Mount Washington Resort Bretton Woods, NH. A New Planned Community based on New Urbanism Principles and the renovation of a Historic Resort
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1 Mount Washington Resort Bretton Woods, NH A New Planned Community based on New Urbanism Principles and the renovation of a Historic Resort
2 Personal Background Planner Work for for MWR 9 years Development Team Worked in North Carolina for 2 years Work as Town Property Planner; Owners RTP sprawl Association Coordinator, Foundation Coordinator and North Country Council RPC Sustainability Coordinator transportation, community, and regional Wanted planning the opportunity to implement good growth Big supporter of smart growth, new urbanism Best decision and sustainability I have made as and a worked planner to and educate have learned myself more and others about on the the planning importance profession these as a practices developer
3 Mount Washington Resort Property Overview Mt. Washington (6288 ) The resort is comprised of about 1,913 Acres Crawford Notch The Mount Washington Hotel The Bretton Arms The Lodge Bretton Woods Ski Resort Two Golf Courses Golf Clubhouse/ Nordic Center Livery Stables Waste Water Treatment Plants Rosebrook Water Company 500 Acres of Undeveloped Real Estate; 300 Developable Acres Closing occurred on June 22 nd 2006
4 Mount Washington Resort Property Overview Concept Plan approved by the Town of Carroll in 1989, and registered at the County, to allow for 1436 residential units within the property New ownership bought the Resort and the rights to develop as approved in the Concept Plan Big difference previous ownership had no Master Plan for developing the 1436 units. The new ownership has spent the past two years planning for the Resort development.
5 Vision for the Resort Premier Destination Resort for New England Incorporate New England Historic Architectural Precedents Create a four-season resort that attracts visitors of every age group Incorporate environmental educational activities for guests Balance development progress with the preservation of natural resources Encourage economic development to the region and job growth Create a legacy development Restore historic icons Be stewards of the environment Develop endearing places Create new and enduring traditions
6 Mount Washington Hotel Great Hall (Circa 1902)
7 Mount Washington Hotel Great Hall (Restored)
8 Mount Washington Hotel Spa & Meeting Space
9 Mount Washington Resort Master Plan
10 MWR Real Estate Master Plan Dartmouth Brook
11 MWR Real Estate Master Plan Dartmouth Brook Conservation Easement Mount Washington Resort Builder s Guild
12 MWR Real Estate Master Plan Dartmouth Brook Model
13 MWR Real Estate Master Plan Dartmouth Brook
14 MWR Real Estate Master Plan Dartmouth Brook
15 MWR Real Estate Master Plan Residential Style Precedents
16 Design Review Tools Pattern Book Lot Portfolios Design Guidelines Sustainability Guidelines MOUNT WASHINGTON RESORT RESIDENTIAL SUSTAINABILITY GUIDELINES Bretton Woods New Hampshire A Resort Community By Celebration Associates Mount Washington Resort RESIDENTIAL DESIGN M ANUAL
17 Mount Washington Resort Master Plan The Common Program Medical Facility (urgent care and orthopedic clinic) Canopy Tours Museum Weather Lab/ Sustainability Center Market Outfitter s Center Mixed-use Village Restaurants Retail Residential
18 MWR Real Estate Master Plan Village Common Common
19 MWR Real Estate Master Plan Village Common
20 MWR Real Estate Master Plan Village Common
21 So, how do you build a New Urbanist style community, complete with compact, mixed use development, narrow streets with on-street parking, and buildings that fit the architectural style of traditional New England Villages? You Don t! At least, not under conventional zoning. Article #3 Village Overlay District
22 Town of Carroll Village Overlay: Study Area
23 Village Overlay District Purpose & Benefits Applies only to RES 2 Zoning Districts in Bretton Woods It is consistent with the 1990 approved Bretton Woods Concept Plan Will permit more efficient layout of roads and buildings Will promote consolidation of land development instead of sprawl Will increase open space Encourages pedestrian-friendly village Promotes mixed commercial, retail and residential uses Encourages innovative transportation alternatives Allows the planning board more authority to approve well planned projects Ensures that the existing views, public safety, town services and the intent of the Overlay district is preserved Will remove the administrative burden on the ZBA on routine design requests Allow the planning board to rule on issues that effect aesthetics w/o the hardship burden
24 Proposed Ordinance Amendment Village Overlay District In this ordinance, the Planning Board is authorized to approve: Innovative parking solutions Flexible street standards Signage package Building height flexibility Protect the safety and welfare of the public Address the scenic qualities of the area, including viewsheds Will not adversely impact Town services Be consistent with the intent of the Village Overlay District
25 Village Overlay District Building Height
26 Village Overlay District Parking & Transportation Intent Allow for flexibility in parking standards including shared parking, reduction in parking requirements, overall transportation and traffic study which would consider alternative transportation systems Current zoning regulations encourages this type of development pattern.
27 Village Overlay District Parking & Transportation Village Overlay District encourages this type of development pattern.
28 Village Overlay District Roadway & Engineering Standards
29 Village Overlay District Signage Intent Allow for flexibility in sign standards so historical and traditional New England Signs can be implemented in the Village Overlay District.
30 Village Overlay District How to gain support Brought in Planning Consultants Brought in Planning/Design Firms Public Education Series Shared other innovative growth regulations Community Website
31 Lessons Learned How to Build New Urbanism, Sustainable and Smart Growth Communities Education Outreach Proving through development New Urbanism, Sustainable, Smart Growth Community The question still remains: What are we doing as planners to advocate for good development that stimulates the economy and provides good examples for growth? Who is educating to our planning boards and town officials? How do we encourage towns to change for a smarter, more sustained future and adopt the regulations to allow it to happen?
32 Stacey Doll, AICP
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