Planning Board Continues Outdoor Adventure Zone Public Hearing, Discusses Zoning Amendments and CIP Schedule

calendar Dec 11, 2025 · 5 min read · Zoning Amendments Public Hearing Parking Easements Capital Improvement Program Outdoor Adventure Zone

The Planning Board convened for a continuation of its public hearing regarding the proposed Outdoor Adventure Zone application submitted by the Tyrell Development Company. The meeting focused heavily on public comments concerning parking and easement issues, alongside discussions on several proposed zoning amendments and the Capital Improvement Program (CIP) schedule.

Outdoor Adventure Zone Application Public Hearing Continues

The public hearing for the Outdoor Adventure Zone application was continued, with a primary focus on the submitted parking study and its peer review. The Board emphasized that its role is to listen to public comments and review them as part of its deliberation and fact-finding process, without engaging in direct dialogue with the applicant or the public during this phase (link).

A further public hearing on the parking study and peer review is scheduled for December 16th at 6:00 PM in the Town Meeting Room (link). Following this, the Board will determine if it has sufficient information to close the public hearing and begin deliberations. A final decision on the application must be issued no later than January 17, 2026 (link).

Select Board Raises Concerns on Easements and Parking

A representative for the Select Board presented several concerns, urging the Planning Board not to feel rushed in its decision-making process given the scale of the development (link).

Easement Delineation: The Select Board highlighted four existing easements related to the town’s ice arena: a park easement, a maintenance and access easement (including emergency services), a drainage easement, and a snow and ice storage easement for the Zamboni. The Board requested that these easement areas be clearly delineated on the applicant’s plans to avoid future conflicts, noting that current snow storage practices conflict with proposed pathways (link). The applicant countered that existing easements are non-specific by design to allow flexibility and that the Planning Board’s role is not to create new, more specific easements (link).

Parking Requirements: Significant discussion revolved around parking. The Select Board argued that the East Side parking lot, which is often at or near full capacity, should not be included in the parking calculations for the new development (link). They also requested a condition of approval to formalize overflow parking arrangements, particularly for the ice arena, which currently uses off-site parking.

For the proposed West Side parking area, the Select Board requested that any approved spaces be paved, striped (10 feet by 20 feet), and include appropriate signage for traffic flow, consistent with town regulations (link).

The Select Board also noted that if off-site parking is used to satisfy requirements beyond 1000 feet, a conditional use permit would be necessary (link). The applicant clarified that their current proposal does not exceed the 1000-foot limit, thus not requiring a conditional use permit (link).

Proposed Zoning Amendments Reviewed

The Board reviewed several proposed zoning amendments, agreeing to forward most for a public hearing.

  1. Permissive Ordinance Clarification: An amendment to explicitly state that uses not mentioned in the ordinance are prohibited, providing legal clarity for enforcement (link).
  2. Conflicting Standards: A provision to clarify that in cases of conflict between standards, the more restrictive standard shall apply (link).
  3. Definition Updates:
    • Changes to definitions, including removing “two-family residential unit,” adding “accessory dwelling unit” (ADU), and replacing “restaurant” with “food service establishment.”
    • The Board decided to separate the ADU and “food service establishment” definitions into individual warrant articles for public hearing due to their potentially controversial nature (link).
    • The “food service establishment” definition will align with state RSA language, covering only establishments requiring a food service license (link).
    • For ADUs, the Board clarified that while the town cannot restrict units to less than 750 square feet, it can set a maximum size of 950 square feet, as per state law, to prevent them from becoming full-sized homes (link). This will be reviewed by Town Counsel for precise wording.
    • The definition of “multi-family” will be changed to “three or more dwelling units” to align with building codes, rather than five or more (link).
    • The definition of “lot coverage” will be updated to include “impervious surfaces” (e.g., driveways, patios) in addition to buildings, ensuring a comprehensive 25% coverage limit (link).
  4. Political Signs: An amendment to clarify that political signs are not regulated by the town, aligning with state law (link).
  5. Zoning Map Amendment: An amendment to change the zoning map for the White Mountain Athletic Board from Special Civic to Village Print, which aligns with current activities and future flexibility (link).
  6. Temporary Fundraising Events: The proposed provision to allow temporary fundraising events in all zoning districts will be eliminated, as the revised “food service establishment” language is expected to address the underlying concerns (link).
  7. Single-Family Home Signage: The Board discussed a proposal to allow one temporary sign for single-family homes (e.g., “for sale” signs) to address current workarounds where residents obtain permanent sign permits for temporary use. This aims to give the Select Board discretion over such signs, which are currently prohibited (link). This will also proceed to public hearing.
  8. Short-Term Rentals (STRs) in ADUs: The Board confirmed that STRs will be prohibited in ADUs, with this provision moved to the STR section of the ordinance (link).

Capital Improvement Program (CIP) Discussion Postponed

A detailed discussion on the Capital Improvement Program (CIP) was postponed due to new information received and the need for further committee work. A special Planning Board meeting dedicated solely to the CIP is scheduled for December 18th at 6:00 PM (link). The goal is to finalize recommendations for the Select Board’s budget hearings by December 19th. Discussions also touched on improving the CIP process for future years, making it more proactive and interactive with department heads.

Minutes Approved

The Board approved the minutes from its November 13th, November 20th, November 24th, and December 1st meetings, with minor amendments for typos and clarifications (link).

The next Planning Board meeting is scheduled for December 16th at 6:00 PM, which will include the continuation of the public hearing for the Outdoor Adventure Zone application and public hearings on the proposed zoning amendments.