‘Ormca oF ZONING BOARD OF ‘ADJUSTMENT ae 603-448-1451 NOTICE OF DECTSTON Whereas, on October 20, November 3 and 6, 1986, and February 2, 1987, at duly noticed meetings of the Lebanon Zoning Board of Ad- justment, there appeared the Hanover Improvement Society Com= tunity Rink, Inc. (tink Inc), represented by Attorney David Hy Bradley; Architec: David McIntire; Stephen Whitman; Hanover Town Manager Clifford Vermilya; Consulting Engineer Ken LeClair; Hanover Recreation Director, Hank Tenney; Director of Facilities Planning for Dartaouth, Gordon DeWitt; and Attorney Jay Cooper; requesting special exceptions from the terms of a) section 204.10 to permit development of an indoor ice skating rink and outdoor organization, and b) section 317 to reduce the amount of required landscaping, at Sachen Field (off Gould Road), West Lebanon, in the RL~3 Zone and known as part of lot 37 of Map 9 of the Lebanon Tax Hapa. From testimony received and inspection of the premiees, the Zoning Board of Adjustment makes the following findings of fact: 1, Rink, Inc. presented firet a proposal for recreational facilities with access from Could Road including a revised intersection of Gould Road with Route 10. ("Site Plany Sachem Recreational Subdivision, Route 10 and Gould Road, West Lebanon....Proj. No, 17386h, dated May 20, 1986, " Last revised 10/29/86,) Also presented wer: a. A plan for the construction of a sidevalk on the West side of Route 10 at Wyeth Road to Gould Road ("Town of Hanover, Proposed Sidewalk, Wyeth Road,to Gould Road Route 10, West Lebanon, NH'Scale 1"=50", August 29, 1986, K.A. LeClair Assoc., Ine... Project No. 92886.") b, An elevation view of The Architectural Studio, David Ml. McIntire, A.I.A., ontitied, "The James W, Campion I11 Rink", Testimony by the applicant and abutters concerning the proposals is listed in the minutes of the meetings. Sone of the iteas pertinent to the second or the first and second proposals are listed here. PE 9-31-1-51 GS10. a. ra Dartmouth College ovne the land and plans to convey a aub- divided lot to the Town of Hanover who vill ova the parcel. Rink, Inc. will own and operate the skating rink building. ‘The Town of Henover Recreation Department will operate and maintain the fields, access road and parking lot. There vill be parking for 150 cars. The rest rooms and lockers vill be available from the out~ side when the fields are being used for recreation. The play ficlés will not be lighted nor used at night. Parking lot lighting will be by means of shielded light f1x- tures on the tuilding and possibly on separate poles. ‘The building vill be served by an 8" vater line fromthe Route 10 vater main, There will be a sever service easement across Dartmouth property to the sever line on Gould Road, ‘The Town vill extend a 5! wide sidevalk on the vest side of Route 10 from Wyeth Road to Oak Ridge Road and on the east side from Oak Ridge Road to the entrance road to the project. The site vill have 5 fipld areas for field hockey, lacrosse, soccer and softball, primarily for use by youth groups, but available to adult groups at other tines, There will be no Bleachers erected at the fields. There vill be cooperation between the City and Towa Recreation Department in the scheduling the use of the flelds, However, the Town of Hanover will have control of the fields and use them for their recreation programs. Me, Margaret Dutile of the Lebanon Recreation Commission indicated the Commission was in favor of the arrangement and felt the City would have sufficient use of the fields when needed. ‘The parking lot will not be used as @ shuttle parking lot Tor the town of Hanover. ‘There is to be no new landscaping by means of trees and shrubs around the fields and building, other than as shown fon the second plan. (Major Subdivision, Sachem Recreational Subdivision, Route 10 and Gould Road,...dated November 20, 1986, revised 1/12/87, project no. 173864 by K.A. LeClair Aazoe.) New landscaping will he provided to soften the visuai impact of the building and parking lot, not the Helde, Existing trees along the west, south and cast of the rink will be preserved, Shrubs and trees along the northerly edge of the parking lot and in a small triangle fear the northvest corner of the rink will be provided. A "Traffic Impact of the Proposed Campion and Hanover Play- ing Fields, Lebanon, Nev Hampshire” report by Thonas J, Ad- ler was presented and sade part of the record, 2 Pe g3hi-37 @1B. ua 15. 16, we 18, 1. 20, The conclusion indicates "Existing traffic conditions in the Route 10/Gou-d Road area indicate acceptable traffic levels of service and safety performance. The proposed skating rink/playing fields development vill not significanely sf- fect those levels of performance.” ‘The maximum hours of the rink are expected to be between 6 om. and midright with a maximum of 15 to 20 cars per hour except when games are played or during public skating periods. The rink will be operated from mid ~ October to mid - March. The play fields will typically be used in the summer between 3 p.m. and 8 p.m. or until it becomes too dark to play. The rink will have a sand floor and thus not useable for other activities when there is no ice Attorney Louie C, Elliott, Jr. representing the Mechrthurs, Goodriches, Sorkins and Mrs. McClintock, all abutters on Gould Road, presented a legal brief which is part of the Public record, In summary, he indicated his clients do not oppose the rink itself, but feel it is in a poor location, primarily due to the traffic problems created on Gould Road. Hie later indicated his clients would not be opposed to the project if the access were not via Gould Roads Mr. Harry Johison spoke as a menber of the West Lebanon Youth Hockey Association strongly supporting the rinks The proposed use schedule of the rink includes 72 hours per Week, 24% of vhich is set aside for Lebanon use including the High School and West Lebanon Hockey Association, and 37% of vhich ie for skating club and private lessons. ‘there will be 106 hours of skating time available per week, 72 of Which are presently scheduled, The City Engineer indicated there would be no pressure or flow problems due to the use of vater by the rink as a nev Line was recestly installed along Route 10. The Town of Hanover indiceted there was sufficient sewage capacity for the facility Mro. McClintock expressed concern over the number of tax free structures being built or proposed for Lebanon and the Fosulting effect on the rest of the tax payers. The projects mentioned, haside the Rink, were the Dortmeuth— Nitcheock Medical Center relocation and the construction of two new churches in the northern Route 10 are: At the request of the applicant, the original proposal was Eabled prior to the Board taking action on it.” On February 2, 1987, the proposal was taken off the table and a new hearing was held on the revised subdivision plan listed in item I! above. PB FST HPT @The new plan indicates a lot of 13.96 acres and has a direct access road =o route 10 with 60" frontage on it. A sidewalk and bikepath will be as originally proposed vith the addi- tional distance from Gould Road south to the access road added on the east side of Route 10, on Dartmouth College property. Based on the above findings of fact, the Lebanon Zoning Board of Adjustment Finds: Ay The proposal will not adversely affect the capacity of ex- isting or plenned community facilities because there is suf- ficient water and sewer capacity available and the proposal will, in fact, add community facilities. The proposal will not adversely affect the character of the area because the property ie presently lightly used for recreational purposes and primarily for growing sod for Dartmouth College. The increased use for recreational pur- Poses will have substantial impact on the residential character of the Gould Road area, and no adverse impact on the commercial portions of the area, ©. The proposal will not adversely affect the traffic on roads and highways in the immediate vicinity becouse of the direct access to Route 10 and the relatively enall amount of traf= fic to be generated by the facility, ‘The proposal will not adversely affect the safety of pedestrians in the area because sidewalks and bikevays will be extended from Hanover to the rink access. Now therefore, be it resolved that the Lebanon Zoning Board of Adjustment hereby SRANTS the application of the Hanover Iuprovi ment Society Commurity Rink, Ine. for apecial exceptions from the terms of a) section 204.7 to permit development of an indoor ice skating rink and outdoor recreational facilities to be operated by a non-profit organization, and b) section 317 to reduce the amount of required landscaping, Sachen Field (off Gould Road), West Lebanon, in the RL-3 Zone and known az part of lot 37 of Map 9 of the Lebanon Tax Maps, with the following conditions: 1, There will be no Lighting of the fields for night use. 2, Lighting of the exterior of the building, access road and Parking lot shall be such as to prevent direct view of the lamps from the residences on Gould Road. 3. Landscaping stall be provided along the northerly boundary of the parking Lot, excluding a walkway through to the fields, and on an island as shown in the plan indicated in finding of fact #11 above. The amount and type of landscap- ing, if not in compliance with the requirements of section 317" of the Zoning Ordinance, to be set by the Planning Board or Zoning Administrator. 4 PB 43T7-I-F7 64, The access road shall be paved in accordance with City requirements, If the parking lot is not paved, dust control shall be maistained as required by the City Engineer. 5. The site shail not be used as a commuter parking lot. 6, Lebanon citizens shall have use of the facilities in accord ance with section 204,10 of the Zoning Ordinances 7. There shall be no alcoholic beverages allowed on the premises stongp: Jhon B whut DATE: February 24, 1987 NOTE: Application for rehearing on any question of the above determination may be taken within 20 daya of said determination by the party to the action or persons affected, thereby, accord~ ing to NH Revised Statutes Annotated, Chapter 31: 74-76. 5 PB 4-371-1-87 @