Waterville Valley Planning Board Reviews Master Plan and Addresses Zoning Ordinance Issue

The Waterville Valley Planning Board held a special meeting on May 22, 2025, to review the town’s master plan action items and address a critical zoning ordinance issue involving the definition of walls and structures. The board focused on prioritizing actionable items from the master plan and responding to a recent decision by the Select Board that has raised concerns about setback regulations.

Master Plan Action Plan Review

The board discussed the 2022 master plan, emphasizing the need to keep it relevant by addressing its action items rather than letting it become outdated (link). The goal was to identify a manageable number of priorities—potentially three to five items—where the board could take immediate action or assign tasks to volunteers. Some items were noted as ongoing, already completed, or reliant on other departments, such as the Waterville Valley Resort or town staff.

Key priorities identified included:

• Community Engagement: The board acknowledged its efforts to engage the community and plans to continue using the master plan to address emerging issues (link).
• Annual Municipal Board Meeting: The board proposed holding an annual meeting with other municipal boards, such as the Select Board and Conservation Commission, to review progress and set priorities for the upcoming year, potentially in September or October 2025 (link).
• Regional Planning: Continued participation in the North Country Council was affirmed to support regional planning efforts (link).
• Resort Collaboration: The board discussed supporting the Waterville Valley Resort’s master plan, particularly regarding the expansion of the White Mountain National Forest lease area. While not directly responsible, the board aims to provide input to ensure alignment with town goals, especially given the potential impact on the town’s character (link).
• Skateboard Park Evaluation: The board noted its role in helping evaluate alternative locations for a potential skateboard park, though final decisions rest with other entities (link).

The board also acknowledged upcoming state legislation that may require zoning amendments, urging careful prioritization to align with recommendations from the AC group expected in July (link).

Zoning Ordinance Controversy

A significant portion of the meeting addressed a Select Board decision from September 26, 2024, which determined that walls and fences under three feet in height are not subject to setback limitations (link). The Planning Board argued that this decision misinterpreted the zoning ordinance, which defines a wall as a structure without height exemptions under Article Three, Definition 100. The board viewed this as an overreach of the Select Board’s authority, as it effectively allows walls to be built within setbacks anywhere in Waterville Valley if they are three feet or less.

The Planning Board unanimously approved a letter to the Select Board, asserting that the decision was an error and requesting acknowledgment that the Select Board lacks authority to reinterpret ordinances (link). The letter also highlighted the need for the Planning Board to amend the zoning ordinance to clarify the definition of a wall and prevent similar issues. This amendment process will involve public hearings, drafting a warrant, and seeking voter approval at the next town meeting in March 2026 (link).

The board discussed potential fixes, such as revising the definition of “structure” in the zoning ordinance to explicitly include walls of any height or removing height-specific language for walls and fences (link). This issue was deemed a top priority to prevent widespread construction within setbacks, which could undermine the town’s planning integrity.

Next Steps

The Planning Board plans to place the zoning amendment discussion on the agenda for its next meeting and will coordinate with the Select Board to address the issue transparently. The board also anticipates further input from the AC group’s review of the master plan and zoning ordinances in July, which will guide additional priorities (link). The proposed annual municipal board meeting will provide a platform to align efforts across departments and ensure the master plan remains a living document.

The Waterville Valley Planning Board’s proactive approach underscores its commitment to maintaining the town’s strategic vision while addressing regulatory challenges promptly. The next meeting will continue these discussions, with a focus on actionable steps for 2025 and beyond.