Waterville Valley Planning Board Reviews Tyrell Site Plan and Environmental Concerns

The Waterville Valley Planning Board convened on June 12, 2025, to address a packed agenda, including a site plan application from the Tyrell Development Company, updates on environmental impact studies, and progress on the town’s master plan. The meeting focused on ensuring procedural rigor while addressing significant community development and environmental matters.

Tyrell Site Plan Application for Outdoor Adventure Zone

A key agenda item was the review of a site plan application submitted by the Tyrell Development Company for an “Outdoor Adventure Zone” in the C-1 district, located on Map 105, Lot 1, adjacent to the ice arena and town square (link). The proposed development includes a 4,000-square-foot adventure center building with three levels, an aerial adventure course, a miniature golf course, a maze, and associated amenities like walking paths and a patio. The adventure center will relocate the Nordic mountain biking center from town square and feature retail, a snack bar, and indoor play areas.

The board’s discussion centered on determining the completeness of the application, not its merits, as per the planning board checklist (link). Questions were raised about fencing, lighting, and landscaping details, including whether mature trees would be planted for screening. The applicant clarified that decorative metal fences, not chain-link, would secure structures like the aerial course, and motion-sensor lighting could be added for safety. Landscaping plans include a mix of tree sizes, though specific heights were not finalized.

A notable concern was the potential impact on surrounding infrastructure, particularly a proposed water and sewer connection that might require cutting Valley Road (link). The application lacked a cost estimate for this work, prompting the board to request further details. Additionally, the board asked for plans to show nearby buildings, such as newly built condos across the street, to assess potential impacts. The application was deemed incomplete pending these submissions, with a special meeting scheduled for June 19 to finalize the review and set a public hearing date.

Environmental Impact Study and Forest Service Discussions

The meeting also included a report from the White Mountain National Forest observer, highlighting ongoing environmental considerations (link). Recent logging activities near Tripoli Road and plans for additional projects closer to Waterville Valley were noted, aimed at creating habitats for wildlife like moose and deer through selective cutting. The observer also mentioned a proposed high-tech ski lift replacement at Waterville Valley Resort, requiring a three-year environmental impact study (EIS).

The select board ex officio reported that a letter was sent to the Forest Service addressing two EIS-related concerns (link). First, the resort’s plan assumes a connection to a sewer line that may be relocated due to the town’s new wastewater treatment facility. Second, the resort’s snowmaking relies on water from town-owned Corcoran Pond, which faces sedimentation issues, potentially reducing available water. The letter reserves the town’s right to comment further on these and other issues, ensuring Waterville Valley’s interests are protected.

A planning board member suggested the board send its own letter to establish standing in the EIS process, arguing the town is a “connected entity” to the resort’s expansion (link). However, the board declined, stating it only comments on formal applications before it, leaving such matters to the select board. The board requested legal clarification on whether commenting during the EIS scoping period is necessary to preserve future input rights.

Master Plan Action Items and Legislative Updates

The board reviewed progress on the town’s master plan action items, following a special meeting on May 22 (link). Priorities include dark sky compliance, special civic zoning areas, pedestrian studies, and parking. Potential zoning amendments were identified, such as clarifying the definition of structures, renaming workforce housing to affordable housing, and addressing state legislative changes on parking setbacks and accessory dwelling units (ADUs). A capital reserve fund for dark sky compliance was also proposed.

The board discussed upcoming state legislation impacting zoning, particularly bills related to housing and parking (link). While some bills, like those on ADUs, align with existing town regulations, others may require zoning updates. A summary from the New Hampshire Municipal Association is expected by late June, and the board plans to address these at its July 10 meeting.

Conservation and Community Planning Updates

The conservation commission ex officio reported that a mitigation project for a local harm issue is scheduled for late summer, pending lower water levels (link). The commission will also review the Tyrell site plan for drainage and planting impacts at its next meeting. The town working group reported no recent activity, with its next meeting set for July 8 (link).

The board agreed to forward a list of master plan priorities to the SE Group, a consulting firm assisting with zoning amendments, by early July (link). Concerns about a potential conflict of interest were addressed, noting that SE Group assigns separate teams to work with the town and the resort, and a North Country Council planner is assisting the planning board to maintain impartiality.

Looking Ahead

The meeting underscored the board’s commitment to thorough review processes and proactive planning. The Tyrell site plan review will continue, with additional materials due by June 17 and a decision on completeness expected by June 23. The board’s focus on environmental coordination, legislative updates, and master plan implementation reflects ongoing efforts to balance development with community and environmental priorities.