Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Campground Expansion topic
No spam. Unsubscribe anytime.
Prospective owner proposes 40-site expansion at Willey Brook Campground; Planning Board flags zoning review
Summary
At the Feb. 17 Wolfeboro Planning Board meeting, prospective owner Leary Chase proposed adding 40 sites to Willey Brook Campground. Board members said the campground is a nonconforming use and directed the applicant to seek ZBA review, provide a survey with wetlands delineation, and consult Planner Shanna Saunders.
Leary Chase, who identified himself as the prospective owner of Willey Brook Campground, told the Wolfeboro Planning Board on Feb. 17 that he wants to add 40 sites to the existing 60-site seasonal campground.
The proposal drew questions from board members about how the town’s 25% expansion rule applies to nonconforming uses. "The Planning Board cannot approve this as it is because it is a nonconforming use and campgrounds are not allowed in the district," said Roger Murray, a Planning Board member, noting the zoning ordinance constraints that limit what the board can authorize.
Board members also discussed technical and permitting items the applicant must resolve before a formal submission. Julie Jacobs asked whether the new sites would be gravel or paved and whether there would be water at each site; Chase said the sites are gravel and explained that septic capacity is allocated by a formula dividing a set number of sites per septic system. Vaune Dugan told the applicant that state well and septic permits are a separate requirement and that the Planning Board needs to determine which base the 25% expansion should be calculated from (impervious area versus area used by campsites).
Chase said the existing campground occupies about 8 of the property’s 68 acres and that a wetlands delineation would likely require waiting until snowmelt; he said he expects delineation around May or June. He also said the Town’s Technical Review Committee (TRC) reviewed the concept and "saw no issues." The applicant said he plans to meet with the Zoning Office and with the engineer Dave Cluff of Fox Engineering to prepare a surveyed plan with wetlands shown.
Members advised next steps. Vaune Dugan suggested Chase contact Planner Shanna Saunders to confirm which base to use for the 25% calculation and to identify materials needed for the Zoning Board of Adjustment (ZBA) review. Paul O’Brian recommended Chase find out precisely why the ZBA requested his appearance and what relief he is seeking. Roger Murray told the applicant the board will need a survey plan with any wetlands delineated when he returns for a formal application and pointed to section 173:15 of the town ordinance as a reference for required plan elements.
Chase is scheduled to appear before the Zoning Board of Adjustment on March 3, 2026, and to return to the Planning Board on March 4, 2026. The board closed the pre-consultation after directing Chase to obtain a surveyed plan with wetlands delineation and to consult the planner and his engineer about the computations needed to demonstrate compliance with the expansion standard.
The meeting also briefly noted a draft on Class Six Roads prepared by Planner Shanna Saunders that the board decided must go to town counsel before presentation. The Planning Board adjourned at 7:31 PM.
