Planning Board Continues Review of Adventure Zone Site Plan Application
Adventure Zone Site Plan Review
The Waterville Valley Planning Board held a continued public hearing on the site plan application submitted by Tyrell Development Company for the proposed adventure zone development. The discussion focused on town easements, updated site plans, 3D renderings, and concerns over parking and traffic impacts.
The meeting addressed a conflict of interest regarding town easements related to the ice arena. The select board ex officio member recused himself, citing advice from counsel that the proposed development could interfere with four town easements: access, parking, maintenance, and ice/snow storage. Town counsel requested that these easements be delineated on the plans, with appropriate notes added, and incorporated into any development agreement. They suggested revising plans prior to approval or making revisions a condition precedent if approval is granted (link).
The applicant acknowledged the easements and committed to revising the plans to show and note them appropriately. They stated that potential interference with easement rights is a private matter between the applicant and the town, outside the board’s jurisdiction, and emphasized that the project complies with site plan review regulations (link).
Updates to the site plan were reviewed, including protections for existing vegetation, an updated sky trail footprint, wider walkway paths, a prefab wooden bridge in the golf course layout, proposed directional and handicap signage, a new fire hydrant, additional infiltration ponds, and enhanced buffering with more white pine and spruce trees. The plans also detailed lighting, stone dust paths, fencing, benches, and bike racks (link).
The board examined 3D renderings provided by the applicant, which depicted views from various angles along Valley Road and within the site. These illustrated the building’s orientation, vegetation buffering, and elements like the sky trail and miniature golf course. Discussions clarified that most trees shown are existing, with new plantings to enhance screening, and noted that renderings are representative rather than exact (link).
A site visit was scheduled for August 20 to further evaluate the proposal. The board discussed options for proceeding, including continuing the public hearing and gathering questions for the applicant (link).
Significant debate centered on parking sufficiency. The applicant provided schematics showing approximately 293 spaces within shared parking areas, arguing that existing capacity is adequate, particularly during summer months when usage is low. Concerns were raised about potential overburdening during peak events like hockey tournaments or festivals, and inconsistencies in historical parking counts. The board noted uncertainties in easement impacts and peak demand (link).
To address these issues, a motion was made and seconded to request a qualified third-party expert to conduct a traffic and parking study. This would determine capacity needs to satisfy regulations and assess demands, considering pedestrian access and historical usage patterns. The study aims to provide objective data on potential impacts without financial details specified (link).
The board scheduled a site visit for Monday, August 18, 2025, at 3 p.m. at the ice arena on Valley Road to review Lot 1. A public hearing continuation and deliberation meeting was set for Friday, August 22, 2025, at 8 a.m. to further discuss the application. The board must finalize decisions by August 28, 2025, to meet deadlines (link).
Parking and Traffic Concerns
A resident expressed support for utilizing existing parking spaces rather than creating additional paved areas, citing concerns about drainage and heat issues. The resident noted that designing parking for peak demand, such as at Home Depot where spaces are often underused, would be inefficient. They suggested negotiating with the applicant to relocate a ski training area to preserve trees as part of the agreement (link). The board acknowledged the parking challenges and committed to resolving them, with plans to discuss conditions with the applicant (link).
Food Truck Zoning Issue
The board addressed a food truck operating in a special district near Snow’s Mountain Road. The select board had previously allowed the food truck to operate until August 15, 2025, but determined that food service establishments, including food trucks, are not permitted in the zone due to restrictive zoning regulations. The select board’s research clarified that the zoning ordinance does not allow restaurants or lounges in this area, prompting a discussion on amending the ordinance to define “food service establishment” more clearly. This change would address food trucks and similar operations under a broader category (link).
Zoning Amendments and Signage
The board discussed proposed zoning amendments to be reviewed at a meeting with a third-party group on August 28, 2025, at 8 a.m. These amendments aim to clarify definitions, such as food service establishments, and address enforcement issues. Additionally, a concern was raised about a “for sale” sign in the town right-of-way, approved by the select board as a directional sign. The board noted that state law prevents regulating sign content, but the zoning ordinance may need clarification to address such cases. This issue will be reviewed as part of the zoning amendment process (link).
Planning Board Procedures
The board discussed updating its rules and procedures, particularly regarding the seating of alternate members during meetings. Current procedures require alternates to sit in the audience during deliberations to avoid the perception of being voting members. The board agreed to propose changes after concluding the current application, potentially at the September 11, 2025, meeting, following a public hearing with at least seven days’ notice (link).
Other Reports
The conservation commission reported ongoing discussions about the adventure center zone and a remediation project on Snow’s Brook, set to begin in mid-September 2025 with equipment work. The project must be completed this year to utilize available funding (link). The White Mountain representative noted progress on replacing the Shawnee Hat lift, ensuring compliance with dark sky regulations (link).
The board concluded by reviewing the calendar, confirming the site visit on August 18, the public hearing on August 22, and the zoning amendment meeting on August 28. The next regular planning board meeting is scheduled for September 11, 2025, at 8 a.m. (link).