Planning Board Conditionally Approves Outdoor Adventure Zone Application

Waterville Valley, NH – The Planning Board convened on January 22, 2026, for a continuation of its public hearing and deliberation regarding the Outdoor Adventure Zone application submitted by Tyrell Development Company. The meeting’s primary objective was to review and finalize the conditions of approval for the proposed development, incorporating public and applicant feedback before moving into the deliberation phase.

The Board outlined a structured process for the meeting, first soliciting public comment on each proposed condition, followed by input from the Applicant. Once public input concluded, the hearing would close, allowing the Board to deliberate internally, accept or modify conditions based on evidence, and then vote on each. This process aimed to lead to a final decision of approval, approval with conditions, or denial. (link)

The following conditions were discussed and, in some cases, amended:

Construction Management The first condition, requiring the submission of a construction schedule and contact information for the project representative to the town prior to work commencement, was accepted without discussion. This is a condition precedent, meaning it must be satisfied before construction or operation begins. (link)

As-Built Plan Requirement A condition requiring the Applicant to submit an as-built site plan within 60 days of construction completion, accurately depicting all site improvements, utilities, grading, buildings, structures, and activity areas, was accepted without amendment. This is a condition subsequent, requiring ongoing compliance. (link)

Erosion and Stormwater Management The Board approved a condition mandating that all required erosion control measures and stormwater management plans be installed prior to construction, maintained throughout the process, and remain effective upon project completion. (link)

Landscaping and Buffering Discussion arose regarding the preservation of existing trees and buffering. A Resident inquired about the feasibility of transplanting mature trees, to which the Applicant responded they would look into it but were comfortable with the current language. (link) Another Resident requested clearer demarcation of town property lines to protect trees. The condition was amended to explicitly state that existing buffering between the adventure zone and abutting properties, “as well as the property line,” shall be photographically documented, preserved, or enhanced. It also requires replacement of trees damaged along Corcoran Pond and replacement of any newly planted trees that die within three years. (link)

Emergency Access and Safety Concerns were raised by a Select Board member regarding emergency access, referencing previous comments from the Director of Public Safety. The Select Board member advocated for plan revisions to address these concerns before final plan signing. (link) The Applicant, however, preferred that minor adjustments be reflected in the “as-built” plan, stating the current design meets code and they would work with public safety officials on practical considerations. (link) The Board ultimately leaned towards the “as-built” approach for these minor tweaks, accepting the condition as drafted. (link)

State and Federal Permits This condition, requiring the Applicant to submit copies of all necessary state and federal permits or approvals, was amended to be a “condition precedent,” meaning these permits must be secured and submitted before the Planning Board signs the final plan, rather than prior to building permit issuance. (link)

Operation and Maintenance of Recreational Elements The condition outlining the operation and maintenance of recreational facilities was clarified to state that the hours of operation for the Outdoor Adventure Zone “shall be those represented by the applicant in the application.” Seasonal closures and procedures for modifying hours were also included. (link)

Approval Expiration The period for substantial construction commencement was reduced from five years to “three years” from the date of approval. Requests for extension may be submitted prior to expiration. (link)

Performance Bond A condition requiring a performance bond to guarantee the completion of erosion control, drainage systems, and underground utilities was discussed. It was confirmed that the Planning Board would determine the bond amount based on detailed cost estimates provided by the Applicant. (link)

Plan Changes This condition was amended to specify that any changes to the approved plan, including color changes for the aerial course, would first require review by “town staff.” If deemed necessary, additional review and approval by the Planning Board would then be required. (link)

Environmental Protection A condition requiring the Applicant to minimize tree removal and retain as many existing mature trees as possible, especially those documented in submitted landscape data plans, was accepted without further amendment. (link)

Conditional Clause A standard conditional clause outlining that failure to comply with approval conditions could result in revocation or enforcement action was accepted without discussion. (link)

Compliance with Other Regulations A general condition requiring the Applicant to comply with all applicable federal, state, and local laws, ordinances, codes, rules, and regulations, including Waterville Valley’s zoning and noise ordinances, state building codes, and life safety codes, was accepted. (link)

Parking The parking condition generated extensive discussion. A Board member provided a detailed overview of the town’s parking ordinance and the history of the parking debate for this project, advocating for independent third-party monitoring of parking. (link)

The Select Board formally requested that monitoring be conducted by a third party, paid for by the Applicant, and that a clear metric for “insufficient parking” be defined, along with a pre-defined solution secured by a performance bond. (link)

The Applicant offered to collect raw drone photography data of parking lots and provide it to the Board, allowing the town to decide if a third-party analysis was needed. They emphasized their commitment to addressing any parking issues to ensure customer satisfaction. (link)

After considerable debate, the Board decided to amend the condition to require the Applicant to monitor parking and report to the Planning Board “after 12 months and 24 months of operation.” The condition also states that if reports indicate insufficient parking, the Applicant shall present a plan for addressing it, which “may include, but is not limited to” shuttling guests, building additional parking spaces, or adjusting hours/days of operation. The Board opted not to mandate a third-party monitor at this stage, allowing the town to review the raw data provided by the Applicant and decide on further analysis if needed. The Board also decided against defining “over parking” or a ready-to-implement solution upfront, preferring to address solutions after monitoring data is collected. (link)

Easements A condition ensuring that all site improvements are designed and constructed not to interfere with existing easements (parking, access, utility, drainage) was accepted. Any proposed encroachment or alteration would require written approval from the easement holder and submission to the Planning Board. (link)

Deliberation and Final Vote Following the public hearing, the Planning Board entered deliberation. After reviewing each condition and its amendments, the Board proceeded to vote on each condition individually. All conditions, as amended, were approved by a 6-0 vote, except for the parking condition (number 14), which passed with a 5-1 vote.

Finally, a motion was made and seconded to conditionally approve the site plan application by Tyrell Development Company, subject to the 15 conditions of approval as discussed and amended. The motion passed with a 6-0 vote. (link)

The Applicant expressed gratitude to the Planning Board for their work throughout the process, acknowledging the significance of the project for the town.