The Lancaster Planning Board would like to thank the dozens of Lancaster citizens and employees who have contributed to this plan. Particular thanks go to the members of the Lancaster Master Plan Committee, former Town Manager Patrick W. Kelly, and Dorothy Weinstein, Planning Board Advisor, all of whom worked diligently over many months to complete this document.

Master Plan Committee Members

Robert “Bob” Fink, Chairman

Don Doolan, Current Planning Board Chairman

Andre Garand, Former Planning Board Chairman

Robert Bodoin

Allan Carr

Rebecca Crawford

Deborah Dimmitt

Aurore M. Hood

Patrick Kelly, former Town Manager

Stanley Knecht

Allvin “Whitey” Leonard

Margaret Moser

Rebecca Oleson

Peter W. Powell

Carl Rod

Allan Ryder

Jean Tenney

Preamble

A Call for Planned Action

A Master Plan is a dynamic document that seeks to understand where we as a community are today ... and where we hope to be tomorrow. It is a document based on an evaluation of our town's assets, recognition of its problems (challenges); and more importantly, a proposal for possible solutions (opportunities).

A Master Plan must be properly understood in its role as a "guidepost" for defining the future and recognize that it is ---

· Not a legally binding document (like a regulation);

· Not a 'straight jacket' that prescribes a rigid and specific formula for achieving reforms;

· Not a zoning ordinance or map; and

· Not a panacea that will magically correct town problems

A Master Plan is a tool, designed to guide the town's officials, administration, zoning and planning boards, and the community-at-large, in its preparation and planning for the future.

The Master Plan is the result of many hours of effort. The committee members gave of their talents and time in making this document an effective tool for the future. Beyond their efforts involving research, analysis, and design (and lots and lots of healthy discussion), the committee members 'grounded' their recommendations in the following assumptions, which they believe are reflected in Lancaster Master Plan 2001:

The plan seeks to maintain and/or improve ...

· the 'quality of life' for the residents of Lancaster.

· the 'rural character' of the town.

· the 'sense of community' among its residents.

· the ‘uncrowded living conditions' and 'aesthetics' unique to the town.

· the 'peace and quiet' of the town.

· the 'natural and reasonable growth' of the town ... and

· the 'preservation of Main Street' and its historic nature.

The Master Plan cannot become a document that 'sits on the shelf'. Rather, in the

deliberations of town officials, administration, and town committees, reference to the Master Plan should be commonplace. Every initiative put forth by the town should be reviewed in light of the Master Plan.

INDEX

A Decade in Review………………………….……………………………………………………………………… page 6

Chapter 1: Social and Economic Resources……………………………………………………… page 12

Chapter 2: Housing…………………………………………………………………………………………………… page 16

Chapter 3: Transportation..………………………………..……………………………………………… page 19

Chapter 4: Regional Community Health ……..……………………………………………….….. page 22

Chapter 5: Community Facilities…………………….…………………………………..……………… page 26

Chapter 6: Natural Resources…………………………………………………….……………..……… page 33

Chapter 7: Historic and Cultural Resources…….……………………………………………… page 36

Chapter 8: Main Street Program………………………………………………………………..……..page 39

Chapter 9: Present and Future Land Use……..……………………………………………... page 41

Appendices

Maps…….…………………………………………………………………………………………………..…………...Appendix A

Map 1 – Town – Rural

Map 2 – Town Precinct

Lancaster Community Survey Results.……………..………………………………………….…Appendix B

A Decade in Review

1990

v Selectmen vote to hire engineering firm to study town water supply as required by the Clean Water Act.

v Work begins on temporary bridge over the Israel River.

v White Mountain School District takes Cantin Cog Shop abutting the Elementary School by eminent domain.

v March flood forces evacuation of Farnsworth family from

South Lancaster

THE GREAT NORTH WOODS

WELCOME CENTER - 2001

farm.

v Dalton Mountain Motors moves to Boydston Building at Coös Junction.

v New bridge over the Israel River opens with ribbon cutting and a dance.

v Downtown liquor store slated for possible closing.

1991

v Downtown Lancaster flooded by January thaw.

v Warner Cable ordered to remove tower on Reed Road after County Superior Judge decided Zoning Board was incorrect in allowing construction.

v Homeless shelter denial by Zoning Board is taken to Superior Court and overturned.

v Cantin property discovered to be polluted and not eligible for State funding for new Elementary School site.

v County sells old county courthouse to town for $1.00.

v Commonwealth Enterprises opens Simon the Tanner in Chesley block.

v Town Manager, Donald Crane, retires.

v Lynsey House opens as a homeless shelter.

1992

v White Mountains Regional School Board begins search for new Elementary School site.

v New bridge built over Otter Brook at Grange.

v River Valley Equipment closes.

v Mandatory recycling is approved at Town Meeting.

v Pam Andrade is named Town Manager.

v Mary Elizabeth Inn is demolished after death of owner, Adelaide Monahan.

v Concord Trailways Bus Company discontinues service north of Littleton.

v Fire tower at the summit of Mt. Prospect is placed on National Historic Lookout Register.

v Lancaster Town Manager, Pam Andrade, receives N.H. Recycling Award.

v Ballots on school sites sent to residents. Results were 1- present school site with state funding; 2 – alternate site with state funding; and 3 – present site without state funding.

1993

v Planning Board rejects petition to convert zoning on Rte. 3 North (westerly side) from agricultural to commercial/industrial.

v Lancaster and Berlin vie for location of new county courthouse.

v Peter Kulbacki hired as Town Planner.

v Mt. Prospect Road designated as scenic byway.

v Dedication of the first link to Lancaster’s section of the Heritage Trail.

v New bridge constructed over Black Brook on Martin Meadow Pond Road.

v Local residents review widening of Rte. 3 from Corrigan Hill to Lancaster.

v School District purchases Robert’s property on Bridge Street for new Elementary School.

1994

v School District voters choose Bridge Street site for new elementary school.

v Lancaster imposes emergency water ban due to break in line at intersection of Garland and North Roads.

v Lancaster approves funding for upgrading of water system.

v State decides to build new county courthouse in Lancaster.

v High water drives families from homes at Page Hill Trailer Park.

v Second water leak between Hodge and Garland Roads causes water ban.

v Linda Hutchins chosen as Volunteer of the Year by town officials.

v Lancaster National and Siwooganock Banks vote to install ATMs.

v State picks elementary school site for new county courthouse.

1995

v Town appears on CBS Sunday Morning in a segment on “Death of Common Sense” concerning the unfunded mandates and the upgrading of the town’s water system.

v Subway (the sandwich chain) comes to town.

v Rite Aid seeks permission to build at the site of the Connecticut Valley Dairy on Main Street.

v Weeks Library chooses architect and approves expansion project.

v Boat ramp on Connecticut River is approved.

v Lancaster receives $1.5 million water and sewer grant.

v Cantilevered bridge attached to Roger’s Ranger Bridge over the Upper Connecticut Valley River.

v Pam Andrade resigns as Town Manager.

v New Lancaster Elementary School opens.

v Lancaster changes street names as part of Emergency 911 plan.

1996

v Ice jam in Israel River causes flood on Canal and Water Streets.

v Town approves funds for library expansion.

v Butson Supermarkets sold to Super Value.

v Cabot Motor Inn opens.

v Fire destroys four downtown businesses.

v New Hampshire Cooks approved by Planning Board.

v Lancaster Area Community & Economic Development Corporation formed.

v Lancaster Renaissance Group applies for Main Street Revitalization Program funding.

1997

v Lancaster chosen as one of three N.H. towns for Main Street Program.

v St. Paul’s Episcopal Church buys bowling alley building.

v Lancaster Area Community & Economic Development Corporation assumes management of Lancaster Industrial Park and revolving loan funds.

v Lancaster Main Street Program hires first Director.

v New Coös County Courthouse is dedicated.

v Coös Economic Development Corporation receives two-year capacity building grant and hires Director.

v Weeks Medical Center – Home Health Services relocates to Main Street location.

v Peter Kulbacki resigns as Town Planner.

1998

v The Oliver Stores opens in Lancaster.

v Butson Supermarket moves into new building.

v Woodsville Guaranty Savings Bank moves into Butson building.

v Guardian Angel Credit Union renovates space and moves into Old Courthouse.

v Water and sewer lines extended to Northumberland town line on Rte. 3 and lines replaced on Bridge Street.

v Main Street Program receives grant for historic inventory.

v Hideaway Shop closes after 40 years.

v New car wash opens on Main Street.

v Main Street Program sponsors Farmers Market in Centennial Park.

v Vail’s Jewelry closes after 50 years.

v Canadian Codet clothing plant and Top Notch Stitching close.

1999

v Main Street Program receives Scenic Byways Grant for Welcome Center.

v Phoenix Group purchases Main Street Diner lot.

v Weeks Memorial Library expansion completed.

v Boivin and Dumont houses on Main Street are relocated during re-development.

v Main Street Program receives Connecticut River Joint Commissions funds for River Walk interpretive signs.

v Family Dollar and Movie Gallery video store open in Butson building.

v Volunteer committee formed to revise and update Lancaster’s master plan.

v Coös Motor Inn opens.

v Siwooganock Bank offers space for emergency shelter.

v Lancaster chosen to participate in Federal Emergency Management Agency’s hazardous mitigation planning “Project Impact”.

v PAK 2000 adds new equipment and jobs.

v Lancaster celebrates with Bright Night Millennium 2000 Gala.

2000

v Dayspring Cathedral converted to reception/convention center.

v P.J. Noyes Co., Inc. expands building, adds 20 new jobs.

v Master Plan Committee distributes questionnaires for community survey.

v Rialto theater purchased.

v Route 2 Study Commission seeks public input.

v Commonwealth Enterprises opens newly renovated Simon the Tanner and Common Ground Café.

v Weeks Medical Center breaks ground for expansion.

v Congressman Bass acquires federal funds for Welcome Center.

v Peter Riviere becomes executive director of the Coös Economic Development Corporation (C.E.D.C.).

v Weeks family signs agreement to preserve 479 acres at Martin Meadow Pond.

v Easter Seals School opens in Lancaster.

v Telecommunications tower approved for Lancaster Industrial Park.

v Welcome Center building is moved to permanent site on Park Street.

v Bill Cook is hired as new Main Street Director.

CHAPTER 1: SOCIAL AND ECONOMIC RESOURCES

Challenges and Opportunities

1.1 The 2000 Community Survey of Lancaster residents sheds light on Lancaster's social and economic resources. Economic development, with its perceived benefits to the tax base and improved wages and employment, was ranked highest by residents as a critical issue facing the town. The “sense of community” in Lancaster was ranked most highly of all the things residents like about their town.

1.2 The Lancaster Master Plan reflects a widely accepted new approach to economic development that recognizes community and economic assets as mutually dependent. Economic development is more than creating jobs and improving incomes. It involves recognizing new development opportunities while at the same time protecting Lancaster's quality of life. When compared to the rest of the North Country, Lancaster has proportionally larger employment in the service industry, finance, insurance, and real estate businesses, and manufacturing than most of the region. Weeks Medical Center is by far the largest employer in Lancaster, followed by Country Village Health Care and the Lancaster School. In 1999, local manufacturers combined employed more than one hundred and Lancaster's unemployment rate was 3.3%. Retail trade in Lancaster has traditionally lagged behind the region, confirmed by the 2000 Community Survey which noted a lack of competitive retail shopping facilities, especially for groceries.

1.3 Lancaster is well-placed to provide the infrastructure needed to attract new industry. It has a fifty-acre Industrial Park which is managed by the Coös County Economic Development Corporation. The access road has recently been constructed and lots are available for development. Besides the Industrial Park, industrial development is also permitted along both sides of Bridge Street, on the north side of Summer Street and along north Main Street/Route 3 to the Northumberland town line. Residents feel these existing designated areas for industrial development are sufficient for future expansion of the light industrial activities most favored by the town.

1.4 The net value of all property in Lancaster increased by nearly 4%, or five million dollars, between 1994 and 1999. The value of commercial/industrial buildings decreased by almost 8% in that time. However, recent expansion of local manufacturing facilities in Lancaster suggests that manufacturing will provide more jobs demanding higher skills but also commanding higher wages. Lancaster is well-poised to benefit from two areas of employment which are national growth industries in many areas: one is tourism, both ecologically and culturally-based, and the other is opportunities created by the ever-evolving telecommunications economy. Lancaster residents strongly support the expansion of home-based business, which has seen a huge increase nationally due to the revolution in communications technology. With the improvement of regional telecommunications infrastructure, these businesses should provide opportunities for Lancaster residents to enjoy a rural lifestyle while also enjoying the economic benefits technology provides. Realizing these opportunities will require regional improvements including cooperation in technical workforce education, improved transportation, and telecommunications infrastructure. White Mountains Regional High School and New Hampshire Technical College in Berlin should strengthen their ability to provide technical workforce eco-tourism education.

1.5 In spite of gradual economic growth in the town, Lancaster's population is historically stable at around 3,500, with a slight decrease estimated over the last ten years. Though the age range of Lancaster's residents is diverse, in 1990 57% of the population was older than thirty. The largest age category was individuals between 30 and 59: 37%; followed by 0-17: 27%; over 60: 20%; 18-29, 14%. The aging population and the exodus of residents after high school graduation pose significant challenges to the community. The citizens of Lancaster are working to sustain the social and economic diversity of Lancaster and to promote positive changes to strengthen the economy.

Goal 1.1: To promote Lancaster as a favorable place to live and to preserve those characteristics that appeal to present residents.

Objectives:

1) Use 2000 U.S. Census data when available to determine demographic trends in age, income and employment so that citizens’ needs may be better met.

2) Plan the orderly development and redevelopment of Main Street so that its beauty and historic character are balanced with the need for downtown economic development.

3) Promote and implement new planning techniques through zoning and site plan review that foster creative and attractive development and which are fairly and consistently applied by town boards. For example, encouraging rear parking on Main Street and maintaining the historical facade.

4) Develop a method for ensuring that all commercial properties are properly maintained and meet all life safety and health codes.

5) The Planning Board should study the adequacy of existing downtown parking, including handicapped parking, and develop regulations to improve parking if necessary.

Goal 1.2: To provide quality employment opportunities for Lancaster's workforce that allow our citizens to remain in Lancaster while providing for their families.

Objectives:

1) Citizen volunteers and officials should continue to take every opportunity to participate in regional economic development, transportation enhancement and workforce education initiatives as they arise.

2) Local business leaders and local officials should work with the North Country Council and other regional and state development organizations to bring telecommunications infrastructure improvements to the town and region.

3) Strategies to attract new retail establishments to Lancaster should be developed with the help of local and regional economic development agencies.

4) Strengthen coordination of promotional efforts with the Coös Economic Development Corporation and other regional development agencies.

5) Publications such as "Building Your Business in Lancaster, New Hampshire", written to help people plan the expansion of a current business or plan the start of a new business in downtown Lancaster, should be distributed widely through local and regional economic development offices, real estate offices, the Town Office, and Main Street offices.

6) Work to attract non-polluting industries of appropriate size and scale to the industrial park and commercial/industrial zoned areas on Route 3 North.

7) Encourage the growth of existing businesses and the establishment of compatible new businesses in Lancaster.

RESOURCES

"Building Your Business in Lancaster, New Hampshire," Lancaster Main Street Program, Lancaster, September 2000.

"New Hampshire Cities and Towns Unemployment Rates," New Hampshire Dept. of Employment Security, Economic and Labor Market Bureau, Concord, periodic updates. Website: http://www.nhworks.state.nh.us/ELMI/pubs.htm#

New Hampshire Department of Resources and Economic Development. Website: http://www.dred.state.nh.us.

"Overall Economic Development Plan, 1998-2003," North Country Council, Bethlehem, NH, 1998. Website: http://www.nccouncil.org.

"Selected Economic Characteristics of New Hampshire Municipalities,” Office of State Planning, Concord, June 1992.

State Data Center Website: http://www.state.nh.us/osp/planning/sdc.html.

"Vital Signs, Economic and Social Indicators for New Hampshire 1994-1997," NH Dept. of Employment Security, Concord, January 1999.

"1996 New Hampshire Non-metropolitan Area Wages," New Hampshire Dept. of Employment Security, Economic and Labor Market Bureau, Concord, August 1998.

"1999 Population Estimate of New Hampshire Cities and Towns," Office of State Planning, Concord, July 2000.

CHAPTER 2: HOUSING

Challenges and Opportunities

2.1 Lancaster is a community with a rich architectural heritage that distinguishes both its commercial and residential structures. However, the lack of availability of adequate housing for all income groups and family sizes directly impacts the quality of life in Lancaster. The town should encourage policies that protect and enhance the present and future value of Lancaster's housing stock and maintain a fair balance of housing alternatives for all of our citizens.

2.2 The rental housing supply for the elderly and larger families is of particular concern to respondents to the 2000 Lancaster Community Survey. The condition of existing multi-family dwellings is also a concern. There is a need for more attractive, well-maintained multi-bedroom units, as well as for communal elderly housing. The current market rent does not support the provision of new, high quality rental housing. Entrepreneurial investment in rental housing is high risk, and management of rental housing is difficult. On the other hand, home ownership for first-time homebuyers is more affordable than ever before in Lancaster due to a range of state and federal programs which support home ownership.

2.3 Manufactured housing is permitted on individual lots in designated areas of the residential and agricultural districts and in the commercial/industrial district. Manufactured housing subdivisions, considered to be an affordable alternative to conventional housing developments, are currently permitted in all zoning districts. There may be a need to encourage the development of these subdivisions in order to provide adequate housing for families while maintaining the character of the town. In order to be an asset to the community, these manufactured housing subdivisions must have a pleasing design and a layout that is attractive for residents.

2.4 In the current agricultural district where large lot sizes and frontage requirements may cause the loss of productive land, clustered housing development is supported as a way of preserving prime agriculture soils and rural atmosphere. Under these zoning and subdivision provisions, extra building density may be offered where individual houses are grouped on smaller individual lots with the bulk of the parcel protected as common open space.

2.5 Housing stock in Lancaster increased by about 2% between 1990 and 1999. Between 1990 and 1999 the Office of State Planning estimates that the population of Lancaster was essentially stable (see chart below). Multi-family units actually decreased by nine units during that time according to the study. Although the population is stable, the affordability and adequacy of housing stock is still not adequate to meet local needs.

Goal 2.1: Promote zoning regulations and town policies which offer incentives for residential development which compliments town character in the village and preserves open space in the rest of the town.

Objectives:

1) Offer incentives such as extra units when a developer will provide multi-bedroom units in village residential zones.

2) Offer incentives such as extra units for housing development which preserves open space in rural residential areas, including manufactured housing subdivisions.

3) Create an overlay zoning district with reduced frontage requirements and maximum lot sizes no greater than the minimum required for the provision of on-site sewer and water for all areas with prime agricultural soils.

4) Promote the sensitive rehabilitation of substandard and historic housing in residential zones by providing information regarding grants, technical assistance and private incentives to homeowners and landlords.

5) Develop specific design standards for Manufactured Housing Subdivisions which promote pleasing design and an attractive layout for residents.

Goal 2.2: Promote housing opportunities for the diverse needs of the population.

Objectives:

1) Use 2000 U.S. Census data to determine the number and range of household sizes in relation to the number of bedrooms in rental units. This will reveal what housing needs are.

2) Take steps to encourage the development of adequate rental opportunities for all income levels and family sizes through zoning bylaw revisions and by providing information about funding programs to landlords and renters.

3) Offer density bonuses for new housing developments if the added units are made available to low-to-moderate income families.

4) Work with area providers of services to the elderly to determine the need for additional group residential units for the elderly and work to identify funding opportunities for such housing.

Type	‘90 census	‘90	‘91	‘92	‘93	‘94	‘95	‘96	‘97	‘98	‘99	Total Change
Single Family	931	5	0	-1	6	8	5	5	3	4	4	970 + 39
Multi-family	439 units	0	1	0	0	1	0	-3	-7	1	-1	430 -9
Manufac. Homes	143	0	1	1	1	3	1	2	0	-1	1	152 +9
Net Change	1513 units	5	2	0	7	12	6	4	-4	4	4	1553 units +2.6%
Population	3522											3517 (est.) -.14%

Current Trends in Lancaster’s Housing Supply and Population: 1990-1999

"Current Estimates and Trends in New Hampshire's Housing Supply: Update 1996," published by the Office of State Planning. Housing data were provided by the Town of Lancaster. Population estimates were supplied by the NH Office of State Planning.

Resources:

"Comprehensive Housing Affordability Strategy," New Hampshire Housing Finance Agency, Manchester, 1991.

"Current Estimates and Trends in New Hampshire's Housing Supply: Update 1996," Office of State Planning, Concord, 1996.

"Lancaster Community Survey," Lancaster Master Plan Committee, 2000

"New Hampshire Resource Net" Website maintained by the NH Office of State Planning: www.state.nh.us/osp/nhresnet/

"North Country Housing Needs Assessment," North Country Council, Bethlehem, NH, 1995.

"1999 Population Estimates for New Hampshire Cities and Towns," Office of State Planning, Concord, July 2000. Available online at NH Resource Net.

CHAPTER 3: TRANSPORTATION

Challenges and Opportunities

3.1 Roads: Lancaster's transportation network both ties the community together and links it to the outside world. Local streets and roads should provide safe, reliable access to work, schools, shopping, and residences. The location and quality of the local street system has a great impact on where development will occur, and transportation links with the outside world greatly influence the potential for economic growth. A safe and efficient road network is essential to the smooth functioning of the community.

3.2 Lancaster is fortunate to lie at the intersection of US Route 2 (east-west) and US Route 3 (north-south), two important transportation corridors in the North Country. While these routes bring potential for economic growth, they also bring challenges of pedestrian safety, noise and traffic circulation problems on Main Street. Inappropriate development along scenic entrances to town, particularly Route 3 south and Route 2 east, are also concerns of many citizens. The state's Ten Year Transportation Improvement Program: 2001-2010 (STIP) identifies a need for major improvement of pavement conditions on Route 2 east. Route 135 south in Lancaster has been identified as having an accident rate which warrants close study and major pavement improvement. Lancaster has one state highway project scheduled in the STIP: Phase 4 of a US 3 roadway upgrade (2001 construction).

3.3 Route 2 represents a major transportation route for Northern New England and Northern New Hampshire, while at the same time functioning as Main Street in Lancaster. It is a road that is used as much by local traffic as commercial. It incorporates residential, agricultural, tourism, forestry and commercial uses as it passes through Lancaster. The Route 2 study now underway is a multi-state effort to address the future configuration of this major east-west transportation corridor. The vision of this study is to incorporate the needs of the users of the corridor in a manner that allows for the sustainability of the community, as well as transportation interests.

3.4 Residents agree that traffic congestion and safety on north Main Street at the Bridge Street intersection is a problem at certain times of the day and year due to delays and difficulty entering Main Street from side streets. While traffic counts and accident rates do not yet warrant reconfiguration of the intersection according to state transportation officials, local officials are continuing to work with New Hampshire Department of Transportation (NH DOT) to plan for future needs. The Route 2 Corridor Study will also investigate these problem areas. The Route 2 junction with Route 3 at the south end of Main Street is a higher priority for the NH DOT.

3.5 A downtown bypass for Routes 2 and 3 has been proposed as a solution for traffic concerns in Lancaster. A slight majority of respondents to the community survey favor working with the NH Department of Transportation to identify potential bypass routes with a designated downtown/tourist loop to Main Street. Respondents cited noise and speeding trucks on Main Street as concerns. It was suggested that a route which follows the existing pipeline would lessen the impact of a new transportation corridor. Those who opposed the bypass concept believe that the commercial district would suffer from the lack of through traffic.

3.6 Bridges: There are five bridges in Lancaster which have been determined to require annual inspections due to known deficiencies, poor conditions, weight restrictions or to be of obsolete construction. There are currently no state-maintained bridges in this category, but five town-maintained bridges are so classified. They are: the Mount Orne covered bridge, the Mechanic Street covered bridge, Pleasant Valley Road over Otter Brook, McGary Hill Road over Otter Brook and Pleasant Valley Road over Bunnell Brook. Both Pleasant Valley Road bridges appear in the STIP and are scheduled for replacement in 2001.

3.7 Air Transportation: The Mount Washington Regional Airport is a fully authorized airport owned and operated year-round by the Mount Washington Regional Airport Commission. A new automated self-service refueling system is in operation with a new terminal building. A future extension of the runway is planned to accommodate small jet aircraft.

3.8 Bus Service: There is presently no local public bus service serving Lancaster. North Country Transportation, a program of Tri-County CAP, provides transportation to elderly and disabled citizens in the region, and plans are underway to expand that service to the general public. The closest public bus services are in Littleton and Berlin.

3.9 Rail service: Ownership of the branch rail line which runs through Lancaster has now passed to the state of New Hampshire. The nearest freight rail service is in Groveton, connecting Montreal, Canada and Portland, Maine.

Goal 3.1: To provide a safe and efficient transportation system on both state and local roads within the community.

Objectives:

1) Future commercial and residential development should be planned so that Lancaster remains a walkable community, with attractive sidewalks in good repair.

2) A plan for repairing or replacing the structurally inadequate municipal bridges should be developed and carried out by town officials.

3) Local officials should work closely with NH DOT to monitor traffic flows at the Route 2 and 3 intersections and to plan for future improvements as needed.

4) Encourage downtown employers to secure parking off Main Street for their employees during business hours.

5) Town officials should work with new and existing businesses to improve the efficiency and traffic flow both within and in the entryway to their parking lots and encourage shared driveway entrances on Main Street.

6) Make sure that Lancaster is well represented on the Route 2 Corridor Study planning process.

Resources:

Municipal Red List Bridge Summary, New Hampshire Department of Transportation, 2000.

New Hampshire Department of Transportation Website: http://webster.state.nh.us/dot

Sharon Penney, North Country Council Senior Transportation Planner, Bethlehem, NH.

Website: www.nccouncil.org

State of New Hampshire Ten Year Transportation Improvement Plan, 2001-2010, NH DOT, August 1999.

Chapter 4: Regional Community Health

Challenges and Opportunities

4.1 It is difficult to discuss Lancaster’s health care needs and concerns without recognizing its relationship to the hospital and the numerous resources it brings to addressing the town's health care. Furthermore, Lancaster is central in developing a "regional health community" that encompasses the eight surrounding towns. These towns supply almost 90% of the patients to Weeks Medical Center and consist of Groveton, Whitefield, North Stratford, Dalton, Jefferson, Lunenburg, Guildhall and Gilman. The "Lancaster Regional Health Community" has a population of 13,000+ and covers approximately 375 square miles in both Vermont and New Hampshire.

4.2 The most recent analysis of the regional health care needs of the community was completed by the Dartmouth-Hitchcock Alliance - Community Health Improvement Team (1999). The survey identified information useful in understanding both the 'current health' of people living in our nine (9) communities and the risks to 'future health'. The regional results of the survey were as follows:

· One-in-four residents describes him/herself as being in only fair or poor health, 37% of residents indicated their mental health was not good, and 22% stated their physical health was not good at least eight days during the month prior to the survey.

· The regional health community has the highest rate of teen pregnancies in the state and a high rate of death before age 65 (especially due to youth motor vehicle accidents). In addition, one-in-five households (20%) are headed by only one parent and 25% of single parents are male.

· The regional health community has a high rate of diabetes (10%) and thus, a very high rate of elderly deaths due to diabetes.

· Many admissions to the hospital can be attributed to conditions which can be treated on an outpatient basis. Some of these are chronic conditions (like asthma, diabetes, emphysema, and congestive heart failure), in which community-based programs that emphasize education, peer support, and nurse management can make a positive difference.

· The regional health community uses greater than average hospital and primary care, given the size of its population. Residents are waiting too long to go to the doctor or other forms of support that are needed to permit them to remain at home.

· While only 15% of the regional health community is 65 years or over, Weeks Medical Center is a largely geriatric institution, with 57% of its patients covered by Medicare (and thus generally over 65 years of age). It appears that the younger patients from the community are disproportionately hospitalized elsewhere.

· The hospital has a heavy caseload of the diseases which are seen in older populations who have smoked heavily, including strokes, emphysema, pneumonia and heart disease.

· Outpatient care is growing. Inpatient hospital care is shrinking.

· 5% of adults are not in the work force because of disability.

· Poverty is the single greatest threat to health. Poverty is a better predictor of premature cardiovascular death than is access to medical care according to 1998 Annals of Internal Medicine. The average income in the regional health community is low and one in seven children and one in every ten adults live in poverty.

· Education is the second predictor of relative health, and it is strongly correlated with such disease-producing behaviors as smoking, and seatbelt wearing. One-in-five (20%) of 25-year-olds in the regional health community do not have a high school diploma or GED.

· In addition to the issues of poverty and education, the regional health community has a 'ticking time bomb' in terms of future health: 43% of the respondents smoke daily; only 20% have been able to quit; and 25% of radon tests were at the alert level or higher. (Radon exposure increases the risk of lung cancer when coupled with smoking.)

4.3 On the positive side, the survey results showed ---

· People want help! The most numerous requests are for help in changing unhealthy lifestyles.

· In the regional health community, there is very little disparity in income and there is a narrow gap between the "haves” and the “have-nots".

· A high proportion of residents own their own homes (rather than rent). That means the population is fairly steady over time, and residents over time are able to see changes in their health status.

Goal 4.1: To strengthen the acute and emergency care resources by promoting expanded collaborative ventures between the town and Weeks Medical Center - Acute Care, Emergency and Rehabilitation Outpatient Services.

Objectives:

1) Offer consultation and support in the modernization of the Weeks Medical Center facilities.

2) Promote educational opportunities for ambulance personnel to become certified paramedics.

3) Promote and support easier and safer access to the hospital's main entrance.

4) Provide for expanded and improved communication linkages in the development of high tech healthcare services.

Goal 4.2: To acknowledge the need for adequate health care professionals to serve all members of our community, particularly family practice and children/family specialists.

Objectives:

1) Assist in the recruitment and retention of health care professionals by promoting the town as a worthy and safe place of residence and a healthy setting for the rearing of children.

2) Support collaboratives which can enlist healthcare specialists to serve both the town and the region.

3) Address the shortage of health care professionals by supporting opportunities for training and activities which encourage residents to seek health and human service careers.

Goal 4.3: To support the need to address specific diseases and social issues which are dominant in the regional health community.

Objectives: Collaborate with area health and human service providers, so as to ---

1) Explore means to implement a responsive, local transportation system to meet local and regional medical care needs (e.g. taxi service).

2) Acknowledge the need for expanded mental health services and substance abuse prevention programs.

3) Address the need to reduce teen pregnancies through education and commit resources to strengthening the family unit.

4) Reduce the number of new smokers, particularly children, and sponsor smoking cessation programs.

5) Support programs that address the needs of residents with diabetes, asthma, emphysema, congestive heart failure and obesity.

6) Support programs that reduce the incidents of domestic violence and sexual abuse.

7) Support programs that address the high incidence of cancer and assist residents needing hospice and end-of-life care.

Goal 4.4: To develop pro-active prevention programs which foster healthy lifestyles.

Objectives:

1) Build on the excellent recreational program offered by Colonel Town by strengthening its health maintenance programs for all age groups.

2) Acknowledge the need for increased senior services, including a senior center and congregate meal site.

3) Support the development of recreational and multi-use paths within and surrounding the town.

4) Strengthen and support the school-based clinic programs by acknowledging that "healthy children are better students."

Resources:

An Alliance Community Survey completed by the Dartmouth-Hitchcock Alliance - Community Health Improvement Team (1999).

A Community Dialogue sponsored by Weeks Medical Center (1999).

The State of Health in Rural New Hampshire prepared by the Community Health Institute under contract to the State Office of Rural Health (January 1999).

Chapter 5: Community Facilities

Lancaster provides a variety of resources to the community. These facilities and services contribute to the quality of life of our residents. Maintenance and improvement in personnel and infrastructure are essential to the quality of the town.

5.1 Administrative Facility and Personnel

Goal 5.1: To provide sufficient resources and personnel for the town to conduct business effectively.

Objectives:

1) Evaluate and upgrade the adequacy of the present administrative space and municipal facilities - update and renovate.

2) Develop a plan for all facilities and infrastructure, i.e. roads and buildings.

3) Develop a methodology to evaluate all town officials, boards, and programs.

4) Develop a cross-training program for all departments and personnel.

5.2 Police Department

Goal 5.2: To provide for a wide range of enforcement service to serve Lancaster's present and future needs.

Objectives:

1) Periodically review the need for additional officers.

2) Examine and develop programs to maintain and improve proper salary levels.

3) Encourage and require certification and advanced training.

4) Maintain equipment and update technology.

5) Evaluate future needs and upgrades to police facilities.

6) Evaluate and upgrade as needed the dispatching of all emergency personnel (fire,

police, and ambulance).

5.3 Waste Disposal

Goal 5.3.1: To continue the most environmentally sound and cost effective solid waste disposal program.

Goal 5.3.2: To work with the Northeast Resource and Recovery Administration to increase income for recycling.

Objectives:

1) Develop an engineering plan for complete closure of old dump site.

2) Develop a new Transfer Station site.

3) Continue the present "Pay As You Throw" program to encourage recycling.

4) Encourage training and state certification of personnel.

5) Investigate alternative ways to handle burn pit and demolition materials.

5.4 Sanitation

Goal 5.4: To institute the most environmentally sound sanitation and sewer system.

Objectives:

1) Encourage training and state certification of personnel.

2) Upgrade Grange system.

3) Investigate new technology for sanitation system, i.e. treatment.

4) Evaluate the separation of sanitation waste from surface run off.

5) Assess the adequacy of municipal sewer system and treatment facilities to plan for future

needs.

6) Develop sewer system ordinance with proper enforcement.

7) Record keeping of sewer line and manholes, i.e. GIS.

5.5 Education.

Goal 5.5: To actively support the educational systems to ensure the quality of education for its citizens.

Objectives:

1) Promote high educational standards for the school system.

2) Increase citizen awareness of the funding issues of the school system.

3) Develop and encourage advanced education program - through the University of New Hampshire, College of Lifelong Learning, Plymouth State College, Vocational Technical Institute, and Lyndon State College - for economic development.

5.6 Library

Goal 5.6: Provide quality service to the citizens of Lancaster.

Objectives:

1) Continue to promote greater interfacing between library and school.

2) Encourage training and certification of all personnel.

3) Continue the development of the library as a community resource.

4) Maintain the technology plan of the library.

5) Investigate extending library hours.

6) Periodically investigate staffing needs.

7) Complete the renovations to the original library building.

5.7 Recreation

Goal 5.7.1: To maintain and upgrade community recreation program and facilities.

Goal 5.7.2: To continue to support other community recreational activities.

Objectives:

1) Encourage continued management of trust funds to ensure growth in principal.

2) Maintain and upgrade present facilities, i.e. grounds.

3) Secure and preserve the town's historical items at the Colonel Town building and in its library,

including a comprehensive inventory.

4) Encourage and strengthen volunteer program.

5) Coordinate town recreational trail system in cooperation with the USDA Forest Service, the State of New Hampshire, the Main Street Program, the Snowdrifters, the Heritage Trail Committee, and other private trail groups.

6) Assess the viability of establishing formal ties with the Fairgrounds Association for expanded

and cooperative facilities.

7) Promote recreational use of the Connecticut River.

5.8 Fire Department

Goal 5.8: To provide a high level of community service for the provision of adequate education, inspections, and protection from inherent danger of fire.

Objectives:

1) Promote a sound fiscal policy to expand present facilities to accommodate new equipment.

2) Ensure continued volunteer program.

3) Periodically investigate staffing needs.

4) Promote improved insurance rating through improved equipment and water system.

5) Maintain and encourage training and state certification of all volunteers and other

personnel.

5.9 Highway Department

Goal 5.9: Maintain safe public roadways and upgrade town road network.

Objectives:

1) Maintain and replace essential equipment.

2) Develop a maintenance and replacement program for all roads, culverts, bridges, sidewalks, and

signs.

3) Ensure proper maintenance of town parks.

4) Develop a program for repair and maintenance of facilities, i.e. salt shed and Town Garage.

5.10 Water Department

Goal 5.10: To ensure an adequate supply of safe and reasonably priced water for the present and future needs of the town.

Objectives:

1) Protect the present surface water supply of Garland Brook.

2) Complete new lines from treatment plant to new line at C. Alden area.

3) Complete new line under N.H. Railroad on Middle Street.

4) Replace water storage tank at main reservoir with an in-ground tank.

5) Assess on a regular basis the adequacy of the municipal water system to meet

prevailing demands and its ability to satisfy future needs.

6) Continue upgrade of identified low pressure areas.

7) Maintain and encourage additional training and certification of personnel.

8) Develop a plan to replace old water lines, such as Portland Street and Causeway Street.

9) Replace all old hydrants.

10) Improve record keeping of water lines and shutoffs with technology such as GIS (Geographic

Information System).

5.11 Cemeteries

Goal 5.11: To provide adequate burial plots for Lancaster residents.

Objectives:

1) Assess the capacity of present facilities and identify land for possible expansion.

2) Acquire land for additional cemeteries.

3) Continue to financially support town cemeteries to maintain proper care.

5.12 Planning and Zoning Boards and Conservation Commission

Goal 5.12: To develop and monitor growth through land use recommendation.

Objectives:

1) Review and develop annual goals and objectives for orderly development.

2) Maintain and finance a qualified planner and legal advisor for each committee.

3) Establish proper enforcement procedures for ordinances.

4) Strongly encourage education programs for members.

5) Encourage life safety codes are enforced on every new and renovated structure.

5.13 Ambulance

Goal 5.13: Provide emergency medical service of the highest quality to meet community needs.

Objectives:

1) Continue funding of emergency medical service.

2) Recognize the importance of updated equipment and personnel.

3) Expand training for all staff and volunteers.

4) Ensure proper facilities for equipment and personnel.

5) Continue to encourage and recognize the volunteer system.

6) Maintain and upgrade billing of all insurance policies.

5.14 All-Hazards Mitigation Planning

The primary objective of the All-Hazards Mitigation Plan is to help make Lancaster a Disaster Resistant Community. The plan will be created with the help of key community officials, business owners and private citizens who will form Lancaster’s Hazards Mitigation Committee. The plan will identify all natural and man-made hazards that could potentially have an adverse affect on the lives and property of citizens. The following natural hazards will be included in Lancaster’s Plan: flood, drought, wildfire, extreme heat, geologic, severe wind, and winter weather. Once the hazards have been identified, mitigation measures will be suggested to help reduce risks associated with each hazard. The final report will contain a five-year plan for completion of mitigation measures. The plan will be updated annually.

Goal 5.14 Ensure that Lancaster is a Disaster Resistant Community

Objectives:

1) Identify all man-made and natural hazards in the community.

2) Develop and implement a hazard mitigation plan and update annually.

CHAPTER 6: NATURAL RESOURCES

Challenges and Opportunities

6.1 Lancaster's mountains, hillsides, ponds, wetlands, rivers, scenic views and special resource areas contribute greatly to the economic well-being and quality of life in the North Country. The preservation of rural character and open space are high priorities in Lancaster, from the undeveloped shoreline of Martin Meadow Pond, the Kilkenny Mountain Range and the Israel River Valley to the scenic ridgeline connecting the summits of Mt. Orne and Mt. Pleasant. In order to preserve these resources, Lancaster should promote the sustainable use and stewardship of land through policies and regulations which support the co-existence of the man-made and natural environments. For example, the location of roads, sewer, water and other infrastructure, as well as where new buildings are sited, impacts the natural environment and can have unintended consequences.

6.2 Though only one large dairy operation survives in Lancaster, the town retains the feel of an agricultural community. Unique in New Hampshire, there is a working farm on Main Street. There are a host of active smaller agricultural uses throughout the town, from greenhouses and orchards to hobby farms, retail farm stands and maple sugar orchards. Sweeping floodplain meadows and cornfields along the Connecticut River greet the visitor from the west, and the hillsides to the east of the village are studded with scenic hill farms where pasture is slowly growing back to woods. Knowing that when agricultural soils are built upon or paved over they are lost forever, Lancaster's residents strongly support maintaining traditional agricultural uses in the town.

6.3 Limiting development to agriculture, forestryand recreational uses near undeveloped shoreline, steep slopes, wetlands, floodplains, prime agricultural soils and large tracts of forest land serves many purposes: ecological, economic and scenic. Residents strongly favor the establishment of a watershed overlay district to regulate activity in the Garland Brook watershed, the source of the town's drinking water supply. As a first step to protecting natural resources, the community must identify and inventory them. Much of this information is available from state and federal agencies and Community Survey respondents identified a host of scenic resources they wish to see protected. The acquisition of land or easements is an option to protect some resources such as prime agricultural soils. However, scenic resources, surface and ground water resources, and undeveloped watersheds may be more realistically protected through land use regulations.

6.4 While Lancaster's residents support the preservation of open space and scenic resources, they are concerned that increased posting of private land and state and national forest management plans may limit their access to these lands for recreation and timber harvesting.

Goal 6.1: To identify, preserve and protect the natural resources and environment of Lancaster, maintaining access to both public and private !and for recreation.

Objectives:

1) Inventory the Town’s natural and scenic resources including prime agricultural soils, important wetlands, large forest tracts, undeveloped shoreline and scenic vistas and create mylar overlays for the town's tax maps.

2) Consider the adoption of natural resource overlay districts to protect undeveloped shoreline, steep slopes, wetlands, floodplains, prime agricultural soils and large tracts of forestland.

3) Encourage land protection and conservation measures on the part of individual landowners and encourage public access.

4) Review and amend permitted and special exception uses, lot sizes and frontage requirements in the Agricultural District to foster large and small farming operations, to maintain the productivity of prime agricultural soils and to retain open space.

5) Update soil-based lot size subdivision regulations to conform to most recent state guidelines and to require site-specific soil mapping when appropriate.

6) Promote higher density housing on adequate municipal water and sewer lines.

Goal 6.2: Protect Lancaster's water resources.

Objectives:

1) The Planning Board should review the Connecticut River Management Plan.

2) Work to protect the Garland Brook watershed by acquiring land or easements on critical privately-held land in the watershed.

3) Investigate the need for a shoreline overlay district to protect rivers, lakes, and wetlands from inappropriate development and to maintain a buffer from adjacent land uses.

Resources:

"Connecticut River Corridor Management Plan," Volumes I and III, Connecticut River Joint Commissions, 1997.

"Connecticut River Scenic Byway Study," North Country Council, April 1998.

"The Critical Edge: Shoreland Protection Reference Guide," NH Department of Environmental Services, Concord, 1999.

"Land and Cultural Heritage Project," Regional Environmental Planning Program, North Country Council, 1998. Includes a listing of sites in Lancaster proposed for protection by residents.

"Natural Resources: An Inventory Guide for New Hampshire Communities," UNH Cooperative Extension, 1992.

New Hampshire Department of Agriculture, Website: http://www.state.nh.us/agric.

"Preserving Rural Character Through Agriculture," NH Coalition for Sustaining Agriculture, UNH Cooperative Extension, Durham, NH, 2000.

USDA Forest Service, Website: http://www.fs.fed.us.

USDA Natural Resources Conservation Service, Website: http://www.nh.nrcs.usda.gov.

U.S. Route 2 Corridor Study, June 2001.

CHAPTER 7: HISTORIC AND CULTURAL RESOURCES

Challenges and Opportunities

7.1 As the first town settled north of Haverhill, Lancaster is rich in historic and cultural resources. There are an abundance of historic homes and buildings both on Main Street and on side streets. Too many of these have become shabby and others have had their appearance dramatically altered as they have been put to new uses. The preservation of these resources is of great importance to the people of Lancaster, not only because they are very attractive, but also because they are a silent and eloquent testimony to the history of Lancaster. Recent redevelopment along the northern end of Main Street has heightened concern that the historic character of this grand street is threatened by development incompatible with older structures. On the other hand, recent renovation of the Chesley Block and a proposed mixed-use development on the corner of Canal and Main Streets bode well for the future. Residents are divided about creation of an historic district along Main Street, with a large segment unsure as to the ramifications of such a designation.

7.2 Outside the village, there is support for preserving scenic vistas and the man-made rural landscape which has such great historical and cultural significance in Lancaster. This can be achieved by scenic road designations and road design standards which promote safety but maintain rural scale. Gravel roads maintain rural character and may be more appropriate than paved roads. Thoughtful landscaping at intersections may reduce the impact of a curb cut while not interfering with sight lines. Roadside grading and treatment of pavement and shoulders should be in keeping with the rural atmosphere.

7.3 The entrances to Lancaster from Route 2 east, Route 3 south and Route 135 are largely undeveloped and offer dramatic scenic vistas of river and mountain. Residents feel strongly that these gateways to the community should be preserved as powerful first impressions of our community. Routes 2 west and 3 north have experienced commercial development. Of particular concern are traffic congestion and the proliferation of curb cuts and gas station/convenience stores whose design is incompatible with historic community character.

7.4 A newly re-authorized state-funded Land and Community Heritage Investment Program (LCHIP) was created by the state legislature in 2000. It is designed to assist communities like Lancaster to protect their natural, cultural and historic resources through a matching grant program.

Goal 7.1: To protect the historic character and cultural richness of Lancaster and make conscious efforts to blend new development into the traditional village setting.

Objectives:

1) Assemble and update if necessary, the existing historic and cultural inventories of Lancaster.

2) Support the efforts of the Main Street Program to strengthen and enliven Lancaster's Main Street.

3) Encourage the improvement Main Street's aesthetic appearance through public support for facade improvements and incentives for the protection and preservation of historic structures, sites and other cultural resources.

4) Explore opportunities for local preservation projects under the Land and Community Heritage Investment Program.

5) Examine town road standards to ensure they do not require over-building or paving where gravel would be more in keeping with rural atmosphere.

Goal 7.2: Protect the historic character of the Main Street commercial district while planning for compatible and orderly commercial development.

1) Explore the benefits of designating portions of Main Street as an Historic District and educate residents about this issue.

2) The Planning Board should consider designating additional scenic roads under the state's enabling laws in order to protect stonewalls and shade trees in the right-of-way.

3) Consider adopting an overlay district to guide development upon significant scenic ridgelines, mountaintops, and scenic vistas.

4) Amend the zoning and site plan review regulations to allow for more creative buffering and screening.

5) Consider developing special design standards in the Site Plan Review ordinance for new commercial construction in the Commercial District related to flat roofs, glass facades, canopies and other critical design features.

6) Review current parking space requirements for various commercial uses in the Site Plan Review regulations and amend if necessary.

7) Favor side or rear parking when feasible for new commercial development.

8) Develop a shared driveway provision or require interior streets as a method of limiting curb cuts and strip development in Lancaster’s Commercial District.

Goal 7.3: Protect the natural beauty of the scenic gateways to Lancaster.

Objective:

1) Adopt a scenic overlay district to guide development in these areas.

Resources:

LCHIP. Website: http://www.specialplaces.org.

New Hampshire Department of Historic Resources. Website: http://www.webster.state.nh.us/nhdh.

New Hampshire Department of Cultural Resources. Website: http://www.webster.state.nh.us/nhculture.

"Regional Environmental Planning Program, Land and Cultural Heritage Conservation Project," North Country Council, Inc., June 1998.

"Results of the Lancaster Community Survey," Lancaster Master Plan Committee, June 2000.

CHAPTER 9: PRESENT AND FUTURE LAND USE

Challenges and Opportunities

9.1 Lancaster's development is characteristic of traditional New England town settlement. The earliest residential and commercial development occurred in the village center. This was followed by industrial development along the Israel River in the 19th century. The outlying areas were hillside farms which traditionally met most of the village dwellers’ needs. Agricultural uses were also concentrated along the fertile flood plains of the Connecticut River. Early roads connected Lancaster with the neighboring settlements of Dalton, Gilman, Jefferson, Lunenburg, Northumberland, and Whitefield.

9.2 Much of this traditional character is still evident in Lancaster. The village center is still surrounded by broad farm fields and forestland. Two major road corridors intersect on Lancaster's Main Street posing challenges for the community. One is the congestion caused by through truck traffic. Another is maintaining village character while providing high quality services for increasing numbers of visitors to the North Country. As development has crept away from the village along Routes 2 and 3, the distinction between village and outlying areas has been blurred.

9.3 The predominant land use in Lancaster is forestland. Sixty-eight percent (19,041 acres) of Lancaster's land mass is forested, most of this is privately owned. This represents an increase of about 1,500 acres since 1989 as abandoned farmland is grown over by early succession forest. Forestland is disbursed throughout the town but predominates in the southwest corner between Routes 3 and 135, Mount Pleasant, Page Hill, Indian Brook, Tug Mountain and the Kilkenny areas. Much of this forestland has shallow soils and continued timber production is the best use of this acreage.

9.4 There are about 4,145 acres described as farmland in Lancaster and an additional 608 acres categorized in the current use program as "unproductive". This represents 17% of Lancaster's total acreage. Most of the acreage in active agricultural use is along the Connecticut River, Caleb Brook, Redman Brook, Whipple Brook and much of North Road. Significant farmland along North Road and in east Lancaster has been converted to residential use. Consideration should be given to preserving scenic and productive agricultural land through conservation easements and a zoning overlay district for prime agricultural soils.

9.5 Lancaster's residential acreage increased from 1,145 acres in 1987 to 3,416 acres in 1999, representing 12% of Lancaster's total acreage in 1999. This acreage is divided into 1,389 parcels. Single-family units are disbursed most widely, occurring in both the downtown and rural areas. Multi-family units have typically resulted from the conversion of large, older single-family homes. Manufactured housing occurs in two multi-unit parks and on individual housing lots. Seasonal homes are concentrated on Martin Meadow Pond and in east Lancaster. New housing in Lancaster is most often developed by the subdivision of parcels into 3-5 lots for single family homes in areas without municipal sewer or water.

9.6 Commercial and Industrial uses total 508 acres on 151 parcels (1% of Lancaster's land mass). This land use category has more than doubled since 1987 when 234 acres were in these uses. Commercial and industrial uses are concentrated in the downtown area and along Route 2 west and Route 3 north. There is concern that commercial uses be limited on Route 2 east and Route 3 south due to the scenic nature of these approaches to Lancaster.

9.7 There are more than 800 acres of wetlands in Lancaster. In their natural condition wetlands perform a number of valuable functions. They store floodwaters and retain nutrients, thus preventing their addition to downstream lakes, and they are prime habitat for many types of wildlife. Two significant wetland areas on both sides of Route 3 create a large, nearly continuous area of protected wetlands between Lancaster and Northumberland. Other significant wetlands are found on Lost Nation Road, Indian Brook and Tug Mountain. There are small wetlands scattered to the southwest portion of town. These wetland areas are unsuitable for development because of the high water table and poor drainage.

9.8 One way to guide future land use in natural resource areas such as wetlands, shoreline areas, steep slopes, and the watershed which contains Lancaster's water supply is to adopt "overlay zones" in the zoning ordinance. An overlay zone is placed on top of the underlying base zone in areas with sensitive natural resources. Development in the overlay zone is subject to the requirements of both zones.

9.9 A primary goal for future development in Lancaster should be to further promote the traditional New England settlement pattern of densely developed mixed uses in the commercial and residential districts surrounded by sparsely populated open fields and forestland. If carefully adhered to, Lancaster's subdivision ordinance, which is based on soil suitability for development, is a powerful tool for guiding future development. Another powerful tool is the judicious and timely extension of municipal water and sewer into areas where development is most appropriate. Existing infrastructure should be fully utilized before any extensions are contemplated.

Goal 9.1: To promote future development in Lancaster which maintains the traditional New England settlement pattern.

Objectives:

1) The Planning and Zoning Boards should consistently refer to this Master Plan when amending ordinances and acting on land use applications.

2) Amend Lancaster's Land Use Ordinances so that they promote the full development of existing residential areas by not scattering new development throughout the Agricultural District.

3) Carefully consider the impacts of sewer and water extensions on development patterns and encourage maximum utilization of existing infrastructure.

4) If prime agricultural soils are to be developed, require that this development be compact to maximize open space.

Goal 9.2: Bring Lancaster's Land Use Ordinances into compliance with state planning guidelines and current state law.

Objectives:

1) Review all permitted and special exception uses in the Agricultural District and amend as necessary. Consider existing road frontage requirements in this district and the impact of these on development patterns.

2) Address the use of Rights of Way in place of road frontage to access "back lots" in the Agricultural District.

3) Review all permitted and special exception uses presently allowed in all zoning districts. Amend these uses as necessary.

4) Revise and expand the definition sections of all ordinances.

5) Update soil-based lot size provisions using current Office of State Planning model ordinance.

6) Review parking requirements in Site Plan Review Ordinance for adequacy and amend if necessary, for example, to make provisions for snow removal.

7) Change the name of the Agricultural District to "Rural District."

Goal 9.3: Preserve the high quality of local water resources.

Objectives:

1) Adopt a shoreline overlay district to require that an adequate undisturbed vegetative buffer be maintained on all water bodies and rivers subject to the Shoreline Protection Act.

2) Adopt a wetland overlay district which defines and requires an appropriate buffer for development near wetlands.

3) Allow only agricultural and recreational uses in the shoreline and wetland overlay districts.

4) Ensure that new construction near water bodies complies with state and federal (FEMA) standards.

5) Encourage cooperation between the Conservation Commission and the Planning Board in the review and processing of dredge and fill permits.

6) The Planning Board should review the appropriateness of the Industrial zoning district along both sides of Bridge Street because of flooding and loss of agricultural land.

Goal 9.4: Protect Lancaster’s steep slopes, scenic vistas and ridgelines from inappropriate development.

Objectives:

1) Create an inventory of the Town's steep slopes and scenic ridgelines.

2) Consider the need for overlay districts to guide development proposed in these areas.

Goal 9.5: Protect the scenic entrances to Lancaster on Routes 2 east and 3 south from uncontrolled development.

1) Establish a limited residential/commercial zone on Route 2 east. This zone should extend along the south side of Route 2 from Cathedral Road to the southern end of Roger's Campground and along the north side from Cathedral Road to the round house at the crest of the hill. Large-scale commercial and recreational facilities should be prohibited in this district and careful site plan review should address buffers, setbacks, parking, landscaping and viewshed.

2) Establish a scenic overlay district on both sides of Route 3 south from the Portland Pipeline to the entrance of Weeks State Park to ensure that proposed development is in keeping with the natural beauty of the area. Large-scale commercial and recreational facilities should be prohibited in this district and careful site plan review should address buffers, setbacks, parking, landscaping and viewshed.

RESOURCES:

"The Lancaster Community Survey," 1999, Lancaster, NH.

"Land Use Recommendations for Coös County, New Hampshire," Students Environmental Studies 50, Dartmouth College, Spring 1992.

"New Hampshire Resource Net,” Website maintained by the NH Office of State Planning. Website: www.state.nh.us/osp/nhresnet.

"Town of Lancaster Annual Report,” Lancaster, NH, 1999.

Adoption

Date adopted: ____________________

Preamble

INDEX

A Decade in Review………………………….……………………………………………………………………… page 6

Chapter 9: Present and Future Land Use……..……………………………………………... page 41

Appendices

APPENDIX A

APPENDIX B