in decisions about any rail line is critical, as the local impact will be significant and there are many competing interests. 9 | D‐6 Parking Parking shall be planned with consideration for the overall goal of encouraging a multi-modal transportation system. Needs of pedestrians, bicycles and transit should be balanced with the needs of individual automobile users as well as aesthetic considerations. Bike parking and stations also need to be provided if bike travel is to become truly viable. Facilities need to be provided at major destinations and bus stops to allow bicycles riders to access places on their bikes and extend their range on transit facilities. 9 | D‐7 Management Strategies 9 | D‐7a Access Management. The solution to preserving investment in highways and improving safety is to not al- ways increase roadway capacity but to manage access. Access management uses a variety of techniques to minimize conflicting traffic movements and optimize roadway capacity and system efficiency. It involves limiting overly abundant, poorly designed access points and driveways. Often access management can be City of Lebanon Master Plan Adopted March 26, 2012 9‐10 | transportation improved by focusing on site improvements, such as defined entry ways and exits, shared driveways, and con- nections between adjacent subdivisions. Effective access management:1 ■ Reduces crashes by as much as 50%. ■ Increases capacity 23-45%. ■ Extends life of the highway ■ Treats applications for access permits consistently. ■ Protects investment in abutting property. ■ Reduces travel time and delay by 40-60%. ■ Decreases fuel consumption by 35%. ■ Reduces vehicular emissions. ■ Reduces transportation costs. Zoning can help by coordinating anticipated traffic volumes and speeds with frontage, lot size, curb cut, and signage requirements and requiring development that concentrates growth and mixed land uses in nodes to minimize transportation demand in key highway corridors. Common access management techniques include: ■ Medians. Crash rates on major roadways with jersey barriers or solid (non-traversable) medians have been found to be substantially lower than undivided roadways or roadways with a continuous two-way left turn lane (TWLTL), such as Route 12A. Safety is also reduced where median openings are too close. ■ Auxiliary Lanes. Left and right turn bays minimize the conflict between turning vehicles and through traffic. ■ Signalized Intersection Spacing. Long, uniform signalized intersection spacing facilitates the use of timing plans that can respond to peak and off-peak traffic conditions. ■ Driveway Location and Design. Driveways should be spaced a minimum distance apart, the distance depending on traffic speeds and the road’s functional classification. ■ Corner Clearance. Corner clearance is the distance from an intersection to the nearest access connec- tion. Appropriate corner clearance standards preserve good traffic operations. ■ Joint and Cross Access. This is the requirement to consolidate driveways serving more than one proper- ty and providing circulation between adjacent parcels. This will help separate driveway spacing as well. ■ Reverse Frontage. Lots abutting the thoroughfare should not be allowed direct access to the thorough- fare. Instead an interior street should be required, which would eliminate conflicts between high-speed traffic and lower entrance/exit traffic. Access to the thoroughfare is provided at locations that can be designed safely. 1 Access Management, Location and Design; US Department of Transportation, Federal Highway Administra- tion, National Highway institute, April 2000. City of Lebanon Master Plan Adopted March 26, 2012 transportation | 9‐11 Route 12A in Lebanon is undoubtedly the best example of an area that could benefit from extensive and well- planned access management measures. The Route 12A problems include poorly coordinated on-site cir- culation, including excessive curb cuts, which contributes to multiple traffic conflicts, causes an increase in traffic congestion, and reduces capacity and pedestrian safety. Redundant access points should be evaluated for possible closure in the context of site plan review for future developments. Already existing redundant access points should be closed. More attention to access management will improve Routes 10 and 4 as well. 9 | D‐7b Concurrency Management. Concurrency management may also be beneficial to Lebanon. This technique regulates traffic congestion by identifying tolerable levels of congestion, which could be used as a basis for development permitting and municipal capital investments. This is important because often the increased costs of providing those additional services and infrastructure improvements are not fully realized by the increased tax revenues generated by those new developments. The City must balance an adequate and equitable transportation system for its residents and businesses with cost of constructing and maintaining such a system. 9 | D‐7c Traffic Calming. Thoroughfare design can have a dramatic impact on driver behavior. Design elements, often referred to as traffic calming, encourage drivers to slow down and aesthetically enhance a corridor, both of which are important to pedestrian and bicycle safety. Lebanon has several areas that may benefit from traffic calming, most notably, the traffic circulation around Colburn Park. There have been pedestrian fatalities in this area in recent years. The multiple travel lanes with no lane markings, high vehicular speeds, diagonal parking, exceedingly long crosswalks with no islands-of-refuge, and high vehicular counts combine with the many pe- destrians crossing the roadway to make a dangerous area for pedestrians. Traffic calming techniques can be used to slow down and control traffic on streets where it is necessary for motorized traffic, pedestrians and bicyclists to coexist. Traffic calming measures include: ■ Narrowing Streets. Wide streets often encourage faster speeds. Extending curbs, eliminating multiple lanes, and adding bicycle lanes can help reduce speeds. ■ Breaking Up Straightaways. Straightaways on roads encourage speeding. Making physical alterations such as speed humps, speed tables, rumble strips, chicanes, and roundabouts discourage high speeds. ■ Redesigning Intersections. Realign and redesign intersections to be more pedestrian friendly by adding “neckdowns” (a curb and esplanade extension toward the center of the roadway that narrows a travel lane or street causing a reduction in speed) and changing signal times to add more time for walking across streets. Mt. Support Road, Heater Road and Mascoma Street are among roads that could benefit from traffic calming measures. It is essential that the design and implementation of traffic calming measures be based on a compre- hensive review of the area roadways to ensure that their intended purpose is met and that they are appropriate for the roadway and existing conditions. Gould Road, Dulac Street and Maple Street provide success stories where speed tables have been installed and seem to be working well to calm traffic. City of Lebanon Master Plan Adopted March 26, 2012 9‐12 | transportation 9 | D‐7d Complete Streets and Complete Networks. The City strives toward a transportation policy and development plan that is based on the Complete Networks and Complete Streets model, which includes safe access for all users (including pedestrians, bicyclists, motorists and transit riders). Complete networks promote continuous connections of all places by all modes supported by the City. If one were to travel to a given destination via bicycle, the traveler should be able to ride on comfortable and safe routes the entire way to get to that destination and have appropriate facilities for storing the bicycle once there. Similar considerations are necessary for the other modes chosen to serve Lebanon, ensuring a viable “complete trip” for the entire length of the trip. If a traveler cannot walk to a convenient bus stop or one cannot get into the building from the parking lot, the mode is not viable. If a given route for a given mode is too circuitous, again the mode becomes less viable, less “complete”. Complete streets are designed for all potential right-of-way users, integrating safely all mode routes in an efficient use of the street corridor. This does not mean that all modes use all street segments. It would be pro- hibitively expensive and inefficient to accommodate public transit on all corridors, but all viable modes should have a route available and those routes should all safely share the right-of-way on the streets where they co- locate. Finally the facilities selected for the modes on a given corridor should be appropriate to local context and needs, and should adhere to community vision, for instance being of the proper scale and using signage consistent with that of the neighborhood. Previous planning initiatives and zoning requirements once favored vast paved areas built for maximum de- mand that are often under used. Changes to the zoning ordinance in 2008 promoted the current goal of opti- mizing land use and encouraging complete street downtown cores that are bike and pedestrian friendly. This change in goals and strategy should be fully supported to create a multi-modal transportation system. Parking must be optimized by coordinating uses and facilities to encourage a multi-modal system. The needs of pe- destrians, bicyclists, transit, and aesthetic considerations should be balanced with those of automobile users, especially in central business district areas. 9 | D‐7e Performance Measures. Another future challenge is to transition from simply measuring and monitoring fac- ets of transportation, e.g. volume, to understanding the net desired performance of transportation in achieving more sustainable and satisfying outcomes, e.g. more volume per incremental investment or per desired destina- tion. Street metrics must include other considerations than level of service and automobile mobility in order to provide better performing, better integrated modal facilities and ensure the safe interaction of the multiple modes on a given corridor. To rise to these challenges, Lebanon must examine its transportation management strategies as well as its facilities to arrive at this higher performing network fabric connecting the places that Lebanon values. 9 | D‐7f Strategic Transportation Funding. To assure adequate, efficient, and effective transportation development, as outlined in this Master Plan, the City of Lebanon shall actively pursue various forms of funding. Funds gath- ered from impact fees, grants, and other sources shall be used to pay for transportation studies and uses within the City, encompassing a regional scope, including but not limited to: ■ Periodic corridor studies ■ Multi-modal center(s) and related system(s) City of Lebanon Master Plan Adopted March 26, 2012 transportation | 9‐13 ■ Traffic f ow and improvement studies ■ Freight movement studies and programs ■ Mass transit, local and regional bus transit ■ Carpools and park-and-rides ■ Rail feasibility studies and programs ■ Bicycle and pedestrian network and infrastructure studies and uses Application of funds may include, but is not limited to: ■ Upgrading and replacement of outmoded and deteriorating existing transportation infrastructure ■ Developing and constructing a multi-modal transportation center(s) and system(s) ■ Developing pedestrian and bicycle access to existing retail, employment, and other job destinations ■ Creating incentives for alternative methods of transportation, including public transit, carpools, walking & biking ■ Traffic calming techniques ■ Creating within Lebanon the concept of “Complete Streets” The City shall actively pursue federal, state, and regional monies for projects identified in this Master Plan. The City shall also actively pursue public and private grants to achieve the same objectives as listed above, includ- ing the use of public/private partnerships. City of Lebanon Master Plan Adopted March 26, 2012 9‐14 | transportation 9 |E Outcomes & Strategies OUTCOME 1 Promote a more compact land use pattern that can be efficiently served by a multi‐modal transportation system. STRATEGIES ACTIONS Encourage developments that are easily served by public transit. Require transit and support facilities during subdivision and site plan review. Assist, train and partner with developers to create transit oriented development with front walks along Develop and implement a citywide traffic plan that discourages through traffic in residential areas by streets, garages at the rear of properties, front porches, mixed land uses and sidewalks. using traffic calming measures. Address parking needs to ensure adequate but not excessive parking for development. Develop a citywide transportation master plan. Ensure adequate on and off‐site traffic circulation for commercial development. Develop a long range redevelopment plan for Route 12A, which balances environmental and transportation concerns with mixed‐use development and pedestrian/bicycle movement. OUTCOME 2 Coordinate transportation and economic development to provide those living and/or working in the City access to viable transportation choices. STRATEGIES ACTIONS Encourage businesses and industries to provide commuter benefits. Pursue an access management memorandum of understanding with the New Hampshire Department of Transportation for Route 12A and Route 4, at a minimum. Create local access management policies in an effort to ensure that future development and road access Create and implement access management retrofit plans on Route 12A, Miracle Mile, and Mechanic adhere to sound access management principles. Street in Lebanon and Routes 10 and 4 in West Lebanon. Manage the growth in traffic volume by promoting alternatives to vehicle trips, such as telecommuting, Coordinate with state and federal transportation authorities to take action needed to ensure that the ride‐sharing, and transit use. heaviest trucks and equipment continue to have access to I‐89 and its bridges, as well as I‐91. Explore using remaining rail connections to move heavy loads across the Connecticut River from western New Hampshire to eastern Vermont. Work with the New Hampshire Department of Transportation to develop a corridor plan for Route 120. Implement techniques, such as transportation demand management, as the preferred alternative to Improve facilities at urban transit stops, such as pull off areas, and assist with bus shelter construction, increasing highway capacity. snow removal, and parking facilities. Work with Advance Transit to implement the recently completed bus stop feasibility study. Provide City employees with incentives that promote the use of public transportation. Establish a system of park‐and‐ride lots along major travel corridors, especially outside of the City. Continue to be active on the Upper Valley Regional Planning Commission’s Transportation Advisory Committee. Continue financial support of Advance Transit. Continue to use pavement management systems to efficiently maintain roads and streets. Support and promote the use of Upper Valley Ride‐share. Carry out the ten year plan with the aid of the New Hampshire Department of Transportation and other Support transit routes to Alice Peck Day Memorial Hospital and other underserved destinations. possible funding sources. Continue to work with surrounding communities and the Regional Planning Commission to seek local Purchase hybrid vehicles using biodiesel and/or other alternative fuels for all appropriate City vehicles. solutions for regional transportation problems. Continue to cooperate with the Upper Valley Transportation Management Association on transportation demand management initiatives. City of Lebanon Master Plan Adopted March 26, 2012 transportation | 9‐15 OUTCOME 2 Coordinate transportation and economic development to provide those living and/or working in the City access to viable transportation choices. STRATEGIES Continue to work with Hanover, the state Department of Transportation, and UVLSRPC to address congestion on Route 120 and prevent future problems as the corridor develops. Be a leader in developing creative solutions to transportation problems, including the future use of high occupancy vehicle lanes to aid transit buses. Support rail transit along the existing rail line from Bellows Falls and Randolph to Lebanon/Hartford/ Hanover for regional commuters. OUTCOME 3 Identify and protect the City’s green infrastructure including trails, greenways and riparian corridors that serve as non‐motorized transportation connections. STRATEGIES ACTIONS Cooperate with groups, such as Friends of the Northern Rail Trail and the Upper Valley Trails Alliance, to Coordinate with the Planning Board, Conservation Commission, Pedestrian and Bicycle Advisory maintain and extend the existing rail trail from Lebanon to West Lebanon. Committee and the Recreation Department to develop a trails master plan. OUTCOME 4 Promote active living, biking and walking as part of the daily routine, which has dramatic improvements in public health. STRATEGIES ACTIONS Promote safe intersection design and bicycle, pedestrian, and transit friendly traffic signals. Include five foot shoulders in all City and state bridge and road projects to provide safe bicycle and pedestrian access Support the Pedestrian and Bicycle Advisory Committee in creating a comprehensive pedestrian and Complete the Americans with Disabilities Act transition plan to ensure that public facilities meet ADA bicycle facilities plan which identifies where linkages can be made and additional infrastructure is guidelines. warranted, both in and outside the City. Develop facilities to allow for independent child mobility, such as separated bike paths. Provide a landscaped buffer between the sidewalk & roadwayof busy & high speedstreets,where feasible. Promote improved pedestrian facilities throughout the City, including a well maintained, interconnected Install bicycle racks, showers, and lockers in public spaces throughout the community. network of sidewalks, benches, and landscaping that provides shade for pedestrians and attractive, Require developers to install bicycle racks, showers, and lockers as part of site plan approval. non‐obtrusive lighting. Promote safe pedestrian accommodations, including curb extensions where appropriate, at crosswalk locations and segregated sidewalks with landscape buffers along all major roadways. Promote a consistent network of wide shoulders or bike lanes on rural highways for cyclists and shared use of narrower roads in urban areas with appropriate signage and road markings. Provide dedicated bike facilities to allow cyclists to safely travel City roads, including bike lanes and cycle tracks, as well as more bike‐focused facilities like multi‐use paths and sharrows (shared lanes). City of Lebanon Master Plan Adopted March 26, 2012 9‐16 | transportation 10 | Recreation 10 | A Vision & Purpose key points | vision & purpose The City of Lebanon shall foster a high quality of life by maintaining and enhancing the City’s recreational – Foster a high quality of life by offering residents a variety of resources, and striving to provide residents with access to recreation facilities and programs appropriate for recreation facilities and programs including organized sports, people of all ages, backgrounds, interests and ability levels. The City recognizes the important role recreational informal natural areas, cultural activities, etc. activities play in creating social ties and a sense of community, teaching positive values like teamwork and fair – Recognize the important role recreational activities play play, and promoting healthy lifestyles and an appreciation of nature. City parks and open spaces will continue in creating social ties, fostering civic pride, attracting new to provide venues for organized sports and informal leisure-time activities, which create a vibrant, fun and businesses and residents to the City, promoting healthy stimulating atmosphere that enriches residents’ daily lives. Lebanon’s parks and open spaces will continue to lifestyles, and teaching positive values. foster a sense of civic pride and community identity, and will be among the amenities that help attract new businesses and residents to the City. The City’s parks and open spaces will be linked to our residential neigh- – Link the City’s residential neighborhoods, central business borhoods, central business districts, schools, and employment and service centers through an interconnected districts, schools, employment and service centers, and parks multi-use path system. and open spaces through an interconnected multi‐use path system. 10 | B Issues & Priorities 10 | B‐1 Growing Demand for Recreation Facilities and Programs key points | issues & priorities The City of Lebanon strives to provide recreation facilities and programming that meets the needs and inter- ests of residents, and to expand recreation amenities to keep pace with growing and shifting demand within – Strive to provide recreation facilities and programming that the community. To meet future demand, the City will have to be creative in balancing residents’ desires with meets the needs and interests of residents by expanding realistic space and resource limitations. recreation amenities to keep pace with community growth, while recognizing that residents’ desires will have to be For example, the demand for playing facilities for school sports activities and Little League regularly exceeds balanced with space and resource limitations. the availability. Team sports are very popular in Lebanon among school-age children, and many seasons there – Balance the demand for development with the desire to retain is a crunch when it comes to the availability of facilities. At the same time, many feel that the City should en- open space and less developed areas for recreational, cultural courage recreation opportunities where residents of different ages can interact. The 2009 Master Plan Survey and community activities, and use City recreation and open showed that there is a strong interest in expanding recreation opportunities for young adults, older adults and space resources sustainably. senior citizens. Recreation planning will need to consider and balance the recreation needs of all residents - from preschoolers to seniors. By taking measures to make Lebanon a more walkable, livable City with community gathering places, resi- dents of all ages will find creative, unstructured ways to utilize their leisure time. This may slow the growing demand for additional City parks and expanded recreation programs. 10 | B‐2 Sustainable Development of Parks and Recreation Facilities Sustainability as it relates to balancing the demand for development with the desire to maintain open space is a common theme woven throughout and connecting the various chapters of this plan. One of the main issues confronting the City of Lebanon is how to achieve a balance between development and the need for less de- veloped areas devoted to recreational, cultural and community activities for residents, visitors, and the daytime City of Lebanon Master Plan Adopted March 26, 2012 recreation | 10‐1 workforce. When planning for recreation, the tension between these two factors is further evident in discus- key points | existing conditions & trends sions regarding whether additional land in the City should be developed as formal recreation areas (sports – The most recent recreation master plan provides a fields or courts, playgrounds, etc.) or be managed in a more natural state for informal recreation use (trails, detailed description of Lebanon’s recreation resources, and wildlife viewing, canoe/kayak access, etc.). recommendations for future amenities and improvements. It is also important for City parks and recreation areas to be used in a sustainable manner - one that does not – Lebanon has a Recreation and Parks Department that result in degradation of the City’s recreational, cultural, historical and natural resources. Increased use without coordinates City recreational programs and special events, and adequate oversight and maintenance, or misuse, could result in damage or loss of our valued resources. This that maintains the City’s parks and recreation facilities. issue needs to be confronted as the City grapples with continued growth. – Within Lebanon, there are a variety of public recreation amenities including state lands, City recreation areas, and school district recreational facilities. 10 | C Existing Conditions & Trends 10 | C‐1 Recreation Planning The most recent Recreation Facilities Master Plan and Addendum provides a detailed description of existing recreation resources within the City, as well as recommendations for future amenities and improvements. A brief summary of the City’s recreation resources is provided below, but readers seeking more detailed informa- tion should refer directly to the Recreation Master Plan. The subsequent sections of this chapter combine the recommendations from the Recreation Master Plan with input gathered from residents through surveys and planning forums in the years since the recreation plan was developed. The importance of recreation to City residents is evident. Two of the core concepts that residents have repeatedly communicated to City planners and officials are recreation-related: stewardship of natural and recreational areas; and improvement of bikeways, walkways, and public transit systems (recreational-commuter corridors). 10 | C‐2 Recreation Department and Programs The City of Lebanon has a Recreation and Parks Department that coordinates a variety of public recreation programs and special events year-round for City residents of all ages. The department is also responsible for the maintenance and development of the City’s open spaces, parks and recreation facilities. The City also has a Recreation Commission composed of citizens and representatives from City government and the school district. The commission is involved in master planning, annual budgeting, capital improvement planning and grant applications. 10 | C‐3 Recreation Facilities and Parks The table below offers a short summary of existing public recreation amenities in Lebanon. In-depth assess- ments may be found in the 1998 Recreation Facilities Master Plan and Addendum. In addition to these public riverside community park resources, the City of Lebanon has a wealth of private and non-prof t facilities and organizations that offer a variety of recreation facilities, programs and activities for people of all ages. City of Lebanon Master Plan Adopted March 26, 2012 10‐2 | recreation Location Size Description State Recreation Areas True’s Brook Car Top Boat Route 12A Provides access to the Connecticut River. Needs improved signage, Launch parking & access. Northern Rail Trail Off‐road, multi‐use trail with a crushed‐stone surface that travels from Lebanon to Grafton on a former rail bed. Open to use by pedestrians, runners, bicyclists, horseback riders, skiers & snowmobilers. Mascoma Lake Boat Launch Route 4A Provides access to the lake for both motorized and non‐motorized watercraft. Heavily used. City Recreation Areas Civic Memorial Field Crawford Ave adjacent 9 acres Multiple sports fields and open land, along with a wooden play to Seminary Hill School structure, picnic pavilion, two tennis courts, a basketball court, public rest room and maintenance facility. Colburn Park Park Street 2 acres Historic green at the center of downtown Lebanon is used for evening concerts, festivals, gatherings, and the Farmer’s Market. East Wilder Boat Launch East Wilder Road 3 acres Public boat launch on the Connecticut River. Eldridge Park Spencer Street 3 acres Playing fields with public rest rooms and maintenance building contiguous to the recreation facilities maintained by the Carter lebanon veterans memorial pool Community Building Association. Fellows Hill Route 4 (east) 5 acres Picnic facilities with scenic views. Needs improved access to Mascoma River and Mill Road. High Street Park High Street 0.5 acres Lawn, bench and fountain used as a resting spot by pedestrians. Lebanon Veterans Memorial Pumping Station Road 22 acres Olympic‐size pool, a wading pool with spray features, diving well, Pool bath house, playground and green space completely renovated in

2003. Rail‐trail and Mascoma River access. Logan Park Water Street Little League field parking lot, dugouts, fencing and concession stand/rest room facility. Mill Road Trail off Route 4 Road closed to vehicles and maintained as Class A Recreational Trail. Offers a scenic walk along the Mascoma River & a link to the Rail Trail. Pat Walsh Field Riverdale Extension Recreation field, seasonal skating. Riverside Community Park Glen Road 8 acres Park developed in 2003‐04 with a pavilion, skateboard park, horseshoe pit area, picnic area, accessible playground and an ADA‐ accessible riverfront trail that extends to the Powerhouse Mall. City of Lebanon Master Plan Adopted March 26, 2012 recreation | 10‐3 key points | future challenges & opportunities Location Size Description – Residents have expressed a desire for increased recreational Storrs Hill Ski Area Spring Street with 20 acres Ski area with lodge and 3 trails with a 300‐foot vertical drop, facilities and programs. frontage on Great served by a surface lift. Abuts Goodwin Park & its system of trails. Brook – Lebanon needs improved public access to waterways, which must be accomplished while protecting environmental quality School Recreation Areas in sensitive shoreline areas. Lebanon High School and Hanover Street 36 acres Multiple uses, including football and lacrosse fields with nighttime – The City needs a more robust pedestrian/bicycle circulation Hanover Street School lighting, a playground, and a rubberized track. system that can provide both recreational opportunities and Lebanon Junior High Bank Street 7 acres Playing fields serve as an alternative mode of transportation that is healthier Mount Lebanon School White Avenue Includes, Kidsplace, a primary age playground, a nature trail and for people and for the environment. Active recreation parks open space. The City’s Camp Kaleidoscope uses this school as a and fields should be located in close proximity to existing home base for its 5‐8 year old age group. neighborhoods. Sacred Heart School Eldridge Street Playground – The land owned by the City at the Westboro Rail Yard should be developed into centrally‐located park that can serve as a School Street School School Street Playground community gathering place. Lebanon Middle School Moulton Avenue Playing fields 10 | D Future Challenges & Opportunities 10 | D‐1 Meeting Current Demand As described above, City residents have consistently communicated a desire for increased recreation opportu- nities and public parks, including in their responses to the 2009 Master Plan survey. Each spring, the demand for sports fields, in particular, is evident as field time is scheduled for school sports, adult leagues and Little League. At times, some playing fields cannot be used because of poor drainage, grass surface or uneven playing surface. Through the eighth grade, every child who wants to play is allowed to do so resulting in an increase in demand for facilities. The City should evaluate, improve and increase the number of facilities for sports activities. Other specific recreation programs that residents have expressed a desire for include: ■ Expanded ADA and special programs such as after school programs that engage children through high school. ■ Expanded cultural offerings and programming of Colburn Park like the summer concert series and multi- cultural festivals. 10 | D‐2 Waterway Use and Access Lakes and beaches offer opportunities in a natural setting for safe, supervised swimming, relaxation and pic- nicking, and are especially attractive for young families. In addition to the city-owned Lebrun Meadow, which includes marginal Mascoma Lake access, there is a state-owned boat launch. The City should work with the eldridge park Town of Enfield regarding public beach access to the lake for Lebanon residents. City of Lebanon Master Plan Adopted March 26, 2012 10‐4 | recreation One issue raised at the 1999 “Lebanon: A Look Ahead” forum was residents’ desire for more walking access to both the Mascoma and Connecticut Rivers. The Northern Rail Trail and the Mill Road recreational trail have certainly improved access to Mascoma Lake and the upper portions of the river. However, access to the Mascoma River in the downtown central business district and downstream to the Connecticut River could be improved and capitalized upon. Improved public access to waterways must be achieved with minimal environmental harm, as laid out in the Addendum to the Recreation Facilities Master Plan. Any projects adjacent to waterways must comply with the New Hampshire Shoreland Water Quality Protection Act (RSA 483-B) as well as the Connecticut River Cor- ridor Management Plan. 10 | D‐3 Pedestrian and Bicycle Amenities Residents have consistently expressed a desire for roads that are safe for walking and biking throughout the City. For many older residents or parents with young children, walking through their neighborhood or in down- town Lebanon or West Lebanon is a daily/primary recreational activity. A more walkable/bikable City is a more livable City. Walking and biking create more of a sense of community, as it promotes interaction between neighbors, and can also help reduce roadway congestion and associated air quality problems when replacing a trip by car. Roadway improvements to accommodate pedestrians and bi- cycles can also enhance safety for motorists. For example, adding paved shoulders on two-lane roads has been shown to reduce the frequency of run-off-road, head-on, and sideswipe motor vehicle crashes. Walking and biking should be promoted within the City. Lebanon shall create safer walking and bicycle paths throughout the City and to other Upper Valley communities. Locating recreational parks and amenities within or in close proximity to existing neighborhoods is fundamental to supporting this concept. 10 | D‐4 West Lebanon and Westboro Rail Yard Opportunities Within West Lebanon, there is an identified need for a centrally located park or facility that would serve as a community-gathering place, a place where there could be both formal scheduled events as well as opportunities for informal gatherings and play. The Westboro Railroad Yard, which includes land leased to the City by the state, is centrally located and contains prime river frontage, could provide much-needed recreational space in West Lebanon. City of Lebanon Master Plan Adopted March 26, 2012 recreation | 10‐5 10 | E Outcomes & Strategies OUTCOME 1 Continue to meet the growing demand for varied recreational facilities and activities, parks, trails, and open spaces. STRATEGIES ACTIONS Promote programs that encourage physical fitness for children through high school. Evaluate the need for facilities and continue to form partnerships with user groups (such as Lebanon Youth Baseball Association, Upper Valley Trails Association, Rotary Club, and Greater Lebanon Youth Continue to involve children in civic activities. Hockey) to develop these facilities Encourage teens to become involved in coaching, umpiring, and being “Big Brothers and Sisters” to Investigate and develop City‐owned lots for use as pocket parks. younger children. Incorporate the statistical information on citizen recreational uses from the 2001 and 2009 Survey of Continue and expand the summer day camp program’s leadership development program for junior high Lebanon Taxpayers’ Recreation Preferences and Views on Recreation Services and Facilities school age youth. Review the current availability of a boat launch at the Mascoma Lake and other sites for Lebanon Continue to offer recreational and cultural activities where senior citizens can interact and collaborate residents. with people of all ages. Work with the Town of Enfield to allow Lebanon residents beach access. Consider decommissioned school buildings and playgrounds for indoor and outdoor recreation. Identify and establish off‐road multi‐use routes central to Lebanon and West Lebanon for residents’ use Broaden support for the growth of structured after school programming that is coordinated and inclusive as in‐town trails. of youth at all ages and income levels. Update the Pedestrian & Bicyclist Advisory Committee Plan and Recreation Facilities Master Plan to Improve public access to Mascoma Lake, the Mascoma River, and the Connecticut River. connect City areas via multi‐use trails. Support the “String of Pearls” project of the Lebanon Rotary Club. Implement the “Livable, Walkable Lebanon Plan” and “The Blueprint for Community Trails.” Develop additional safe multi‐use trails to offer connectivity throughout the City and to other Upper Valley towns. Ensure that walking/bicycle routes have well maintained sidewalks, safe road crossings & benches. Provide opportunities along walking and biking trails for picnicking and non‐structured uses. Improve communication between residents and the City regarding the addition of multi‐use paths. Address walkability and bikability in conjunction with traffic planning. OUTCOME 2 Address the needs of all recreational users while protecting and maintaining conservation lands, and ensuring sustainable use of the City’s recreation resources. STRATEGIES ACTIONS Continue to provide recreational opportunities for all recreational users, including motorized recreational Review regulations regarding the proper use of recreational areas and conservation lands within the City. vehicle users, people with disabilities, and other users needing special accommodation. Promote an educational program on the recreational opportunities available in Lebanon as well as Update the “Lebanon Trails & Recreation Map. improve the signage at the sites to make them more visible to the public. City of Lebanon Master Plan Adopted March 26, 2012 10‐6 | recreation 11 | Historic Resources 11 | A Vision & Purpose Lebanon’s rich heritage will be made accessible to our citizens and young people through ongoing efforts to key points | vision & purpose protect, research, study and communicate about the City’s historic structures and documents. Both residents – Convey Lebanon’s rich heritage to residents and visitors by and visitors will be given a sense of the community’s history, including the significance of those structures and preserving and interpreting the historic resources that can tell documents, and the stories of the people involved in them. the stories of the City and prior generations of residents. – Encourage adaptive reuse of and respectful infill development The City of Lebanon will work to protect and preserve the distinctiveness of its historic and representative around the City’s historic buildings. architecture, natural landscape and resources, homesteads of historic persons, historic structures, and proper- ties of historic value. The City will also educate its residents and visitors about the City’s many architectural and historic sites and resources to encourage the preservation of its history for generations to come. Finally, the City will preserve its historic legacy through careful planning and quality design by encouraging adaptive reuse of and respectful infill development around its historic buildings that are not used as museums and preserved historic sites. 11 | B Issues & Priorities 11 | B‐1 Provide Adequate Protection for Historic Resources key points | issues & priorities As the City continues to grow and develop, there will be continued pressure for development or redevelopment that could result in the loss of historic structures or landscapes. Perhaps the most vulnerable to development – Protect Lebanon’s historic resources as the City continues to pressure are the remaining historic farmsteads in the City’s rural areas. Guiding development towards the al- grow and develop. ready built-up parts of the City and away from rural lands can help preserve the remnants of Lebanon’s historic – Foster greater awareness of and appreciation for the benefits agricultural landscapes. In the core developed areas, finding new uses for old buildings is one of the most ef- and opportunities created by Lebanon’s historic resources. fective ways to protect historic structures, such as barns in rural areas. 11 | B‐2 Fostering Community Awareness & Appreciation Historic buildings and heritage landscapes are critical components of Lebanon’s community character and identity. In addition to the quality of life benefits, preserving historic resources can result in significant economic benefits for communities as historic sites draw tourists, historic restoration projects create jobs, and historic downtowns become thriving business districts. By creating more awareness of and appreciation for the historic resources in the City and the benefits associated with them, citizens will be more likely to support projects and programs aimed at protecting historic buildings and properties. Likewise, the private owners of historic buildings will be more likely to take pride in and properly maintain their property to preserve its historic character when they know more about its history and see that it is an asset that is valued by the community. City of Lebanon Master Plan Adopted March 26, 2012 historic resources | 11‐1 key points | existing conditions & trends 11 | C Existing Conditions & Trends Lebanon has a long and rich history, which is reflected in numerous structures, natural areas, and roads. For – Lebanon’s landscape and natural features speak to the City’s example, the Colonial Kings Highway, ten rods wide, passed through Lebanon. With the 1761 signing of the heritage. Middle Connecticut River Grants that created Lebanon and other Upper Valley towns, the population began – Several inventories of historic resources have been conducted to grow. Farmers roof ng their homes on Poverty Lane heard shots f red during the Revolutionary War. Civil in Lebanon resulting in the listing of Colburn Park on the War soldiers from Lebanon and the surrounding areas traveled through Westboro Station on their way to war; National Register of Historic Places. their relics are housed in the Soldiers Memorial Building. Since the 1760s, proud stoic families have been born, – There are two organizations focused on historic resources in raised, and died here. Tombstones stand as silent sentries to them. Lebanon: the Lebanon Historical Society (a private nonprofit organization) and the Lebanon Heritage Commission (an 11 | C‐1 Historic Natural Features appointed civic committee). Before European settlement, the Squakheag Indians traveled the fishing waters of the Connecticut River and – Downtown revitalization efforts in Lebanon have been its tributaries, including the Mascoma River, which bears the name of the Squakheag Chief, Mascommah. strengthened by appropriate rehabilitation and re‐use of From the time European settlers first came to the area, Lebanon’s rivers have been utilized to create historic buildings that have preserved their character and development opportunities and they are a central part of Lebanon’s history. The Mascoma River made given the structures a new life. Lebanon a wealthy mill town for most of its first two centuries, and as recently as the 1950s. Several of these historic mills have been converted to present day uses, illustrating the benefits of adaptive re-use of historic structures. The dams still in the Mascoma River and its tributaries are also evidence of the City’s industrial heritage. Lebanon’s agricultural heritage is still evident in the City’s present-day landscape. Although many of these agrarian sites are no longer working farms, they represent a link to the historic past. Historic barns, colonial farmsteads and stonewalls are but a few of the historic rural resources remaining in the City today. 11 | C‐2 Historic Inventories and Districts The 1984 Historic Resources Survey, commissioned by the Upper Valley Lake Sunapee Regional Planning Commission, identified 530 historic structures within Lebanon. An additional survey for the West Lebanon village area was completed in 1997. There are three listings on the National Register of Historic Places in Lebanon (the Colburn Park Historic Dis- colburn park trict, the Spring Hill Farm, and the Stone Arch Underpass) and one listing on the New Hampshire State Register of Historic Places (the Dana House). Lebanon’s Landmark Designation program was created to identify and aid in the protection of sites and structures of significant architectural and historical value in the City. As of 2010, 73 buildings and structures have been designated as Historic Landmarks. The City’s Colburn Park Historic Overlay District was established in 1996 and includes 19 contributing historic buildings and Colburn Park along the Hanover Street Mall. The district is comprised of a concentration of ar- chitecturally interesting structures in a variety of styles from the 19th and 20th centuries. Unifying the diversity of these buildings is their common siting fronting Colburn Park. 11 | C‐3 Historical Organizations The Lebanon Historical Society, a private, non-prof t organization established in 1958, has been active in the collection of historical information pertaining to Lebanon’s past. The society worked closely with one of its City of Lebanon Master Plan Adopted March 26, 2012 11‐2 | historic resources founding members, Robert Leavitt, who also served as the City Historian from the position’s creation in 1973 until his death in 2007. The Historical Society has a wealth of historical information and documentation - photographs, clippings, artifacts and other materials - cataloged, recorded and stored in its vault at the Marion Carter Homestead. The Lebanon Historical Society has developed a web site that provides a wealth of informa- tion on the City’s history. The site is online at www.lebanonnhhistory.org. In 2006, the Lebanon Heritage Commission was created to supersede the City’s Historic District Commission. The Heritage Commission is responsible for oversight of the Colburn Park Historic District, serves in an advi- sory role to the City, and provides stewardship for the Dana House in West Lebanon. The commission is also responsible for the dissemination of information regarding the City’s historical resources and for conducting the landmark program. The designated City Historian is a regular member of the Heritage Commission. For properties within the Colburn Park Historic District, the Heritage Commission assumed the powers granted by the Zoning Ordinance pertaining to the historic district. As set forth in RSA 674:44-a, the commission gen- erally advocates for “the proper recognition, use, and protection of resources, tangible or intangible, primarily dana house man-made, that are valued for their historic, cultural, aesthetic, or community significance within their natural, built, or cultural context.” 11 | C‐4 Downtown Revitalization The rehabilitation and adaptive use of various local structures has been critical to the visibility and acceptance of historic preservation. The rehabilitation of older buildings can be less expensive than new construction, and can benefit the tax base while giving older structures new life. Increased delays in project review and compe- tition for limited resources dedicated to historic preservation are some of the challenges associated with the rehabilitation of historic structures. A well-executed renovation project can act as a catalyst for similar work in the area, enhancing the downtown’s overall image. However, structures remodeled in a manner not compatible with the historical character of the downtown can visually degrade the entire area. Structures that have found new uses in Lebanon include: The former Woolworth Building, now an innovatively restored Lebanon College. ■ The former Hotel Rogers, now senior citizen housing ■ The Rivermill Complex. ■ The H.W. Carter and Sons Factory, which now houses the AVA Gallery. 11 | D Future Challenges & Opportunities 11 | D‐1 Protecting Historic Resources Lebanon residents enjoy many aesthetic, cultural and economic benefits of the community’s rich heritage by living in the midst of the reminders of the past. Parts of our nation’s history that exist nowhere else in this country can be found in Lebanon. However, many of these reminders have been lost to change, growth and City of Lebanon Master Plan Adopted March 26, 2012 historic resources | 11‐3 development. Additional historic sites and resources will be lost if action is not taken. These losses will result key points | future challenges & opportunities from acts of omission rather than commission. The danger is not just in the loss of an historic landmark, but also – Lebanon residents enjoy many aesthetic, cultural and in the gradual and pervasive erosion of historical character that happens with incremental changes to buildings economic benefits of the community’s rich heritage by living and neighborhoods in the midst of the reminders of the past. These historic resources should be recognized, valued and protected so they In the absence of diligent stewardship on the part of the City of Lebanon and its citizens, the links to our com- are not lost as the City continues to grow and develop. munity’s treasured past will be lost forever. Future generations will never see, touch, walk through, enjoy, or cherish them; while some will be mentioned in books, the rest will be completely forgotten as the last of those – The City’s historical organizations should continue their who remember pass on. It is the City of Lebanon’s obligation, therefore, to protect and preserve these precious coordinated efforts to identify historic resources, interpret symbols of the community’s heritage, and to instill in its children a sense of pride and reverence that they will the City’s history, and seek funding for historic resource pass on for generations to come. preservation projects. – The City should continue to evaluate and consider creating Successful preservation of the City’s past heritage will only be accomplished if information and knowledge is other historic districts. passed on and valued. The City needs to remind its citizens of the rich history that surrounds the community. A recent example of the worthiness of this concept has been the statewide requirement to teach local history – The City should continue to identify historic structures and in the schools. sites for national, state and/or local recognition, and should continue efforts to restore City‐owned historic buildings. An historic preservation program provides an historical context for future planning and land use policies, – The City should continue efforts to preserve historic particularly as these policies relate to urban design. Using past architectural styles as a benchmark, historic transportation resources including historic and scenic roads, preservation gives residents an important connection and “sense of place” that fosters pride and encourages and railroad corridors and infrastructure. community involvement. – The City should continue efforts to preserve open space and protect rural character, which would also preserve the City’s 11 | D‐2 Historical Organizations remaining heritage landscapes. The Heritage Commission, as well as the numerous private organizations and citizens that have traditionally – The City should continue to support and sponsor opportunities participated in promoting and preserving Lebanon’s historic resources, should continue in their roles and with that educate City residents, particularly youth, and visitors actions such as the development of interpretive signs, walking tours, publications and events with an historical about the City’s history. focus. – The City should pursue partnerships, funding opportunities, Through its Heritage Commission, the City should complete an updated comprehensive Historic Resources and other mechanisms for protecting historic resources. survey of the City’s historic buildings, and then periodically update that information. The members of both the – Lebanon’s historic resources should be promoted for cultural Historical Society and Heritage Commission should meet periodically to keep each other informed of goals, and heritage tourism. accomplishments, and challenges, and to avoid duplication of effort. Furthermore, there may be opportunities for collaboration on certain projects of mutual interest. The Lebanon Heritage Commission should pursue Certified Local Government (CLG) status, which would make the City eligible to apply for matching grants for community preservation activities, such as surveys, educational projects, and preservation planning, as well as training for commission members and technical as- sistance for completing its responsibilities. 11 | D‐3 Historic Districts The Heritage Commission is currently evaluating the possibility of creating new historic districts, including expanding the current district in Lebanon and creating a new one in West Lebanon’s Maple Street area. In order to prepare for this process, the commission should look at evaluating property for historic preservation. The City of Lebanon Master Plan Adopted March 26, 2012 11‐4 | historic resources commission also should produce a public information document on historic districts to raise public awareness of their value. The creation and administration of a local historic district is the most comprehensive preserva- tion tool available to local governments under state law. 11 | D‐4 Historic Buildings The City, with assistance from the Heritage Commission and the Historical Society, should continue to identify buildings that qualify for the State and/or National Registers of Historic Places and the City’s Historic Land- mark Designation Program. The Dana House in West Lebanon currently is a primary preservation focus for the City. One of the Heritage Commission’s hopes is to eventually develop a comprehensive list of the families who have lived in the house over its 250-year history. The commission is studying whether the Dana House will qualify for inclusion on the National Historical Register of Historic Places. Another historic building that could be better utilized is the Soldiers’ Memorial Building. The Soldiers’ Memo- rial Building now serves as a memorial to veterans of all wars, and various veterans groups meet there. If the City wants to open this building more frequently for public visitation, ADA access and security issues may need to be addressed. Currently, the Soldiers’ Memorial Building Advisory Board opens the building to the public only several days per year. The board is composed of volunteers and it is often diff cult to find enough volunteers to open the building more often. Lebanon has a wealth of old mill buildings, some of which have been renovated for reuse. The City could follow examples set by Manchester, New Hampshire and other mill towns in capitalizing on its mill history. Residents and visitors could learn more about the importance of that era through photo and interpretive dis- plays, walks or lectures. 11 | D‐5 Historic Transportation Infrastructure The City has a number of historic and scenic roads that are in danger of being degraded because of a lack of recognition and protection. What remains of the original roads that passed through and connected Lebanon with the rest of New England should be preserved. The remaining portions of these old roads, whether currently in use or not, deserve recognition and a permanent place in the community, possibly as preserved trails for the recreational use. The Lebanon Class VI Roads Committee and the Scenic Road designation process are two mechanisms capable of providing stewardship to these resources. The Westboro Rail Yard located off of Main Street in West Lebanon is considered one of the City’s greatest soldiers’ memorial building assets. The preservation of the Westboro railroad lines and properties would be an important reminder of West Lebanon’s heritage and the City should continue to work with the state, the Claremont-Concord Railroad, and the citizens and businesses of West Lebanon to develop a viable plan for the site (Chapter 4 of this plan for a more complete discussion of future planning ideas for the rail yard, including historic preservation and partner- ship opportunities). An extension of the Rail-Trail from downtown Lebanon, along the Mascoma River, to West Lebanon could provide an alternative transportation link between a revitalized Westboro Yard and the remainder of the City. City of Lebanon Master Plan Adopted March 26, 2012 historic resources | 11‐5 For this concept to come to fruition, however, the trail would need to coexist safely with active rail use in part of the corridor. 11 | D‐6 Historic Open Space and Natural Resources The City’s scenic and agricultural lands play an important role in providing a link with history and a rural character that is disappearing. The City should continue pursuing conservation and preservation easements with willing landowners, and with the assistance of regional land trusts. The State of New Hampshire provides several historic preservation tools for barns and other historic agricultural structures. The designation of the Connecticut River Byway as a National Scenic Byway in 2005 creates additional grant funding opportunities for preserving historic properties and valuable farmland. Improving access to the Mascoma River would not only help revitalize the Central Business District, but could enable it to be better used as a living historical and recreational resource. 11 | D‐7 Historic Education The success of preserving the City’s heritage will only be accomplished if information and knowledge is passed on and promoted. The City needs to remind its citizens, particularly its youth, of the rich history that surrounds the community. Educational programs focused on local history and its preservation should be encouraged in both the community’s schools and through City-sponsored recreational programs and public awareness activi- ties. The City’s historical organizations should work with the schools by providing historical resources and materials, involving long-time residents who can present information or be interviewed, and consulting with the schools on curriculum. This program need not be limited to a classroom, but can include education through participatory civic activities. The City can broaden public awareness of its historic resources in a variety of ways, including: mill parcel ■ Brochures describing local history, and including a map of notable structures. ■ Walking tours of historic sites and structures. ■ Oral history projects. ■ Historic re-enactments on the Green and commemorative celebrations such as Lebanon 250. ■ Photographs and murals in City Hall and other public and commercial buildings. ■ Better utilization of historic buildings such as the Soldiers Memorial Building and Carter House for edu- cational outreach purposes. ■ Establishing an historical museum, preferably in one of the City’s historic properties. 11 | D‐8 Historical Tools, Programs and Partnerships The Land and Community Heritage Investment Program (LCHIP), the New Hampshire Main Street Program, and Certified REHAB federal tax incentives, are examples of programs and tools that could benefit the City and private owners of historic buildings. Additionally, the City should make better use of local human resources when making decisions that impact Lebanon’s historic assets. This could be accomplished through an inter- board review process for City projects affecting historical resources. As development occurs, the City needs to City of Lebanon Master Plan Adopted March 26, 2012 11‐6 | historic resources weigh the importance of preserving our history out of respect for those who came before us and for the value it brings to us in our everyday lives. 11 | D‐9 Historical and Cultural Tourism Historic and cultural resources account for a significant portion of the tourism spending in the state. As the travel and tourism industry becomes a larger segment of the regional economy, opportunities to promote heri- tage and cultural tourism should be explored. As Lebanon is on the Connecticut River Byway, there are oppor- tunities to promote its cultural heritage through the Connecticut River Byway Council. In addition to creating new jobs and new businesses, well-managed tourism improves the quality of life and builds community pride. Cultural heritage travelers are an attractive market to target, as they tend to stay longer and spend more money, according to the National Trust for Historic Preservation. Perhaps the primary benefit of cultural heritage tour- ism is the preservation of a community’s historic character. However, the largest challenge facing heritage tourism is ensuring that its success does not destroy what attracts visitors in the first place. west lebanon congregational church City of Lebanon Master Plan Adopted March 26, 2012 historic resources | 11‐7 11 | E Outcomes & Strategies OUTCOME 1 Protect Lebanon’s historic resources as the City continues to grow and develop. STRATEGIES ACTIONS Encourage local citizens to cooperate in preserving our cultural heritage by identifying and adequately Conduct oral history projects with long‐time residents who wish to share their knowledge and protecting historic resources. experience. Seek grant money to develop and restore areas of historic interest. Continue to pursue obtaining status as a Certified Local Government. Work jointly with local individuals and organizations, as well as with those from other geographic areas, Continue identifying structures that qualify for the State and/or National Historic Register and the to provide a broader basis for funding for historic preservation projects. Historic Landmark Designation Programs. Explore and support financing options for adaptive reuse of historic buildings. Continue preparing a complete historic resources survey for Lebanon, building on the 1984 partial survey carried out by the Upper Valley Lake Sunapee Regional Planning Commission. Continue to consider the Land and Community Heritage Investment Program (LCHIP) and other sources of funding for critical historic preservation projects, if funding for this program continues. Continue efforts to nominate the Dana House for the National Register of Historic Places. Investigate the New Hampshire Main Street Program for assistance with Central Business District Evaluate historic features along the railroad corridor in Lebanon and East Lebanon for preservation. revitalization. Continue seeking conservation and preservation easements of sites with historic value with willing Consider utilizing the Connecticut River Byway Program to help promote the City’s heritage. landowners. Continue evaluating the appropriateness of new historic districts, such as expanding the current District Work with the Conservation Commission to raise awareness among residents of the benefits of to include the neighborhood between School and Bank Streets, and a new district in the Maple Street conservation easements. and Main Street area of West Lebanon. Preserve and plant street trees in the Historic District and Central Business Districts of both Lebanon and Continue to investigate historic preservation grant and tax incentive programs to save or restore barns West Lebanon. and other agricultural outbuildings, including the new state law that enables local government to grant tax relief to landowners wishing to maintain and repair their agricultural buildings. Continue to support the Conservation Commission and Class VI Roads Advisory Committee in their efforts to map all historic Class VI roads and identify their historic and current uses. Continue to support efforts to designate scenic and/or historic roads and recognize them with plaques. Support the Westboro Committee in its efforts to develop a plan for Westboro Yard. Support efforts to extend the Northern Rail Trail/Mascoma River Greenway from downtown Lebanon to West Lebanon. Recognize the historic value of open space and natural resources. City of Lebanon Master Plan Adopted March 26, 2012 11‐8 | historic resources OUTCOME 2 Foster greater awareness of and appreciation for the benefits and opportunities created by Lebanon’s historic resources. STRATEGIES ACTIONS Better utilize the Soldiers’ Memorial Building, Carter House, and other historic buildings for educational Develop a plan for ADA access for all City‐owned historic buildings whenever feasible. outreach purposes, while ensuring their careful preservation. Foster community appreciation and involvement through public education strategies, such as: brochures, Develop educational and interpretive signs recognizing the Historic District and historic buildings. walking tours, oral history projects, and displays/murals in public buildings. Establish an historical museum, preferably in one of the City’s historic properties, to be operated by the Assist the City Historian in outreach efforts with schools. Heritage Commission, the Historical Society, or both. Continue to write articles on community history for local newspapers. Recognize the economic potential of historic resources. Develop a joint effort with the schools to help educate students about the City’s history and historic Explore opportunities to promote heritage tourism, through historic walking tours, heritage festivals, resources (buildings, rivers, documents, and people) and involve students in heritage projects. and signage. Prepare a “white paper” and a publicity and property owner’s packet on the benefits and value of historic Consider developing interpretive educational materials and events focused on the City’s mill history. districts, to raise public awareness of their importance. Continue to investigate and encourage ways to bring attention to our rivers and to use them as a source Continue restoring the Dana House in West Lebanon and develop plans to convert it to a museum. for history education. City of Lebanon Master Plan Adopted March 26, 2012 historic resources | 11‐9 12 | Community Design and Civic Art 12 | A Vision & Purpose key points | vision & purpose Civic art and cultural resources have the unique ability to invigorate and energize a community as well as at- – Establish Lebanon as the arts and cultural center of the Upper tract people from surrounding areas, making Lebanon a regional arts and festival destination site. The City of Valley. Lebanon is committed to supporting civic art and cultural resources that will catalyze the creative economy, – Enhance the City’s character and quality of life through civic create a positive sense of place, establish our City as a regional cultural center, improve the visual presentation art and activities. of our City, draw the community into public spaces, and elevate community pride. Lebanon will seek opportu- nities to integrate artists and designers into public projects and activities. – Continue to expand Lebanon’s creative economy. 12 | B Issues & Priorities key points | issues & priorities 12 | B‐1 Civic Art Program – Support a sustainable civic art program to promote arts and A well thought out civic art program has the power to express the City’s image and support a positive sense of cultural opportunities that enhance the City’s character and place. The City should find funding strategies to support a sustainable civic art program, choosing, evaluating, quality of life. and promoting civic art that is designed to engage citizen appreciation and participation. The City should find – Establish Lebanon as the hub of the Upper Valley’s creative funding strategies to support a sustainable civic art program run by an appointed Commission for Civic Arts. economy by attracting new creative businesses, institutions The commission would choose, evaluate, and promote civic art that is designed to engage citizen appreciation and entrepreneurs to locate in the City and by supporting the and participation. City’s existing creative sector. 12 | B‐2 Creative Economy Artists, crafts people, design professionals, cultural organizations, media companies and other businesses in the “creative” sector are a growing component of the Upper Valley economy. Lebanon has recognized that not only does a strong creative economy generate jobs and revenue directly, it also does so indirectly by enhancing the City’s quality of life and downtown vitality. As a regional center, Lebanon has the infrastructure and resources to be the hub of Upper Valley’s creative economy. The City will need to create a stronger understanding or awareness of the existing creative economy, including its benefits and the actions needed to support its contin- ued health and future growth. 12 | C Existing Conditions & Trends 12 | C‐1 Creative Economy The creative economy includes non-prof t organizations and for-prof t business where creativity is essential to success and where the potential for wealth and job creation comes through the generation of ideas, products and/or services. The creative economy contributes to economic growth that increases the quality of life within communities. Throughout New England, communities are currently engaged with planning at the municipal City of Lebanon Master Plan Adopted March 26, 2012 civic art | 12‐1 level to support the creative economy. In Lebanon, the Upper Valley Community Foundation brought the Cre- key points | existing conditions & trends ative Economy Summit to the Upper Valley region in spring of 2004, initiating this endeavor locally. – The “creative” sector is an expanding component of the City’s and region’s economy, which is contributing to economic Creative Clusters. Studies show that creative businesses tend to locate in clusters in communities that have growth and increasing quality of life. concentrations of creative people, access to urban markets and offer a high quality of life - all features of Lebanon and the Upper Valley. Creative communities understand and value their cultural assets; they support – Lebanon has a wealth of cultural and civic art resources and diversity and innovation. Creative communities are a powerful draw to tourists, but also contribute to the eco- partners, which encourages further growth of the creative nomic stability of the region. economy, attracts new residents and visitors to the City, and creates interesting public spaces and events. Lebanon has a creative community that continues to progress, grow and shape the City. We have creative – Civic art has multiple benefits for municipalities including clusters that include nonprofit institutions, commercial businesses, and individual artists that produce goods enlivening streets, improving the appearance of public and services. Lebanon’s creative clusters attract workers with higher education and specialized skills. The pres- infrastructure and spaces, and generating civic pride and ence of these businesses and organizations elevates Lebanon’s quality of life by providing diversity, cultural engagement. amenities and activities, and economic prosperity. Lebanon’s creative clusters contribute to an environment that supports innovation, attracts highly desirable knowledge-based employees, and encourages new forms of knowledge intensive production to flourish in the City. Creative Workforce. The creative workforce is composed of individuals working in the creative sector, wheth- er employed by a business, non-prof t or self-employed. Lebanon’s creative workforce includes individuals whose jobs require a high level of skill in cultural, f ne or applied arts, new technology, and enterprise. They teach, create, generate technical innovation, drive design, and cultivate change. The creative workforce is usually attracted to areas with civic art programs due to the direct relationship with quality of life. Creative workers have been attracted to Lebanon for our high end jobs, the natural beauty of the environment, access to outdoor recreation, a richly historic downtown, and the region’s cultural opportunities. The creative workforce is growing in Lebanon and will continue to develop with the City’s cultural growth and expansion of the creative sector. 12 | C‐2 Cultural and Civic Art Resources and Partners Lebanon has a wealth of cultural and artistic resources as identified below. As the creative community in the Upper Valley has grown, the quality and quality of the cultural and artistic resources accessible to City residents have also increased. With a greater presence of creative workers and organizations in the City, Lebanon has rec- ognized that innovative community art is a powerful way to expand the public’s understanding of participatory art, youth empowerment, and community activism. Collaborative community art projects can engage people in civic life, join history with place, and transform public spaces. The entire creative cluster in and around Lebanon has a vested interest in civic art because the increased quality of life will attract a desirable creative workforce to the region. The Upper Valley region is tightly intercon- nected. Residents all travel to neighboring towns to utilize the unique services available. Lebanon is a popular destination because it offers numerous commercial and public services, accessible from throughout the Upper Valley. City of Lebanon Master Plan Adopted March 26, 2012 12‐2 | civic art Lebanon’s cultural and civic art resources include: ■ Lebanon Opera House, North Park Street. The Lebanon Opera House connects the general public ■ Lebanon Mural Project. The Lebanon Mural Project involves local youth and has completed a mural in the with diverse artists from around the world. An estimated 30,000 people annually attend or participate in events Lebanon Public Library Young Adult Room and a mural for Lebanon’s Riverside Community Park. at the Lebanon Opera House, an historic 800‐seat facility in the heart of downtown Lebanon. The Lebanon City ■ Lebanon Public Library, East Park Street. The Lebanon Public Library has three notable historic Hall and Opera House building was designed by architect Jens Larsen, c. 1923‐1924, and has a ceiling mural in paintings that offer significant glimpses into early 19th century Lebanon as well as a contemporary mural designed the stairwell by Gary Hamel and a painting in foyer by Larry Howard. The Opera House hosts presentation series, by the youth of Lebanon and Saskia and Natasha Haugen. community arts organization productions, educational workshops and student works. In addition to producing its ■ Kilton Public Library, Main Street, West Lebanon. The Kilton Public Library includes an interior own programming, the Lebanon Opera House Corporation coordinates and aids in the presentation of numerous garden with a fountain. productions staged by a variety of community arts organizations. Two of the most active, North Country Com‐ munity Theater and Opera North, draw more than 8,000 patrons annually. ■ Lebanon Post Of fi ce, East Park Street. Lebanon Post Office has “Rural New Hampshire,” a 1939 Historical Mural by Charles Kaeseleau. ■ Soldiers Memorial Building, North Park Street. The Civil War Soldiers Memorial building is the only one of its kind in this state. This asset has great potential for cultural tourism and educational value. The ■ Lebanon High School, Hanover Street. The High School has many murals. building is infrequently open to the public, so there is much community curiosity about it. Various veterans’ groups ■ Lebanon Community College, Hanover Street. Lebanon Community College’s art studios have large are slowly turning it into a Civil War museum, although it does not meet ADA standards at the present time. windows that face the mall. They offer fine art courses, photography, theatre, dance, and music. The building, which contains stained glass windows and sculpture, was designed by Captain Ferdinand Davis c. ■ First Congregational Church of Lebanon, South Park Street. The First Congregational Church 1886‐1890. of Lebanon designed by Ammi Burnham Young, 1828, has impressive architecture, stained glass windows, and ■ Dana House, Route 4 West, Seminary Hill. The oldest house in Lebanon is currently being preserved murals in the dining room. for eventual restoration under the direction of a committee of volunteers. This building has the potential to ■ Lebanon United Methodist Church, School Street. The Lebanon United Methodist Church become part of a historic “belt” if restoration of buildings between Main Street, West Lebanon, and the Connecticut designed by Banwell White Arnold Hemberger & Partners, 1994, contains impressive stained glasswindows and River ever becomes a reality. woodwork. ■ Packard Hill Covered Bridge, Hardy Hill. This historic bridge is now an attractive focal point for ■ AVA Gallery and Art Center. The AVA Gallery and Art Center has 250 artist members, 650 community the east side of the City, and preserves the history of the Hardy Hill area. Its location adjacent to Baker’s Crossing members, three teaching studios, three galleries, 18 rental studios and an outdoor sculpture garden. There are Conservation Area, provides an important link between the past and present. classes for all ages and abilities, a scholarship program, internship program, special events exhibitions, summer ■ City of Lebanon Recreation and Parks Department. The City of Lebanon Recreation and Parks art camps for children, and vacation art camps for young people. AVA has 27 art exhibitions a year and has been Department offers affordable art and drama courses and summer camps to area youth, and produces a music located in Lebanon since 1990. series in the summer. The department employs a seasonal Arts and Crafts Coordinator, who programs arts and ■ Power House Arcade, West Lebanon. The Power House Arcade has a large hanging copper sculpture crafts activities around the City for residents of all ages. The coordinator also runs the art program for Camp K and called“Circus Parade”by Dennis and Sansea Sparling, assisted by Dick Wissler and commissioned by Bayne Steven‐ the arts and crafts program during the school year. son. It was installed May 8, 1986 and is one of the more impressive pieces in Lebanon. ■ Lebanon Farmers Market, Colburn Park. The Lebanon Farmers Market has both music and arts ■ Dartmouth Hitchcock Medical Center. Dartmouth Hitchcock Medical Center has an extensive collec‐ every Thursday from June to October. tion of paintings, murals, sculptures, multimedia, and community art on permanent display, as well as rotating ■ City Artifacts. Lebanon’s historic artifacts are locked in an underground vault adjacent to the basement of exhibitions. DHMC has the largest collection of public art in Lebanon. Sol Levenson has painted historically themed the Carter House. However, the Heritage Commission and Historical Society are interested in acquiring an ADA‐ murals at DHMC. accessible historic house to be a museum that would display City artifacts. ■ Alice Peck Day Memorial Hospital, Mascoma Street. The hospital has a large art collection. ■ City of Fountains. Lebanon was once known as the City of Fountains. Many of the artful fountains once ■ Three Tomatoes Trattoria, Court Street. Three Tomatoes Trattoria contains a Mural Italian Suite one located around the City have been displaced in the past 30 years. The Marion Carter Fountain Committee has been and two, 1991‐1992 by Clifford West, Bird Mobile, 1991 by William Peabody, Where Tradition Lives, 1994 by Geof‐ working to revive and create new fountains in Lebanon. They have replaced the Colburn Park fountain (The Henry frey Sass, Rain Drops, by Kirsten Nichols, and forged metal and glass shelves by Roger Chudzik. Wood Carter Memorial Fountain/ “Umbrella Girl”Fountain on the east end of North Park Street ) and have installed ■ One Court Street. One Court Street was designed by architect Paul Mirski, 1989. a waterfall on High Street. Fountains are an important part of Lebanon’s history and identity. ■ Lebanon Trade Center, West Lebanon. The Lebanon Trade Center has a large outdoor sculpture. ■ Art Walk. AVA Gallery and Art Center created the Art Walk pamphlet in Lebanon that leads the reader to the buildings around Colburn Park that have art installations and artful architectural elements. ■ Witherell Center & Carter Community Building. CCBA has a large aquatic mural in the pool room. City of Lebanon Master Plan Adopted March 26, 2012 civic art | 12‐3 There are many entities that have vested interest in the benefits of cultural and civic art resources in Lebanon, including artists, museums, schools, and historians. The increase of cultural tourism will bring prosperity to all the cultural organizations in the region. Lebanon’s cultural and civic art partners include: ■ Lebanon Historical Society and Heritage Commission ■ Upper Valley Arts Alliance ■ Lebanon Garden Club ■ Upper Valley Scene website (www.uvscene.com) ■ Lebanon Bicycle and Pedestrian Committee ■ Vital Communities in White River Junction, Vermont ■ Lebanon Arts and Crafts Association ■ Connecticut River Byways Council ■ Northern Lights Quilting Guild in Lebanon ■ Upper Valley Region ‐ New Hampshire Charitable Founda‐ ■ Lebanon Rotary Club tion ■ Lebanon Riverside Rotary Club ■ State of New Hampshire Council on The Arts ■ Lebanon Chamber of Commerce ■ State of New Hampshire Humanities Council ■ Lebanon Youth in Action ■ League of New Hampshire Craftsmen ■ Full Moon Community Association in Lebanon ■ Pentangle Arts Council in Woodstock, Vermont ■ Public schools in Lebanon and surrounding communities ■ St. Gaudens National Historic Site in Cornish ■ Lebanon College ■ American Precision Museum in Windsor, Vermont ■ Franklin Pierce University in West Lebanon ■ Enfield Shaker Museum ■ Dartmouth College in Hanover ■ Shrine of Our Lady of La Salette in Enfield ■ Lebanon City Center Ballet ■ Maxfield Parrish Museum in Windsor, Vermont ■ Upper Valley Music Center in Lebanon ■ Hopkins Center at Dartmouth College in Hanover ■ Co‐op and River Valley Club Art Galleries at Centerra Park ■ Hood Museum at Dartmouth College in Hanover ■ Duke’s Art and Frame Shop in Lebanon ■ Center for Cartoon Studies in White River Junction, Vermont ■ Lebanon Art Suppliers and Hobby Store ■ Two Rivers Printmaking Studios in White River Junction, Vermont ■ L.L. Bean (has gifted $20,000 to create 19 kiosks for Leba‐ non trail heads and community art can be incorporated) ■ Tip‐Top Studios in White River Junction, Vermont ■ Cooler Gallery in White River Junction, Vermont 12 | C‐3 Benefits of Civic Art and Events Well placed, unique public art is a great way to highlight the meaning of a place. Lebanon’s central fountain, for example, invites passersby to enjoy a moment of leisure and relaxation, and underscores the meaning and inten- tion of green space. In instances where few citizens ever see visual art, placing civic art in a City’s outdoors creates an art museum without walls. Cities that want to enliven the streets in a benign way should look to civic art. Civic art can also be incorporated into the design of main transportation corridors and gateways, providing visitors and citizens with a unique local visual experience. Civic art can enhance the appearance of public infra- structure and integrate utilities into their surroundings. Cities have found that by creating unique and engaging transit station designs they can increase ridership and contribute to the sense of civic well being, for example. City of Lebanon Master Plan Adopted March 26, 2012 12‐4 | civic art Similarly, well planned and coordinated civic festivals and activities are a great way to add diversity to the year and provide opportunities to support local artists, performers, businesses and organizations. Such events also key points | future challenges & opportunities provide an opportunity to showcase and market the local creative economy. – Lebanon needs a coordinated effort and plan to promote civic art and activities, and expand the creative economy. Civic art is an effective means to reinforce community and neighborhood identity. Civic art programs often focus on commissioning art which reflects a sense of place and unique community character. Community residents can play a role in envisioning, creating, and maintaining the art work. Such involvement can create a strong sense of place and community pride. Civic art may be used to preserve and tell a narrative of people and their past. It can also teach people about broader social issues. Art and entertainment has the ability to interpret the multi-layered history in urban spaces. Civic art programs play a significant role in the development of local artists. Community art opportunities can elevate the youth and college level participation in the creation of art in civic spaces. Professional artists have played the role of creating a meaningful consultation with the community to discover its values and aspirations in order to design art and entertainment to reflect and strengthen the community ideals. This work stretches the capacity of artists, develops cultural icons, and represents community expression. 12 | D Future Challenges & Opportunities 12 | D‐1 Promoting Arts and Cultural Activities Similar to a general theme expressed in chapters throughout this Master Plan, there is a need for coordinated planning and engagement to capitalize or enhance the opportunities associated with the local creative economy. The potential for supporting and promoting arts and cultural activities in Lebanon is great. The City should investigate the best methods for linking important cultural facilities, such as the Lebanon Opera House and the AVA Gallery. This could take the form of a centrally located arts information kiosk or a brochure/map highlighting the various arts/cultural/historic resources in the City. Development of walking tours highlighting these resources would also help accomplish this goal. These activities would all help bolster this increasingly important segment of the downtown economy. The City should also provide programs that highlight Lebanon’s historic resources. Currently, Lebanon is not considered a primary destination for cultural tourism. However, Lebanon’s potential as a cultural landmark is strong. There are many public sites which have potential for cultural development. They include the Lebanon mall, Main Street in West Lebanon, the String of Pearls (a series of planned recreation and conservation parcels along the Connecticut and Mascoma Rivers), and Lebanon trail kiosks (display for community art). The land sites behind plazas could be prime locations for parks and civic art because they complement Leba- non’s commercial districts. This strategic development would balance Lebanon’s commercial environment with public parks and art by the rivers. There is potential for civic art in the land parcel behind the K-Mart Plaza, highway medians and right of ways, interstate exits, the gateways into Lebanon, and in public buildings. colburn park fountain City of Lebanon Master Plan Adopted March 26, 2012 civic art | 12‐5 12 | E Outcomes & Strategies OUTCOME 1 Support a sustainable civic art program to promote arts and cultural opportunities that enhance the City’s character and quality of life. STRATEGIES ACTIONS Increase public awareness of the variety of arts and cultural activities and resources that exist in the City. Establish “historic” walking tours of Lebanon with different themes, such as significant architecture, life in a mill town, bridges, notable people, notable artworks, etc. Develop established processes for identifying civic art opportunities, evaluating, acquiring, and Create a walking tour pamphlet of Lebanon’scivic art and distribute at City Hall, Chamber of Commerce, preserving civic art, and facilitating community arts projects. and other appropriate venues. Explore various funding mechanisms for civic art and activities. Create a centrally located kiosk to distribute information about community arts and cultural events and Improve dialogue and awareness of the benefits of civic art and activities. resources. Promote the benefits of civic art, which include: civic art is a catalyst for developing a sustainable Promote arts/cultural events and resources on the City’s website, in the City newsletter and on CATV. creative economy, civic art creates a sense of place, and civic art engages people in civic life. Establish a Civic Art and Festival Program that would be overseen by a Civic Art Commission appointed by Collaborate with art leaders from other cities for program speakers and presenters on the role of art in the City Council. community. Connect Lebanon’s civic art to the Vital Communities Valley Quest Program. Utilize the available opportunities in traveling historical shows, art shows, speakers, and presenters from Provide funding to support the fountain committee’s efforts to re‐establish Lebanon as “The City of NH State Council on the Arts and the Council on Humanities. Fountains. Create a stronger sense of place in Lebanon by reviving Lebanon’s historical image and establishing its cultural image with a Civic Art and Festival Program that markets Lebanon as a historical and cultural Provide funding for civic art in the City’s gateways and gardens. destination. Improve the Pedestrian Mall and bring back the turtle, dolphin, new sculptures and shade‐loving Take advantage of opportunities to beautify public spaces. perennial gardens. Commission a new historical mural for City Hall. Make improvements to the City’s gateways with sculpture, gardens, and landscaping. Install sculptures at Storrs Hill that reflect Lebanon’s place in the history of skiing. Encourage business to sponsor public gardens areas and activities. Seek opportunities to work with students from the vocational/technical school to make improvements to Create rotating opportunities for the display of Lebanon student art work. the City’s gateways and gardens. Establish a venue for collaboration among arts organizations such as monthly gatherings to encourage Work with the state to allow planting of trees, shrubs, and hardy perennials and annuals wildflowers at collaboration on special events or arts programs. interstate exits and all available medians. Create an arts organization collaborative website that includes a place for dialogue among visitors and Revitalize Main Street in West Lebanon with community art, public art and cultural activities. users. Open the Soldiers’ Memorial Building as an ADA‐accessible museum. Create a public sculpture garden park. Encourage corporate and institutional advocacy for civic art and activities in Lebanon. Encourage the creation of civic art during the planning of large‐scale developments by adopting a process that engages developers and institutions in the creation of civic art and encourages the emergence of corporate and institutional leadership in advocating for civic art. City of Lebanon Master Plan Adopted March 26, 2012 12‐6 | civic art OUTCOME 1 Support a sustainable civic art program to promote arts and cultural opportunities that enhance the City’s character and quality of life. STRATEGIES Research and stay current with other City initiatives to promote corporate advocacy for civic art and cultural activities. Identify and adopt successful strategies that other communities have used to engage corporate leadership in civic art projects. Encourage incentives and challenge Lebanon’s businesses to contribute to a series of sculptures that relate to Lebanon. Identify and catalogue available public spaces for community arts and activities, and identify the organizations that may help facilitate community arts projects. Support the Historical Society and the Heritage Commission in the effort to acquire and establish an ADA‐accessible historical house to be a museum that will house City artifacts. OUTCOME 2 Establish Lebanon as the hub of the Upper Valley’s creative economy by attracting new creative businesses, institutions and entrepreneurs to locate in the City and by supporting the City’s existing creative sector. STRATEGIES Foster an Arts District in Lebanon. Identify potential facilities, public and private, that would be appropriate for a commercial gallery or studio space, such as the old West Lebanon Library, the School Street School, or Sacred Heart School. Identify galleries and studios as having a distinct use beyond retail and allow them to be in the residential office district. City of Lebanon Master Plan Adopted March 26, 2012 civic art | 12‐7 13 | Energy 13 | A Executive Summary key points | vision & purpose The City of Lebanon spends about $1 million of taxpayer money on energy per year. This Energy Plan explains – Increase energy and cost savings for the City, residents, how the City is well positioned to save money by reducing energy use, support the local economy by diversify- businesses, and institutions. ing energy sources, and improve the quality of life for its residents and surrounding communities. – Build a robust and stable local energy economy. – Improve energy efficiency of municipal buildings, the municipal fleet, and outdoor lights. 13 | B Vision & Purpose The long term vision for Lebanon’s energy future is to increase energy savings for residents, businesses, and – Explore several promising renewable energy options in the municipal functions, to ensure a robust and stable energy economy, and to reduce the impacts of greenhouse City. gas emissions that result from a fossil fuel-dependent economy. The purpose of the Energy Plan is to develop – Increase community security by becoming more reliant on near-term outcomes, strategies, and actions that lay a strong foundation for Lebanon’s energy future, for the f s- local energy sources. cal and environmental benefit and security of the City and its taxpayers. The Energy Plan and planning process – Partner with businesses, institutions, and residents to aim to: significantly reduce Lebanon’s overall energy use, improve ■ Prioritize specific recommendations focused on increasing municipal energy efficiency to save efficiency, and explore alternative energy options. taxpayer money and reduce municipal energy demand, and recommend policies that promote energy – Comply with the goals of the statewide New Hampshire efficiency over the long term in the municipal, commercial, and residential sectors. Climate Action Plan ■ Provide a strategic direction for the Lebanon Energy Advisory Committee and build the committee’s capacity to advocate and implement initiatives in the public interest. ■ Involve citizens in shaping Lebanon’s energy future. Visions for energy savings: ■ The City of Lebanon shall be a regional leader in energy efficiency, innovation, and fiscal responsibility. ■ The City shall improve the energy efficiency of municipal buildings, municipal vehicles, and streetlights, and it shall promote similar efficiency measures for the commercial and residential sectors in order to significantly reduce the City’s overall energy use. ■ The City shall explore renewable energy options for purchase and development such as hydro, wind, solar, geothermal, biomass, and methane, within the City’s control, to reduce reliance on non-local and foreign sources of energy, and promote similar projects in the commercial sector. ■ The City shall address energy-related employee behaviors, such as commuting, turning off lights, waste management, etc., through social marketing and incentives. ■ The City and the Lebanon Energy Advisory Committee shall involve the greater Lebanon community in a social marketing campaign that engages citizens in reducing their energy use. Educational techniques could include the following: holding topical community forums; developing visual, easily understood illustrations of the City’s energy use; and giving more attention to current and recently completed mu- nicipal and commercial energy related projects. City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐1 ■ The City shall comply with the New Hampshire Climate Action Plan, which aims to reduce greenhouse gas emissions 80% below 1990 levels by 2050. This Energy Plan seeks in part to fulfill these visions by recommending direct actions the City can take to re- duce energy use, save money, and improve public and environmental health. 13 | C Background & Process The energy planning process closely follows the Lebanon City Council’s Principles for a Sustainable Commu- nity (2009). Most relevant to this Energy Plan are three of the seven guiding principles: ■ Environmental Responsibility and Energy Ef fi ciency. This is categorized as care for environment, improve energy efficiency of city and reduce carbon footprint, engage community in conservation and sustainable practices. ■ Intelligent, Coordinated Development and Transportation. This can control urban sprawl, develop walkable neighborhoods with access to businesses and homes, create balanced/multi-modal transporta- tion systems. ■ Fiscal Responsibility. This can strengthen tax base and enhance property values, reduce taxpayer bur- den, diversify revenue, meet current needs and long-term goals. 13 | C‐1 Local, Regional and Statewide Context Energy efficiency and renewable investment in Lebanon will help the state of New Hampshire reach its ambi- tious energy savings goals. Therefore, the goals and strategies of this energy plan are aligned with those of the New Hampshire Climate Action Plan (NH CAP). The NH CAP has chosen a mid-term goal of reducing greenhouse gas emissions 20% below 1990 levels by 2025. Overarching strategies of the Climate Action Plan that are most relevant to Lebanon are to: ■ Maximize energy efficiency in buildings ■ Increase renewable and low-carbon sources of energy in a long term manner ■ Encourage appropriate land use patterns that reduce vehicle miles travelled ■ Protect natural resources ■ Lead by example in government operations ■ Stay connected to larger efforts Opportunities to stay connected at a state level include two annual conferences: the Local Energy Solutions conference in New Hampshire held each spring and the Vermont Energy and Climate Action Network con- ference held each winter. At the regional level, several organizations work to strengthen the Upper Valley’s energy independence, such as Sustainable Energy Resource Group (SERG), COVER Home Repair, and Vital Communities. Every May, SERG, Vital Communities, the Upper Valley Lake Sunapee & Southern Windsor City of Lebanon Master Plan Adopted March 26, 2012 13‐2 | energy Chapter Adopted May 29, 2012 County Regional Planning Commissions, and the Two Rivers Ottauquechee Regional Commission organize a roundtable event for local energy committees. 13 | C‐2 Lebanon Energy Advisory Committee key points | background & process At the local level, the Lebanon Energy Advisory Committee (LEAC) was formed in 2007 by the City Council – Public input established priorities for the City’s energy with the following charge: to identify opportunities and make recommendations to the City Council with regard future and include improving energy efficiency of municipal to reducing energy use, increasing energy efficiency, exploring alternative energy usage and reducing pollution, buildings, exploring renewable energy options in the City’s to the environmental and fiscal benefit of the City. The charge was modified in 2009 to include energy con- control, addressing transportation costs, working with the servation measures for City residents and businesses, thereby cutting greenhouse gas emissions and reducing commercial/institutional sector to save energy, and exploring energy costs for taxpayers. policies that promote investment in energy efficiency 13 | C‐3 Public Input & Community Support The issues and priorities for the Lebanon Energy Plan were established through a number of channels: a public forum on energy in Lebanon, a public survey about Lebanon’s most pressing energy issues, and six months of bi-weekly Lebanon Energy Advisory Committee public meetings, in which attendees discussed the information from the forum and survey. The priorities established in the updated Lebanon Master Plan (2012) and Lebanon City Council’s Principles for a Sustainable Community (2009) also helped the Lebanon Energy Advisory Com- mittee and consultants establish the issues in this Energy Plan. Fiscal responsibility and regional leadership are two key themes addressed throughout the Energy Plan. Data from the survey and comments from the community forum indicate that nearly 75% of the survey respondents believe that energy efficiency improvements should save money. At the public forum, citizens and City staff agreed that the City of Lebanon should lead by example and be the leader in the Upper Valley for energy sav- ings for residents and businesses. Nearly 50 people attended the public forum in November 2011 and provided hundreds of oral comments and 37 written comments. The public and City staff completed a survey that provided additional written comments, prioritized actions, and generated ideas of other issues to address in the energy plan. The intended outcomes for the community forum and survey project were to involve the public in the energy planning process, articulate broad visions for Lebanon’s energy future, give more publicity to Lebanon’s existing energy projects, and solicit specific strategies to achieve the broader visions. The public ranked the following energy topics as the most important to address in the Energy Plan: ■ Energy efficiency of municipal buildings & operations ■ Renewable energy potential ■ Transportation- fuel & commuting ■ Commercial sector energy efficiency ■ Policies promoting energy efficiency and investment Full survey results and public comments are included in the Implementation Plan. City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐3 13 | D Issues & Priorities 13 | D‐1 Energy Efficiency Improving the energy efficiency of municipal buildings and operations is a great opportunity to save energy and money, as efficiency projects are often less capital intensive and more cost effective than renewable energy projects and usually have a shorter return on investment. Investing in municipal building energy efficiency improves the comfort and function of municipal buildings and public spaces, contributes to a positive envi- ronmental legacy, and reduces operating expenses immediately. Transportation – including municipal vehicle fleet and employee commuting - is the second most energy intensive sector in Lebanon, and opportunities for employees and the Department of Public Works to save energy, fuel, and money are abundant. 13 | D‐2 Renewable Energy The price of fossil fuels will continue to f uctuate and destabilize budgets while perpetuating the City’s reli- ance on non-local, non-renewable sources of energy. To stabilize the price and supply of energy and reduce the environmental impacts of fossil fuels, the City of Lebanon should actively pursue opportunities to develop renewable energy sources such as hydropower, wind, solar, biomass, geothermal, and methane regeneration. The City could also purchase renewable energy from utility providers, essentially investing in the development of new, more local renewable energy projects throughout the New England ISO region. The state of New Hampshire has no natural sources of fossil fuels. Lebanon, similar to the rest of the state, is largely reliant on nuclear (44%), natural gas (27%), coal (14%), and conventional hydroelectricity (8%) to meet its electricity demands. Nuclear and conventional hydro electricity are sourced in New Hampshire at the Seabrook Nuclear Power Plant and dams on the Connecticut and Merrimack Rivers. However, natural gas and coal are purchased by utilities from Canada and other US states. Locally, the Wilder Dam on the Connecticut River produces 41MW of electricity in Lebanon. Until the 1950s and, in the case of West Lebanon up until 1969, nearly all local power needs were met through smaller hydropower turbines along the Mascoma River. By investing in local renewable energy production, the City of Lebanon will reduce its reliance on foreign fuel sources, improve air quality for residents, stabilize the price and supply of energy for its many robust businesses, and reflect strong regional leadership. Additionally, investment in local power generating projects fulfills citizens’ desires to maintain small town character and quality of life by gradually returning to the small scale, sustainable power sources that propelled economic development and commercial prosperity in Lebanon since its founding. 13 | E Existing Conditions & Trends 13 | E‐1 Energy Projects & Commitments The City of Lebanon is already committed to energy efficiency and renewable energy exploration. One can see this commitment in a number of well-established initiatives, such as the Lebanon Energy Advisory Commit- tee, Lebanon’s Principles for a Sustainable Community (adopted by the City Council and endorsed by the City City of Lebanon Master Plan Adopted March 26, 2012 13‐4 | energy Chapter Adopted May 29, 2012 key points | issues & priorities – Reduce the City’s operating expenses by improving energy Manager), and the array of energy and cost saving projects supported and implemented by both the Lebanon efficiency of municipal buildings, the municipal fleet, and Energy Advisory Committee and the Department of Public Works. However, a vision for long term success and outdoor lights. greater coordination will be beneficial to existing efforts. Current and past projects are detailed below: – Reduce reliance on foreign oil and all fossil fuels, improve air ■ Mayor’s Climate Action Agreement: in 2009, then-Mayor Karen Liot Hill signed this agreement, which quality, stabilize the price and supply of energy, and show encourages the City to strive to meet or beat the Kyoto Protocol by achieving a 7% emissions reduction regional leadership. from 1990 levels by 2012. – Explore alternative energy sources such as hydropower along ■ New Hampshire Municipal Energy Assistance Program (MEAP): the MEAP project partners, Vital Com- the Mascoma River, biomass heat and power for buildings, munities, SERG, and Clean Air- Cool Planet, produced a detailed inventory and report of all energy use, methane gas to energy, and liquid natural gas. costs, and greenhouse gas emissions of municipal buildings, streetlights, and vehicles for 2009. The – Maintain small town character and quality of life by program supplied an energy audit of the Lebanon Library by SDES consulting group. transitioning to small scale, sustainable power sources that ■ Streetlight Map: the LEAC and City Staff are diligently mapping all streetlights in Lebanon in order to once propelled economic development and prosperity in make informed recommendations for which lights to remove and which to upgrade to LED or other Lebanon. energy efficient models. ■ Energy Technical Assistance and Planning Program (ETAP): the City of Lebanon signed up for the American Recovery and Reinvestment Act (ARRA)-funded ETAP program in the summer of 2011. A building engineer conducted walk-through energy assessments of the 11 most energy-intensive munici- pal buildings in September 2011. Specific actions to improve the energy efficiency of municipal build- ings can be found in Appendix B. key points | Existing Conditions & Trends ■ Smart Commute: the City of Lebanon is enrolled as an employer in the regional Smart Commute – The City of Lebanon spends about $1 million on energy costs program (administered by the Upper Valley Transportation Management Association and the Upper per year. Valley Trails Alliance), which helps employers promote commuting and mobility options to employees, – Municipal operations emit about 8 million pounds of CO2 per including carpooling, taking the bus, biking, walking, and telecommuting. year. ■ Landfill Gas Project: the Lebanon Solid Waste department is currently working with Carbon Harvest on a – Commercial operations (including commuters) emit about 1 project to capture methane gas emitted from waste deposited at the landfill. The electricity produced will billion pounds of CO2 per year. be sold to the grid, and the heat by-products will pass under NH 12A in pipes to supply heat to Car- roll Concrete. – The City of Lebanon is already committed to energy efficiency and alternative energy sources, seen through a number of ■ Performance Contract: the Lebanon Department of Public Works has expanded its contract with Hon- well‐established initiatives such as the Lebanon Energy eywell in order to better monitor the HVAC and other energy use systems of more municipal buildings. This Advisory Committee, Lebanon’s Principles for a Sustainable contract may provide opportunities to implement a number of energy efficient upgrades suggested in the Community, the landfill gas project, two LEED certified MEAP and ETAP reports. municipal buildings, and an anti‐idling policy for DPW ■ Wastewater Treatment Plant (WWTP) Energy Audit: the WWTP had an energy evaluation done in July vehicles. 2010, which revealed energy saving opportunities for processes, pumping, and HVAC systems. Decision- – Businesses and institutions within Lebanon are committed as makers and designers are using the report’s findings integrate energy efficiency improvements during the well, for example Kleen Laundry’s transition to liquid natural planned WWTP upgrade. gas, and numerous large employers in Lebanon are enrolled ■ Airport: the Lebanon Municipal Airport is working to address a number of projects that would increase in the Smart Commute workplace commuter trip reduction its energy efficiency, including upgrading its boiler. In the long-term, Airport Management is interested program. in solar options, and the City is currently exploring green airport technology. City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐5 ■ LEED Certifications: the Kilton Library in West Lebanon and the Department of Public Works Adminis- tration Building in Lebanon are both LEED-certified buildings. LEED-certified buildings have increased energy efficiency, increased patron comfort, and lowered energy costs. ■ Anti-Idling Policy: this policy states that no City vehicle/equipment is left running when the driver is not present after proper start procedures occur, nor is idling for more than 10 seconds permitted unless specifically exempt. This policy reduces City operating expenses, lowers emissions, and improves air quality for residents and employees. ■ Lebanon School District: the school district uses biodiesel in the school bus fleet, installed a wood pellet boiler at Mt Lebanon School, and the new Lebanon Middle School will follow the Northeast Collabora- tive for High Performing Schools Protocol. ■ Lebanon Energy Plan: this document is Lebanon’s first ever energy plan. The plan reflects the City’s existing commitment to a sustainable energy future, and is a resource for all of the City’s existing and potential energy uses, projects, and resources. 13 | E‐2 Energy Use & Cost Inventory The 2009 New Hampshire Municipal Energy Assistance Program saw Vital Communities and SERG conduct a comprehensive municipal energy inventory for Lebanon. This included municipal buildings, vehicles and streetlights. The City spends approximately $1 million on energy costs annually. Lebanon’s total yearly energy use is the equivalent of about 2,000 cords of hardwood. 13 | E‐3 Municipal Building Energy Inventory The energy use data (consumption of electricity and fuel) is entered in EPA Portfolio Manager for years 2009- 2011 for 12 municipal buildings. It behooves the City and the LEAC to maintain this building energy inventory to measure and track reductions in energy use over time. This tool converts different energy sources to a com- mon measure: the British Thermal Unit (BTU) measured in thousands of BTUs (kBTU) or millions of BTUs (MMBTU). One BTU is the amount of energy required to heat one pound of water by one degree. The chart at lower right provides a comparative energy use analysis of 12 municipal buildings. Electricity use, fuel use, and total energy use figures are displayed for each building in millions of British Thermal Units per year. The following recommendations are based on these charts: ■ City Hall should be targeted for near-term energy efficiency projects. Recommendations for building ef- ficiency upgrades can be found in a 2009 audit in the energy implementation plan. ■ Energy use per square foot gives a good sense of which buildings are most and least efficient. Dividing the total energy use of the buildings in the chart by the square footage of the buildings, places three build- ings as the highest use, lowest energy efficiency: City Hall, the Police Station, and the West Lebanon Fire Station. These buildings should be targeted for near-term energy efficiency improvement projects. ■ The Water Treatment Plant and Wastewater Treatment Facility both use a lot of electricity to power their processes. Both facilities recently received energy efficiency audits and the City should implement rec- ommendations from those audits to save money and reduce energy use. City of Lebanon Master Plan Adopted March 26, 2012 13‐6 | energy Chapter Adopted May 29, 2012 Several of these buildings were included in the ETAP building assessment program, which lists prioritized en- Buildings/Onsite, ergy efficiency improvements. Full details of the assessments are included in the energy implementation plan. 5,114,669 7% Vehicles/Commuting, 3,196,050 Streetlights, 651,440 36% 57% Building/Onsite, 189,689,535 13% 17% Vehicles/Commuting, 800,084,250 Transmission, 145,181,610 70% estimated CO2 emissions (lbs) from municipal (above) and com‐ mercial (below) activity from 2009 Lebanon Planning Office 8000 7000 Electricity 6000 Heating 5000 Total 4000 3000 2000 1000 0 selected municipal buildings: annual energy use (MMBTU) Lebanon Planning Office City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐7 13 | F Future Challenges & Opportunities 13 | F‐1 Regional Coordination & Leadership The City of Lebanon has a strong commitment to leading-by-example in areas such as energy efficiency to demonstrate cost-effective solutions to citizens, businesses, and other municipalities. As the regional center for the Upper Valley, Lebanon has a tremendous opportunity to benefit from energy savings by residents and businesses. The City of Lebanon should coordinate with the Lebanon School District on energy projects and participate in the many local, regional, and state initiatives underway. As a regional leader, the City of Lebanon should promote private-public partnerships, and inspire the commer- cial sector to invest further in efficiency and renewable technology by paving the way. The City should consider an “energy coordinator” position that would manage energy projects, measure sav- ings over time, leverage the work done in different departments throughout the City, and coordinate with regional and state efforts to make Lebanon a model for other municipalities. This position or contract could be paid for by savings incurred through energy efficiency projects. 13 | F‐2 Energy Efficiency In conjunction with the Energy Plan project, the Upper Valley Lake Sunapee Regional Planning Commission enrolled the City of Lebanon into the New Hampshire Energy Technical Assistance Program (ETAP). This American Recovery and Reinvestment Act funded program supplied the City with an engineer who did two days of valuable walk-through assessments of eleven municipal buildings. The engineer worked with City staff on the assessments and submitted a report to the City and LEAC that details many opportunities for energy savings in low-performing municipal buildings. The report estimates potential energy savings, cost avoidance, and simple payback. The ETAP Project Action List provides the City with opportunities to invest in the energy efficiency of munici- pal buildings to save money over time, improve air quality inside the building, improve occupancy comfort, reduce carbon emissions, and preserve the historic character of buildings and landscape. The Project Action List and full report is available in Appendix B. 13 | F‐3 Renewable Energy Opportunities The City shall actively pursue opportunities to develop and purchase renewable energy sources such as hydro- power, wind, solar, biomass, methane, and geothermal. 13 | F‐3a Hydropower. Like many New England towns, Lebanon was born on hydropower. Many dams, wheels, and turbines powered economic development for decades. When grid electricity became widely available and in- expensive in the 1950s, it was often more economical for businesses to tie into the grid rather than produce their own electricity. Most turbines, wheels, and hydromechanical pumps were abandoned. The two existing hydropower stations on the Mascoma River in Lebanon are privately owned, one by Rivermill Hydroelectric, Inc. and the other (on the Glen Road Dam) by Enel North America Inc. The City should encourage the Riv- ermill complex to improve maintenance of the facility and onsite power generating capacity. The Department of Energy’s Virtual Hydropower Prospector identifies a number of environmentally sound sites that could be 13‐8 | energy City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 key points | future challenges & opportunities – The City needs to monitor and manage its energy use in order developed for hydropower without building any new dams, using damless diversions, which the City should to prioritize actions and measure progress over time. investigate further by conducting feasibility studies. – As a regional leader, the City should pave the way for more public‐private partnerships such as the Lebanon landfill energy project, and inspire the commercial/institutional sector to invest in energy efficiency and renewable technology. – The City can make well informed energy efficient upgrades based on information provided by the professional grade There are a number of opportunities for small hydroelectric and hydromechanical projects at the Water Treat- energy audits of four municipal facilities, and the walk ment Plant. Until the 1950s, the Mascoma River provided the energy to hydro-mechanically pump treated through energy evaluations of eleven municipal facilities. drinking water to the top of Reservoir Hill for next to no cost. Since abandoning the hydromechanical pump in – The City shall actively pursue opportunities to develop and favor of an electric grid-powered pump, the City incurs nearly a $10,000 per month electric bill onsite at the purchase alternative energy sources such as micro hydropower Water Treatment Plant. Three pump stations throughout the City have been identified to have the potential for along the Mascoma and at the Water Treatment Plant, and making onsite power by installing small Cla-val turbines. Details are located in Appendix C. liquid natural gas and biomass for heating buildings. The Upper Valley Lake Sunapee Regional Planning Commission completed a mapping exercise for renewable – Transportation and commuting accounts for the most energy resources for the Lebanon Energy Plan. The maps and analysis provide an initial City-wide inventory of significant portion of Lebanon’s overall energy use and should existing dam sites and assessments of the potential for solar and wind projects. For more detailed analysis and be addressed collaboratively with employers and surrounding to view the City-wide maps of the dam inventory and solar and wind potential, refer to the end of Appendix C municipalities. for hydro, Appendix D for solar, and E for wind. – Lebanon needs more energy efficient land use patterns and 13 | F‐3b Solar PV. The City-wide solar analysis identifies locations in the City that may have the highest potential for should coordinate regionally to reduce vehicle miles travelled solar energy production, either for on-site power generation or for distribution through the grid. The analysis for residents, commuters, and visitors, and encourage mixed and maps show potential for solar production in both January and July, but site-specific solar power feasibility use and infill development. analyses should be conducted by a solar energy specialist if the City decides to investigate candidate locations – Develop an ordinance that requires energy efficient lighting further. for all new developments. 13 | F‐3c Wind Power Potential. The wind power potential map shows limited opportunity for a municipal or small scale – Adopt more stringent energy efficient building codes for new commercial wind energy project in Lebanon. Some of the higher elevations in east and northeast Lebanon have developments. moderate to fair wind energy production potential, but likely not sufficient to warrant commercial scale wind – Adopt a tax‐neutral property tax exemption for renewable energy projects. There is a specific economy of scale for wind turbine projects, which is why utility scale units energy projects for home and business owners. are so large. However, small-scale residential projects in these areas may be explored further. Location, scale, – Pursue creative financing mechanisms to fund energy cost, environmental impacts, yield and sustained wind patterns are important factors to consider potential sites improvements such as grants, energy performance contracts, for residential wind energy production. The City could encourage small-scale residential projects through per- and an “Energy Fund” consisting of monetary savings realized missive land use regulations or by purchasing an anemometer to test potential sites. out of local efficiency projects. 13 | F‐3d Biomass. Biomass is a relatively untapped renewable energy resource in the Upper Valley for producing heat – Measure progress and share success to verify results and and electric power. Biomass plants are fed by forest byproducts, agriculture byproducts, and other sources. catalyse more action. Properly designed biomass heat and power projects promote sustainable forestry policy, extend the life of local landfills by diverting waste, emit little carbon into the air, and support the local economy. Nearly 80% of the Upper Valley is wooded, and 75% of Lebanon is undeveloped land. The City should explore biomass potential on a small scale, and coordinate regionally to explore the potential for biomass power production in the Upper Valley. City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐9 The Kilton Library, Mount Lebanon Elementary School, Lebanon Middle School, and Sachem Village housing 2011 Commuting Baseline Data for City of Lebanon Employees only in West Lebanon have biomass heating. Several of Lebanon’s employers are exploring biomass as a heating option for their facilities. Lebanon should consider further biomass projects as a viable alternative to fossil fuel Average Daily Commute Distance 26.6 miles (35 miles is the regional burning systems for heating larger facilities. Lebanon should conduct a feasibility study to assess the potential average) of a downtown Lebanon district combined heat and power biomass project. Average MPG Rating of Employee 24.7 miles per gallon Vehicles 13 | F‐4 Transportation Primary Commute Mode 89% ‐ Drive alone 5% ‐ Walk Transportation accounts for a significant percentage of greenhouse gas emissions and energy use in Lebanon. 4% ‐ Carpool Indeed, across northern New England, the “transportation system produces more carbon dioxide pollution… 2% ‐ Advance Transit than any other part of the region’s economy.” The City of Lebanon should address this major source of pol- lution through efficient land use planning that promotes all transportation modes, a reduction in municipal Annual Fuel Use for Commuting by 49,754 gallons per year All Employees vehicle fleet fuel use, and encouraging workplaces, including the City, to engage employees in trip-reduction programs, such as Smart Commute Upper Valley. Annual Fuel Cost Incurred by $179,114 Employees ($3.60/gallon) 13 | F‐4a Commuting. Commuting accounts for approximately 11% of all municipal CO2 emissions and represents a Annual CO2 Emissions from Com‐ 974,433 pounds significant cost for municipal employees. In spring 2011, the City of Lebanon worked with the Upper Valley muting Transportation Management Association to collect baseline data on commuting habits and preferences. The chart at left shows this data. The City should aim to lower the drive-alone rate of City employees by 10% over the next three years and improve employee access to commuting options. To achieve this, the City should support a multi-modal trans- portation system that provides employees, residents, and visitors ways to travel around Lebanon without driv- ing alone. The City should also partner with employers and surrounding municipalities to lower the overall drive-alone rate of commuters in the micropolitan region by 10%. The City should also consider integrating electric vehicle charging stations in strategic locations. Nissan and Chevrolet now market electric cars, and installing vehicle charging stations within the City might encourage residents, businesses, and employees to use electric vehicles. The electric vehicle charging stations would re- quire consumers to purchase electricity. 13 | F‐4b Vehicle Fleet. MEAP data from 2009 show that the City spends about $275,000 on fuel costs for its municipal fleet each year. This figure does not include vehicle maintenance and secondary impacts such as road wear and tear. The City has begun to address this cost by enforcing an anti-idling policy for Department of Public Works vehicles and machines; however the City should enforce this policy City wide. The City could install idle controls in the municipal fleet to limit the idle time. The City should consider purchasing biodiesel for the municipal fleet. The Lebanon School District currently purchases biofuel from locally owned Evans Fuel for the school bus fleet since 2006. According to the School District Transportation Supervisor, the buses using biodiesel do not emit strong fumes that regular diesel buses generate, which improves the air quality for students and staff. Since transitioning to biodiesel, the District has had very few fuel filter problems, even less than with regular diesel. The District adds an anti-freeze solution to the fuel to prevent gelling at below freezing temperatures. City of Lebanon Master Plan Adopted March 26, 2012 13‐10 | energy Chapter Adopted May 29, 2012 13 | F‐4c Energy Efficient Purchasing Policy. A sample energy efficient purchasing policy can be in found in the Imple- mentation Plan. The policy is based on New Hampshire Executive Order 2005-4, which requires state depart- ments to purchase efficient vehicles (fuel economy of at least 27.5 miles per gallon for passenger and light duty vehicles, 20 miles per gallon for trucks) and Energy Star rated Office and building equipment, unless justif cation is provided. 13 | F‐5 Commercial Sector Municipal Lebanon is home to most of the Upper Valley’s largest employers. According to the Lebanon NH-VT Micro- Commercial politan Statistical Area report (2006) , 13,000 people commute into Lebanon daily to supplement the 5,000 Residential workers travelling within Lebanon for work. In addition, many employees travelling to work in Hanover and Hartford commute through Lebanon, particularly on the NH Route 120 corridor. Between the commuting costs for the workforce and the large energy use onsite at many employers, a tremendous amount of energy is used by the commercial sector in Lebanon. A lot of this energy is used to power buildings and operations, like at Dartmouth Hitchcock Medical Center, or to power industrial processes in manufacturing, like at Timken. The pie chart on page 13-7, however, shows that 70% of commercial carbon dioxide emissions are generated by vehicle emissions from their employees’ commute. The average commute distance for Upper Valley employ- ees is 35 miles round trip. Around 17% percent of commercial emissions are from building and onsite, direct energy use, and the remaining 13% is emissions created through the transmission and production of the energy itself. Because Lebanon’s commercial sector uses a tremendous amount of energy, it is essential that the City of Lebanon lead by example and show businesses that reducing energy use onsite, exploring alternative and more Lebanon’s approximate overall carbon emissions efficient energy solutions, and reducing their employees’ vehicle miles travelled is essential to significantly Even though municipal functions account for only 1% of overall emis‐ reducing energy use and greenhouse gas emissions in Lebanon. sions, this representst $1 million of taxpayer money The graph to the right shows the proportions of energy related emissions throughout the City. The commercial sector is the largest user, followed by the residential sector. Even though municipal functions account for only 1% of the overall emissions, this represents $1million of taxpayer money the City has direct control of. Within the commercial sector, many businesses in Lebanon and throughout the Upper Valley are taking significant steps to reduce their energy use and save money. For example, Kleen Laundromat recently switched to natural gas, which is one of the cleanest burning fossil fuels widely available. Alice Peck Day Memorial Hospital convenes a group of stakeholders that discuss climate adaptation in the Upper Valley. There are dedicated staff working on energy management and expanding the renewable energy portfolio at Dartmouth Hitchcock Medi- cal Center. Finally, Carroll Concrete in West Lebanon partnered with the City of Lebanon to purchase methane from the Lebanon Landfill to heat their operations. Lebanon should continue to pursue public-private partner- ships and promote the energy work being done by Lebanon’s large employers. 13 | F‐6 Land Use Much of New Hampshire’s growth over the last 40 years occurred as dispersed, rural and suburban develop- ment. This low-density growth pattern has resulted in increasing travel distances and commuting costs for resi- dents. The New Hampshire transportation sector is the leading sector for carbon emissions and energy costs. City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐11 It is important to recognize the impact that land use can have on energy efficiency and energy consumption at the community level. Increasingly energy is being treated as a shared community resource and is subject to planning efforts traditionally reserved for natural or cultural resources. This energy plan is an important step in developing a vision that integrates land use and energy conservation for the health and welfare of the City’s residents and visitors. Energy and land use planning practices can affect both existing built environments and undeveloped lands. Energy-efficient land use planning for developed areas may include broadening potential land uses and en- couraging infill development to allow an appropriate mix of uses. Examples of such benefits include allowing small-scale commercial retail uses in a traditionally residential area, which could encourage residents to walk or bike to neighborhood stores rather than drive to regional malls; or encouraging redevelopment of existing buildings that may result in private investment in improving a building’s energy efficiency. Energy-efficient land use planning for new developments might include guidance in energy-efficient development practices or incentives (e.g. increased density allowances) for energy-efficient or renewable energy development. On a regional scale, Lebanon and surrounding municipalities should have regional discussions to coordinate land use patterns that reduce vehicle miles travelled for residents, commuters, and visitors. 13 | F‐7 Outdoor Lights In May of 2009, the Lebanon Public Safety Committee approved a plan to remove some select streetlights over a two-year period. In 2010, the LEAC and City Staff have worked a great deal to identify each outdoor light in the City’s control, and map the lights. After completing an inventory of the existing lights the LEAC modified the original proposal. The LEAC proposes to remove 40-50% of the outdoor streetlights in the City and reduce the City’s streetlight bill by at least 25%. For the lights that remain, the City should upgrade those lights to LEDs or other more efficient options approved by the utility company. 13 | F‐7a Rationale for Changes. In determining which lights are candidates for removal, primary consideration is given to safe vehicle traffic and the safety of pedestrians in high traffic areas. Each light needs to be evaluated in order to determine if it is essential to the safety of the community. In addition, there are other street and decora- tive lights on the Lebanon Mall that the City owns privately. The City should upgrade these lights to LED or other efficient models as a private investment with relatively quick payback. For the full Streetlight Removal Plan, refer to Appendix I. 13 | F‐7b Lighting and New Development. New multi-family residential, industrial and commercial development often require new outdoor lighting for building and parking lot safety as part of the development proposal. The City should consider energy efficiency standards for outdoor lighting and require LED or other energy efficient lighting technologies. 13 | F‐8 Policy Recommendations 13 | F‐8a Energy Efficient Building Codes. The New Hampshire State Building Code allows local governments to adopt building codes that are different than the state’s requirements if such codes are more stringent than the state code. The state code is currently an adoption of the 2009 International Energy Conservation Code (IECC). The City of Lebanon could adopt a more recent IECC, preferably 2012, which includes several improvements 13‐12 | energy City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 over previous versions. New, cost-effective energy-saving requirements include required programmable ther- mostats and increased minimum insulation levels. Please refer to Appendix G for more detailed analysis and case study. Property Tax Exemption for Renewable Projects: The Lebanon City Council should consider a resolution to adopt NH RSA 72:61 et seq. (“Property Tax Exemption for Renewable Energy”) as a tax-neutral incentive for renewable energy development. Originally passed in 1976, this tax exemption covers the added property value of a newly installed renewable energy system and does not reduce the tax revenue from a property itself. This tax benefit is attractive to building owners who wish to install renewable energy systems but find the added taxable property value – and resulting tax payment - a disincentive. It is attractive to the City as a revenue- neutral and flexible means to support renewable energy generation. Please refer to Appendix H for more de- tailed analysis and case study. 13 | F‐9 Local Food & Agriculture Lebanon residents and businesses that purchase local food support the local economy and help preserve the working landscape. Lebanon has several farms that produce food and goods sold to local markets and restau- rants. Several farms mark the Lebanon landscape, making products such as apple cider, dairy goat products, vegetables, and fruits. Farms within a 25-mile radius to Lebanon city center provide access to many more local foods and meats that could supply Lebanon restaurants and City functions with more local food choices. The Lebanon Farmer’s Market runs weekly in the summer months at Coburn Park, and now includes a monthly Winter Market. As food has been shown to travel an average of up to 1500 miles from the farm to the table in the US, purchas- ing locally grown food in the Upper Valley can reduce fuel and transportation impacts associated with shipping and packaging food. Generally, the closer the farm is to Lebanon, the less fossil fuel is used to transport food to local markets. The City should continue to support and promote a robust network of local farmers at the Lebanon Farmer’s Market, consider expanding market sites to larger employers, source local foods at City sponsored functions, and consider establishing more community gardens in City neighborhoods. To search detailed listings for local food outlets in Lebanon and the greater Upper Valley, visit the Valley Food and Farm online searchable guide at www.vitalcommunities.org/agriculture. The Upper Valley Lake Sunapee Regional Planning Commission is doing a food source mapping study, and more information can be found at www.uvlsrpc.org. 13 | F‐10 Education & Outreach LEAC maintains a website that can be linked to on the City of Lebanon’s website, and has up to date informa- tion about meetings, current projects, and local resources. LEAC has sponsored Button Up New Hampshire workshops in the past and should continue to coordinate opportunities to educate Lebanon residents on ways to save money and be more energy efficient. City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐13 LEAC and City management have the opportunity to encourage City of Lebanon employees to save energy and money through their behaviors. Outreach campaigns could focus on commuting habits, turning off lights and appliances, controlling space temperatures, composting, and recycling. 13 | F‐11 Financing The City shall actively pursue federal, state, regional, and grants for projects identified in this plan. Other creative financing mechanisms shall be considered as well, such as an “Energy Fund” to support municipal, residential, and commercial energy initiatives. At the time of this report there are limited funds or opportunities for municipalities to receive outside funding to promote energy efficiency improvement programs. The following programs review funding options other than traditional financial tools including municipal bonds or direct lending. These funding sources are not a guarantee for success, but they may help the City identify financing vehicles. It is important to note that the City is paying for energy regardless of whether there is a commitment to improve municipal energy efficiency. 13 | F‐11a Capital Improvements Program. The Capital Improvements Program (CIP) applies to any municipal con- struction or improvement project that exceeds $50,000 in total costs. The Energy Plan lists many “shovel ready” projects, particularly energy efficiency projects for municipal buildings and small hydropower projects that will likely qualify for the City CIP. The Lebanon Energy Advisory Committee should advocate for certain energy saving projects to be included in the City’s CIP. 13 | F‐11b Energy Fund. The City of Lebanon should consider forming an “Energy Fund” that consists of monetary sav- ings realized out of efficiency projects. The Energy Fund could be used to finance other energy savings proj- ects, and/or pay for a part time energy coordinator to manage the City’s energy use, measure savings, and apply for funding for energy savings projects. 13 | F‐11c Consolidating Energy Efficiency Projects. Many individual energy efficiency projects do not qualify to be listed in the CIP (e.g. upgrading building lights or temperature controls) and often are listed as part of the facil- ity maintenance budgets for the individual City Departments. Coordinating and combining these small-scale energy efficiency projects among Departments into one contract could help the City realize an overall savings through economies of scale. This approach would be for well-defined energy efficiency or maintenance proj- ects that may not be covered under a Performance Contract. 13 | F‐11d Performance Contract. New Hampshire municipalities are allowed to finance large energy efficiency projects through an Energy Savings Performance Contract agreement with an Energy Services Company (ESCO). Cur- rently the Lebanon Landfill project has an energy savings performance contract with an ESCO, Carbon Har- vest. The ESCO helps design the project and purchases and installs the necessary equipment. In exchange for paying for the upgrades and equipment upfront, the ESCO receives a share of the cost savings that result from the energy efficiency work. The City of Lebanon has a building performance contract with Honeywell. Currently Honeywell is expand- ing the number of municipal buildings that can be monitored for building performance and energy use by the Department of Public Works administrative Offices. The City should research and consider whether Honeywell can finance specific energy efficiency projects through Energy Saving Performance Contracts. City of Lebanon Master Plan Adopted March 26, 2012 13‐14 | energy Chapter Adopted May 29, 2012 13 | F‐11e Municipal Energy Reduction Fund. New Hampshire’s Community Development Finance Authority’s Munici- pal Energy Reduction Fund is available to help municipalities improve the energy efficiency of their municipal buildings, street lighting, water and sewer treatment facilities, and where appropriate, electrical distribution systems. The goal is to reduce energy usage and costs. CDFA is currently accepting applications from New Hampshire Municipalities through an online grants management system for funding through the Municipal Energy Reduction Fund. 13 | F‐11f Planning Grants. Local and regional governments often apply for and receive funding for planning efforts to continue progress for municipal energy efficiency (This Energy Plan is funded by one such grant.). In 2011 the nine regional planning commissions in New Hampshire received significant funding from the US Department of Housing and Urban Development to develop individual regional plans and a statewide development plan. 13 | F‐11g Ongoing Grant Updates. The US Environmental Protection Agency lists many potential funding resources for energy projects here: http://epa.gov/statelocalclimate/state/activities/f nancing.html. 13 | F‐11h Power Purchasing Agreements. The City of Lebanon may chose to negotiate a power purchasing contract for its electric consumption. Currently the City purchases electricity from the local utility company and receives monthly bills for each meter. The City is subject to constant fluctuations in the price of power. A power purchas- ing agreement (PPA) is a fixed cost contract that usually covers a period of 1 or more years in which electricity is delivered through local transmission lines, but purchased elsewhere. The PPA contract price reflects market conditions at the time the contract is negotiated. The price remains fairly constant during the duration of the contract, often resulting in significant financial savings. Through a PPA, the City can also purchase a certain percentage of renewable energy. (Source: US Energy Information Administration). 13 | F‐11i Aggregate Power Purchasing. A group of communities and and/or larger utility users (e.g. large employers, school districts, large commercial power consumers) can coordinate to aggregate their electric supply accounts and negotiate lower power generation rates than are offered through the existing regional power supply com- panies. By aggregating the power demands among the City and other partners (e.g. DHMC or the Lebanon School District facilities), the group of public and private entities are in a position to potentially save up to 30% on power generation costs. 13 | F‐12 Measuring Progress It is important to set up systems to track progress toward the stated goals and visions in the Energy Plan in order to measure energy and cost savings. Twelve of Lebanon’s most visible and energy intensive municipal buildings are tracked in the EPA Portfolio Manager online tool. The tool requires specific building characteristics like square footage and year built, electricity statements and fuel consumption records to calculate a baseline. The Lebanon Energy Advisory Committee and Vital Communities have been collecting and analyzing this information since the baseline data was collected in 2009 through the NH Municipal Energy Assistance Program and allows users to see changes in energy use and track fiscal savings over time. It is highly recommended that the City maintain this free track- ing system. City of Lebanon Master Plan Adopted March 26, 2012 energy | 13‐15 Chapter Adopted May 29, 2012 The Lebanon Energy Advisory Committee recommends reducing the number of kilowatts per taxpayer per year and reducing the number of gallons of fuel per taxpayer per year to show per capita energy use reductions from the baseline. The Lebanon Energy Advisory Committee will work to suggest other tools and metrics to the City for track- ing energy savings over time that might include indicators such as employee behaviors changes like increased carpooling, increased residential recycling, increased vendors and local food purchased at the Farmer’s Market, investment in renewable energy projects by residents and businesses, and increased public private partnerships. Additional research by the LEAC should consider metrics for measuring the impacts of renewable energy gen- eration in terms of economic impact and price stability. 13 | F‐13 Sharing Success It is important to share the successes of the LEAC and the City internally and publicly. The City should consider ways to share what it’s doing with energy efficiency and renewable energy projects with residents, businesses, institutions, and visitors throughout the Upper Valley and State of New Hampshire. By sharing success and spreading positive messages about saving money and energy, the City can catalyze further efforts and inspire others to act. The City could publish an annual energy savings report, maintain an energy related presence in City e-newsletters, social media, and websites, keep state agencies and elected officials updated on the progress, and continue to discuss progress, challenges, and best practices with other regional energy saving advocates. City of Lebanon Master Plan Adopted March 26, 2012 13‐16 | energy Chapter Adopted May 29, 2012 OVERALL LONG‐TERM GOAL: Lebanon is a leader in energy efficiency, renewable energy reliance, and innovation across municipal, commercial, institutional, and residential sectors. 13 | G Outcomes & Strategies OUTCOME 1 The City’s buildings are energy efficient and new construction and redevelopments adhere to energy efficient standards. STRATEGIES ACTIONS A The City shall maximize energy efficiency in municipal buildings and encourage efficiency in commercial Assess and execute as many ETAP Project Action List items as possible and residential buildings. Adopt Energy Efficient Building Code policy B The City shall develop guidelines to encourage energy efficient construction. Revise existing subdivision and site plan regulations to be more energy efficient Educate taxpayers about dollars saved over time when money is invested in energy efficiency City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐17 OUTCOME 2 The City relies upon as much local renewable energy as possible. STRATEGIES ACTIONS A The City shall actively pursue opportunities to expand its use of renewable energy sources, such as Adopt a tax‐neutral Property Tax Exemption for renewable energy projects hydropower, wind, solar, geothermal, and consider purchasing renewable energy from utility companies if offered. Conduct feasibility studies on the sites for solar power potential based on the Solar Map The City shall encourage the commercial and residential sectors to invest in renewable energy. B Assess the feasibility of solar domestic hot water in new and existing municipal buildings Look into alternative ways of assessing wind power generation potential Encourage residents that benefit from moderate to fair wind power potential to explore small scale residential wind power projects Assess feasibility of implementing the recommendations of the hydropower study to improve energy efficiency for the municipal water and wastewater systems Encourage Rivermill Hydroelectric , Inc. to improve onsite efficiency and power capacity at the Rivermill Dam Be involved in any hydropower development proposals along the Mascoma River Consider moderate‐scale district heating systems in new or existing office and industrial parks. These district heating systems could be based on a public/private partnership to cost‐effectively implement high‐efficiency heating among multiple buildings. Research potential for possible public private/partnerships to develop biomass or liquid natural gas district heating and power plant projects in areas like business and industrial parks, downtown Lebanon, or downtown West Lebanon Participate in regional discussions about opportunities for biomass heat/power and liquid natural gas Continue to take advantage of geothermal resources in new construction, similar to Kilton Study the feasibility of ground‐source‐heat pumps in new and upgraded municipal buildings Encourage businesses to invest in renewable energy generation City of Lebanon Master Plan Adopted March 26, 2012 13‐18 | energy Chapter Adopted May 29, 2012 OUTCOME 3 There is a culture of energy efficiency and conservation within the City’s municipal, commercial, institutional, and residential communities. STRATEGIES ACTIONS A The City shall actively pursue federal, state, and regional funding and grants for projects identified in the Develop outreach campaigns for City employees, for example, to increase carpooling and recycling Energy Plan. Other creative financing mechanisms shall be considered to support municipal, residential, and commercial energy initiatives. Host and promote “Button‐Up New Hampshire” workshops B The City shall encourage municipal departments, residents, businesses, institutions, and visitors to support the local economy and preserve the working landscape by purchasing local food. Develop a public education campaign about energy topics including an online and social media presence C Advocate for projects that reduce the City’s energy consumption and/or introduce renewable energy The City shall conduct and support education and outreach efforts to increase local and regional resources in the Capital Improvement Program understanding of the importance to reduce energy use and demand, curb reliance on fossil fuels, and protect the environment. Investigate opportunities for interdepartmental coordination and funding of energy efficiency maintenance projects in existing municipal buildings D The City shall explore opportunities to collaborate with local and regional partners, including the Lebanon School District and neighboring communities, to develop regional energy initiatives including Establish an ‘energy fund’ to set aside funds to finance further energy savings projects aggregated power purchasing, expanded commuter engagement, and other opportunities to reduce energy use and costs. Maintain a list of “shovel ready” energy‐related projects to take advantage of potential future funding and grant programs offered by federal and state agencies Create or contract an ‘energy coordinator’ position Expand the work of the Lebanon Garden Committee to establish community gardens Conduct outreach to promote and strengthen Lebanon’s Farmer’s Market Use and promote local food at City events Research technical programs to add in Lebanon School curriculum to involve students in energy efficiency and conservation City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐19 OUTCOME 4 The City’s residential, commercial, and institutional sectors privately invest in energy efficiency and renewable energy projects. STRATEGIES ACTIONS A The City shall take active steps to encourage residents, businesses, and institutions to invest in efficiency The Lebanon Energy Advisory Committee should advocate for and the City Council should pass a more and renewable technology. stringent energy efficient building code policy B The City shall pursue public‐private partnerships to save money and generate energy. The Lebanon Energy Advisory Committee should advocate for and the City Council should pass a tax neutral property tax exemption policy for renewable projects C The City shall work with area businesses and institutions to leverage educational opportunities. Encourage the use of natural gas at local businesses (ex: Kleen Laundry) Explore shared natural gas delivery with other municipalities and businesses Explore shared biomass power production opportunities (ex: Unity, NH) Continue to explore partnerships with the private sector to maximize energy savings on specific projects (ex: Landfill project) Demand rigorous commissioning and review for energy efficient opportunities on all projects City of Lebanon Master Plan Adopted March 26, 2012 13‐20 | energy Chapter Adopted May 29, 2012 OUTCOME 5 Lighting throughout the City is efficient, cost‐effective, and restores dark skies. STRATEGIES ACTIONS A The City shall maintain a current map and inventory of all exterior lights. Develop an ordinance to require energy efficient lighting for all new designs and projects B The City shall reduce the number of overall lights in its control to save taxpayer money and reduce energy Develop fair criteria for light removal use and night‐sky pollution associated with unnecessary lights. Remove all unnecessary lights Upgrade existing lights to LED or other efficient models Refer to what other municipalities have done to maximize light removal and public satisfaction Use cut‐off lighting techniques to reduce light pollution of necessary lights Incorporate land development regulations that require high efficiency lights for site plan review and development City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐21 OUTCOME 6 The City of Lebanon has an economically sustainable, multi‐modal transportation network, and municipal vehicle fleet. STRATEGIES ACTIONS A The City shall develop a multi‐modal transportation system that provides employees, residents, and Institute a policy that requires the purchase of energy efficient vehicles and equipment, and insert visitors ways to travel around Lebanon without driving alone. language into City Request for Proposals and Qualifications B The City shall reduce emissions and costs of vehicles and machines in the municipal fleet. Consider installing electric vehicle charging stations, for example at park and rides The City shall improve access to commuting options for City employees and partner with employers and C surrounding towns to expand access to all regional commuters. Continue support of Advance Transit and promote new routes where appropriate Establish new and participate in a regional network of park and ride facilities that connect to transit lines Institute a City wide Anti‐Idling Policy based on the current policy issued by the Department of Public Works Purchase biodiesel fuel from local vendors for diesel machines and vehicles Assess the travel patterns of the municipal fleet and identify more efficient routes Examine ways to work with other employers, including the Lebanon School District, to leverage the tools and experience of the Smart Commute program Implement recommendations of the City of Lebanon Sustainable Transportation Plan (2011), in partnership with the Upper Valley Transportation Management Association through the Smart Commute program Set up an internal carpool matching system to help employees who live near one another share rides Examine the feasibility of offering employees a compressed work week (four ten‐hour days per week, for example) Adopt a telecommuting policy and promote working from home to appropriate employees Advocate for wide‐reaching broadband service to improve telecommuting options Continue to work with the Upper Valley Transportation Management Association to market commuting options and engage employees in a behavior change campaign Assess the costs and benefits of offering employees a commuter benefit (extra time off for not driving alone, for example) Continue to promote walking and biking in municipal employee wellness programs City of Lebanon Master Plan Adopted March 26, 2012 13‐22 | energy Chapter Adopted May 29, 2012 OUTCOME 7 The City of Lebanon provides easy access to transportation systems and concentrates activities, amenities and commerce to enhance quality of life, retain small town charm, and increase energy savings. STRATEGIES ACTIONS A The City shall explore ways to allow residents and visitors to reduce vehicle miles travelled throughout Establish park and ride facilities that connect to transit lines the City. The City shall assess the current grounds care and landscaping practices within the City’s control and B explore Assess feasibility of bicycle rental stations throughout the City, located near bicycle lane networks more sustainable methods with less reliance on fossil fuels. Develop sustainable methods for grounds care and landscaping C The City shall explore ways to increase residents’ and businesses’ access to recycling and local foods. Incorporate green infrastructure ‐such as street trees, buffers and parks‐ in road, neighborhood and commercial design, to diminish stormwater runoff, enhance soil capacity to absorb stormwater, enhance the aesthetic value of the landscape, reduce greenhouse gas emissions, reduce the need for traditional stormwater management techniques and reduce energy demands from the urban heat island effect Develop land use plans, policies, and regulations to encourage energy efficiency and renewable energy resources for renovation of existing structures and new construction Sustainably manage City‐owned forest land to provide high‐value locally produced wood products, improve recreational use, and wildlife habitats Promote locally produced foods and products Promote the Lebanon Farmer’s Market and encourage participation by local vendors Provide compost disposal at City facilities Designate locations for community gardens throughout the City Design edible and native plant based functional landscapes throughout the City Set up centrally located recycling drop off stations throughout the City that are walkable, visible and attractive Study the feasibility of ground‐source‐heat pumps in new and upgraded municipal buildings Encourage businesses to invest in renewable energy generation City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 energy | 13‐23 Energy Chapter Addendum For the Energy Chapter of the City of Lebanon Master Plan 2012 Adopted July 10, 2017 Upon recommendation of the Lebanon Energy Advisory Committee and the Lebanon City Council, the City of Lebanon Planning Board adopts the following addendum to the Lebanon Master Plan: Whereas references to “natural gas” and “liquid natural gas” in two summary “key points” and four specific actions in Chapter 13 are not referenced or supported by the text of the “Vision & Purpose,” “Issues & Priorities,” “Existing Conditions & Trends,” “Overall Long-Term Goal,” or relevant “Outcomes & Strategies” of the Energy Chapter of the Master Plan; And whereas such references to the possible use or increased use of natural gas do not reflect and are not supported by policies of the City of Lebanon; Therefore, the following references to “natural gas” and “liquid natural gas” should be considered void and of no effect as if they were stricken from the text of the Master Plan as shown below in strikethrough text and with corresponding editorial adjustments shown in [brackets] below:  Page 13-5 Bullet: Explore alternative energy sources such as hydropower along the Mascoma River, biomass heat and power for buildings, [and anaerobically generated] methane gas to energy, and liquid natural gas  Page 13-5 Bullet: Businesses and institutions within Lebanon are committed as well, for example Kleen  Laundry’s transition to liquid natural gas, and numerous large employers in Lebanon are enrolled in the Smart Commute workplace commuter trip reduction program.  Page 13-9 Bullet: The City shall actively pursue opportunities to develop and purchase alternative energy sources such as micro hydropower along the Mascoma and at the Water Treatment Plant, and liquid natural gas and biomass for heating buildings.  Page 13-18 Outcome 2 – Action 10: Research potential for possible public private/partnerships to develop biomass or liquid natural gas district heating and power plant projects in areas like business and industrial parks, downtown Lebanon, or downtown West Lebanon  Page 13-18 Outcome 2 – Action 11: Participate in regional discussions about opportunities for biomass heat/power and liquid natural gas  Page 13-20 Outcome 4 – Action 2: Encourage the use of natural gas at local businesses (ex. Kleen Laundry)  Page 13-20 Outcome 4 – Action 3: Encourage shared natural gas delivery with other municipalities and businesses City of Lebanon Master Plan Adopted March 26, 2012 Chapter Adopted May 29, 2012 13‐24 | energy