depot square unified downtown development project special permit application

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April�30,�2012�

Depot�Square��

Unified�Downtown�Development�Project�

Special�Permit�ApplicaƟon�

Depot�Square��Unified�Downtown�Development�Project��

2� April�30,�2012�

Beginning� in�midͲ2010,� Renaissance�Downtowns� at�Bristol�LLC,�the�City�of�Bristol,�the�Bristol�Downtown�Development� CorporaƟon,� and� the� Bristol�Community,� including� the� 2000+� Bristol� Rising�Members,�collaborated�in�a�comprehensive�planning�process�resulƟng�in�the�submission�and�approval�of�a�Concept�Plan�for�the�development�and�revitalizaƟon�of�downtown.���

Since� the�October�11,�2011�Concept�Plan�approval,�Renaissance� has� conƟnued� to� work� with� the�community,�as�well�as�City�staī,�to�move�the�vision�of� a� revitalized� Bristol� forward.� � As� an� iniƟal� step,�Renaissance�worked�with� the� Planning�Department�and� land� use� commissions� to� draŌ� zoning�amendments� to� the� Downtown� Business� Zones�(BD1/BD2)� regulaƟons� in� an� eīort� to�make�minor�refinements� that�will� allow� for� the� implementaƟon�of� the� shared� vision� conceived.� Among� the�amendments� made� to� the� zoning� regulaƟons� was�the� creaƟon�of�a� special�permit� Ɵtled,� “the�Unified�Downtown� Development� Project.”� This� special�permit� builds� upon� the� large� site� provision� that�previously�existed� in� the� regulaƟons�and�allows� for�certain�zoning�modificaƟons�and�the�implementaƟon�of�well�conceived�large�scale,�development�projects.�

As�a�result�Renaissance�has�prepared�the�necessary�documents�for�submission�to�the�Zoning�Commission��for�a�special�use�permit,�to�allow�a�Unified�Downtown�Development�Project�on�the�Depot�Square�site.���

The�mixed� use� project� being� proposed� includes� retail,� residenƟal,� oĸce,� hospitality,� and� related� parking�infrastructure,�all�exisƟng�within�the�scope�of�the�project,�along�with�major�public�spaces�which�serve�as�civic�gathering�places.� It� is�the�goal�of�Renaissance�that,�through�providing�an�appropriate�mix�of� land�uses�and�site� elements� that� promote� vibrancy� and� acƟvity,�Depot� Square�will� serve� as� the� catalyst� for� the� overall�revitalizaƟon�of�downtown�Bristol.���

Sincerely�,�

Ryan�Porter,�Vice�President�of�Planning�and�Development�Renaissance�Downtowns�LLC.�

� Ͳ�Downtown�Study�Boundary�

� Ͳ�Depot�Square�Boundary�

Figure�1�Key�map�locaƟng�site�in�downtown�context��

Figure�2�Birds�eye�photograph�of�site��

3�

The� index� below� indicates� the� pages� that� provide� for� the� requirements� of� a� Unified� Downtown�Development�Project�Special�Permit�applicaƟon,�as�outlined�in�the�City�of�Bristol�Zoning�RegulaƟons,�SecƟon�VI.�C.� 9.� Each� secƟon�outlines� a� specific� submission� requirement� and� for� enhanced� visual�clarity�purposes�several�secƟons�have�a�corresponding�11x17�large�format�map,�if�indicated�as�having�an�Appendix.�

ApplicaƟon�SecƟon� Page�� Appendix�

ExisƟng�CondiƟons�Survey�� 4� C�

Conceptual�Site�Plan� 6� A�

Land�Uses�� 8� N/A�

Ground�Floor�Uses�� 8� N/A�

Building�Heights�and�Typologies�� 10� N/A�

Streets�Plan� 12� N/A�

Public�Space�Plan� 13� N/A�

Parking�Layout� 14� N/A�

Phasing�Plan� 16� N/A�

Architectural�Character� 20� B�

Requested�ModificaƟons�� 22� N/A�

Depot�Square��Unified�Downtown�Development�Project��

4� April�30,�2012�

ExisƟng�CondiƟons��

The�below�images�display�the�ExisƟng�CondiƟons�of�the�Depot�Square�Site�including�a�site�aerial�photograph�and�a�variety�of�eye�level�photographs.��

(1)�Site�view�from�Main�St.�looking�west�

(2)�Site�view�from�Center�St.�looking�south/east�

(3)�Site�view�from�Riverside�Ave.�looking�north/east�

(4)�View�of�site�frontage�on�Main�St.�

Riverside�Avenue��

North�M

ain�Street�

Main�Street��

Figure�3��Aerial�photograph�of�the�proposed�site��

2�

3� 1�

4�

5�

Figure�4.��ExisƟng�condiƟons��survey��

This�survey�documents�a�total�area�of�16.91�acres�which�saƟsfies�the�12�acre�requirement�of�SecƟon�VI.�C.�9.�a.�

Maps�26�and�30�Parcel�C�owned�by�the�City�of�Bristol�totaling�16.6�acres�

Maps�26�and�30�Parcel�CͲA�owned�by��McDonalds�CorporaƟon�totaling�.31�acres��

For�Full�survey�see�accompanying��Appendix�C�

Depot�Square��Unified�Downtown�Development�Project��

6� April�30,�2012�

Conceptual�Site�Plan�

Proposed�Buildings��

Structured�Parking��

Plazas�and�Courts��

Public�Space�

Riverside�Avenue��

North�M

ain�Street�

Main�Street��

Figure�5�Conceptual�Site�Plan��

Depot�Street�Laurel�

Street�

7�

Conceptual�Site�Plan�for�Depot�Square��The� Conceptual� Site� Plan� for�Depot� Square� (see� Figure� 5)� is� the� result� of� a� collaboraƟve� planning� eīort�between� the� City� of� Bristol,� Bristol� Residents� (Bristol� Rising)� and� Stakeholders� and� the� Renaissance�Downtowns� team.�The�plan� includes�a� total�of� �22�buildings�containing�a�mix�of�uses� to�be�built� in�phases�described� later� in�this�submission.� �The�Depot�Square�Plan�has�been�conceived�with�the� intent�of�creaƟng�a�pedestrian�friendly�downtown�that�provides�the�opportunity�for�a�live,�work,�shop�and�play�environment.�The�design�principals�used�in�the�site�plan�layout�will�return�Downtown�Bristol�to�its�proud�past�as�a�bustling�city�center�that�can�be�enjoyed�by�both�residents�and�visitors�alike.�Buildings�are�posiƟoned�along�the�sidewalks,�creaƟng�a�street�wall�that�provides�for�vibrancy�and�walkability�throughout�the�development.�Outlined�below�is� the� total� program� breakdown� of� planned� uses� on� the� Depot� Square� site.� The� Conceptual� Site� Plan’s�residenƟal� components� support� and� compliment� the� planned� retail� and� commercial� aspects� of� the� plan.�When�a�mix�of�uses�are�developed�simultaneously,�the�economic� feasibility�of�each� individual�use� is�highly�enhanced.�Another�integral�component�for�a�vibrant�downtown�which�is�included�in�the�Conceptual�Site�Plan�are�public�spaces�such�as�the�Depot�Square�Piazza,�the�community�supported�public�amenity��as�indicated�by�the�2000+�Bristol�Rising�community.��

Examples�of�typical�commercial�street�wall�condiƟons��

*�Program�numbers�are�rounded�for�display�purposes�

Depot�Square��Unified�Downtown�Development�Project��

8� April�30,�2012�

Land�Uses� Ground�Floor�Uses�

ResidenƟal��

Retail� Retail�ResidenƟal�

Civic�

Oĸce�

Hotel�

Civic�

Oĸce��

Hotel�

Mixed�Use��(ResidenƟal/Retail)�

Structured�Parking��

Structured�Parking�

Figure�6�Land�Use�Diagram�� Figure�7�Ground�floor�use�diagram��

Riverside�Avenue��

North�M

ain�Street�

Main�Street��

Riverside�Avenue��

North�M

ain�Street�

Main�Street��

Depot�Street�

Depot�Street�

Laurel�

Street

Laurel�

Street

9�

Land�Use�and�Ground�Floor�Uses�As�illustrated�in�the�land�use�diagram�(see�Figure�6),�the�majority�of�the�planned�environment�on�the�Depot��Square�site�is�made�up�of�mixedͲuse�buildings.��This��method�of�layering�appropriate�complementary�uses��is�essenƟal� in� creaƟng� a�walkable� downtown�which� promotes� vibrancy.�Of� the� 22� buildings� in� the� plan,� 8�buildings�are�mixedͲuse�(residenƟal�&�retail),�7�buildings�are�residenƟal,��1�building�is�retail�only,�1�is�an�oĸce�building,�1� is�a�bouƟque�hotel,�2�parking�structures,�1�transit�facility�(civic),�and�1�small�accessory�building.�PosiƟoning�mixedͲuse�buildings�along�the�edges�of�the�site�provides�for�constant�acƟvity�on�North�Main�St.,�Main�St.,�and�Riverside�Ave.�(see�Figure�7)�These��structures�are�then�supported�by�open�space�elements�that��will�serve�as�host�to�street�level�interacƟons�and�acƟvity.��

One�of� the�most�vital� components� to�any� successful�downtown� is� street�vibrancy,�which� can�be�achieved�through�creaƟng�the�proper�concentraƟons�of�street�level�uses�within�the�new�buildings.��A�variety�of�ground�floor�establishments�will� further�enhance�street�vibrancy�by�creaƟng�disƟnct�urban�nodes,�each�with� their�own�character�and�appeal.�The�ground�floor�uses�diagram�(see�Figure�7)�shows�how�the�planned�street�level�area� will� be� divided� among� the� proposed� uses.� These� uses� include� retail� space,� commercial� oĸces,�residenƟal�units,��and�hospitality�services,�which�are�all�supported�by�several�areas�of�surface�and�eventually�structured� parking� as� phases� are� implemented.� Retail,� commercial,� oĸce,� and� hospitality� uses� line� the�perimeter� of� the� site� and� planned� Piazza� to� encourage� a� lively� environment� along� those� nodes� of� the�development.�The�interior�of�the�site�along�the�proposed�new�Depot�St.,�is�more�focused�on�a�disƟnct�series�of�residenƟal�addresses�that��interact��with�smaller�neighborhood�commercial�and�transit�uses.�

At�the�corner�of�Riverside�Ave.�and�the�planned�new�Depot�Street,�lies�a�125�key��BouƟque�Hotel.�This�hotel�with�frontage�along�Riverside�Ave.,�Depot�Street�and�the�planned�Piazza,�will�act�as�a�key�driver�of�acƟvity�throughout�Downtown�Bristol.�An�addiƟonal�anchor�to�the�mix�of�uses�in�the�planned�Depot�Square�Unified�Downtown�Development�Project,�is�a�113,000�square�foot�oĸce�building.��Located�at�the�corner�of�Riverside�Ave.�and�North�Main�St.,�the�Depot�Square�oĸce�building�will�service�as�a�center�for�businesses�that�desire�to�locate�in�a�revitalized�downtown.�The�strategic�locaƟon�of�the�oĸce�building�also�gives�this�component�of�the�development�a�direct�connecƟon�with�the�already�exisƟng�civic�buildings�directly�across�North�Main�Street.�These� civic�buildings�add�a�vital� component� to�downtown,�and�properly�engaging� them� further�promotes�vibrancy�and�walkability.� �These� layers�of�uses�bring�together�the�essenƟal�elements�that�are�necessary�for�sustaining� longͲterm� economic� success,� while,� at� the� same� Ɵme,� serve� as� a� potenƟal� catalyst� for�revitalizaƟon�throughout�the�remainder�of�downtown.��

Depot�Square��Unified�Downtown�Development�Project��

10� April�30,�2012�

Building�Heights��

1Ͳ3�Stories�

4Ͳ6�Stories�

7Ͳ9�Stories�

1Ͳ3��7Ͳ9�

4Ͳ6�

The�majority�of�the�proposed�buildings�will�fall�in�the�4Ͳ6�story�range�with�two�1Ͳ3�story�structures�and�three�landmark�midrise�buildings�highlighƟng�

important�corners�on�the�site�

Riverside�Avenue��

North�M

ain�Street�

Main�Street��

Figure�9�Examples�of�typical�building�typologies��Figure�8�Building�heights�diagram�

Depot�Street�

Laurel�

Street

11�

Building�Heights�and�Typologies��In�addiƟon� to�a�variety�of� land�uses�and�building�uses,�an�array�of�building� types� is� important� to�create�a�disƟnct�desƟnaƟon.�(See�Figure�9)�By�creaƟng�buildings�of�diīering�heights�and�bulks,�the�built�environment�gains� levels� of� character� and� excitement� which� will� set� Depot� Square� apart� from� the� surrounding�neighborhoods,�while�remaining�within�the�appropriate�scale�of�the�exisƟng�context�of�downtown�Bristol.��

As� illustrated� in� the� building� heights� diagram� (See� Figure� 8),�most� of� the� proposed� structures� on�Depot�Square�range�between�four�and�six�stories.�Strategically�located��throughout�the�proposed�project�are�several�smaller� buildings,�where� appropriate,� and,� as� in�many� downtowns,� there� exists� a� few�marquis� buildings�which�rise�above�the�rest.��

In� addiƟon� to� a� variety� of� building� heights,� horizontal� modulaƟon� of� building� facades� adds� to� the�architectural�interest�of�the�proposed�development.�Upper�floor�courtyards,�balconies,�and�stepͲbacks�allow�for�appropriate�concentraƟons�of�uses,�while�keeping�the�building�masses�and�scales�at�levels�which�are�most�suitable� for� downtown.� The� assortment� of� typologies� allow� for� human� interacƟon�with� building� facades,�further�adding�to�the�idea�of�placemaking�within�downtown.��

Major�public� spaces,� such�as� the�piazza,�also�benefit� from� these� typology� variaƟons�by� strengthening� the�connecƟon�between�the�built�environment�and�the�public�realm�interwoven�through�the�project�on�mulƟple�levels.�

Example�of�a�typical�courtyard�style�building�� Example�of�a�typical�street�wall�condiƟon��

Depot�Square��Unified�Downtown�Development�Project��

12� April�30,�2012�

Streets�Plan��A�variety�of�street�types�adds�to�the�vibrancy�of�a� neighborhood,� in� a� similar�manner� to�mixed�uses� and� building� typologies.� As� part� of� � any�large�scale�development,� internal�streets� to� the�development� are� being� proposed.� CreaƟng�proper� street� types,� an� example� of� which� is�below,� is� essenƟal� to� the� success� of� the�development.� The� interacƟon� between� streets,�sidewalks,� and� buildings� is� one� of� the� most�essenƟal� elements� to� a� vibrant� walkable�neighborhood.� It� is� essenƟal� to� create� street�typologies� that� serve� not� only� the� automobile,�but� also�pedestrians� and�bicycles� in� a� safe� and�accessible�manner.�The�introducƟon�of�onͲstreet�parking,� properly� placed� crosswalks,� bike� lanes�and� curb� bumpͲouts,� assist� in� the� creaƟon� of�“Complete� Streets”� that� serve� all� modes� of�transportaƟon.� �The�streets�proposed�on�Depot�Square�will� allow� for� access� to� all� areas� of� the�site,� as�well� as� creates� connecƟons� to� interior�areas�of�commercial�acƟvity�and�parking.��

Streets�

New�Private�Streets�

Riverside�Avenue��

North�M

ain�Street�

Main�Street��

Figure�10�Proposed�streets�diagram��

Typical�street�secƟon��Example�of�a�complete�street��

Depot�Street�

Laurel�

Street

13�

Public�Spaces�In�addiƟon�to�the�piazza,�the�top�“like”�recipient�in�Renaissance’s� crowdsourced� placemaking�partnership�eīort�(Bristol�Rising)�the�UDDP�Plan�for�Depot�Square�calls�for�a�myriad�of�accessible�public�spaces,�such�as�greenways,�small�lawns�and�plazas.�Tree� lined�streets�and�water�elements�also�add� to�the� street� level� public� space� plan.� AddiƟonal�examples� of� green� space� elements� come� in� the�form� of� upper� floor� courtyards� and� gardens�throughout� the� built� environment.� Public� spaces�not�only� serve�as�gathering�places�but�are�also�an�integral�part�in�the�sustainability�of�the�downtown,�as� they� can� provide� soluƟons� for� issues� such� as�storm� water� management.� Figure� 11� indicates�some�of�the�variety�of�public�spaces�in�the�planned�development.�

Public�Spaces�

Proposed�Open�Space��

Proposed�Plazas�&�Courts�

Riverside�Avenue��

North�M

ain�Street�

Main�Street��

Figure�11�Public�Space�Diagram�

Proposed�North�Main�Street�Greenway�(3)� Proposed�Piazza�(1)�and�Pedestrian�Mews�(2)��

1�

2�

Depot�Street�

Laurel�

Street�

3�

1�

2�3�

Depot�Square��Unified�Downtown�Development�Project��

14� April�30,�2012�

Oī�Street�Parking��

Proposed�Structured�Parking�

Proposed�Surface�Parking��

On�Street�Parking��

Parallel�Parking��

Angled�Parking��

Riverside�Avenue��North�M

ain�Street�

Main�Street��

Figure��12�On�street�parking�diagram��

Riverside�Avenue��

North�M

ain�Street�

Main�Street��

Figure�13��Oī�street�parking�diagram��

Proposed�Garages�under�Buildings��

Loading�Zones�

Depot�Street�

Depot�Street�

Laurel�

Street�

Laurel�

Street�

15�

Parking�Layout��Parking� is�an� integral�part�of�any�project,�and� the� revitalizaƟon�of�Downtown�and�development�of�Depot�Square� is� no� diīerent.� Appropriate� locaƟons� and� configuraƟons� of� parking� spaces� are� essenƟal� for� a�successful� downtown.� Both� onͲstreet� and� oīͲstreet� parking� opƟons� are� planned� as� part� of� this� Unified�Downtown�Development�Project.��

The�onͲstreet�parking�porƟon�of�this�proposal�is�a�key�element�in�promoƟng�acƟve�streets.�These�spaces�give�direct�access�to�ground�floor�retail�and�commercial�establishments.�The�onͲstreet�spaces�being�proposed�are�envisioned�in�both�parallel�and�angled�configuraƟons,�depending�on�the�widths�of�the�streets�and�the�types�of�uses�they�serve.�Reverse�angle�parking�can�be�an�ideal�configuraƟon�for�serving�retail�uses,�as�the�trunk�of�any�given�vehicle�is�close�to�the�sidewalk�in�this�arrangement.�This�greatly�increases�safety�for�people�loading�or�unloading�items�into�or�out�of�a�vehicle.�In�addiƟon,�the�safety�of�drivers�is�also�much�greater�upon�exiƟng�the�space,�due�to�increased�lines�of�sight.��

OīͲstreet�parking�structures�also�are�necessary�to�serve�more�longͲterm�users�of�buildings�on�site.�There�is�a�total�of�two�freeͲstanding�structured�parking�faciliƟes�planned�as�part�of�the�Depot�Square�revitalizaƟon.��In�addiƟon�to�freeͲstanding�structures,�the�plan�calls�for�several�buildings�to�contain�parking�within�the�building,��or�on�surfaces�behind�the�building,�but�in�all�cases�of�oīͲstreet�parking,�these�spaces�are�concealed�so�as�not�to� deteriorate� the� pedestrian� friendly� downtown� environment�while�minimizing� � the� space� used� for� the�automobile.�Considering� the� costs� associated�with� structured� parking,� the� plan� calls� for� phasing� that�will�allow� for� expensive� structures� to� be� built� later� in� the� development,� taking� advantage� of� surface� parking�opportuniƟes�in�the�early�phases,�as�demonstrated�in�the�phasing�plans�on�the�following�pages.�

Interior�of�a�typical�parking�structure��

Example�of�typical�reverse�angle�parking�� Example�of�typical�parallel�parking���

Example�of��typical�parking�structure����

Example�of��lined�parking�structure����

Depot�Square��Unified�Downtown�Development�Project��

16� April�30,�2012�

�Depot�Square�Project�Phasing��

Phase�1��

Phase�2��

Phase�3��

Phase�4�

Typical�Project�Phasing��

Vacant�Land�

New�ConstrucƟon��

Public�space�

Surface�Parking��

Previously�Developed�Buildings�

Structured�Parking��

Roads��

Riverside�Avenue��

North�M

ain�Street�

Main�Street��

Figure��14�Typical�project�phasing�diagram���

Figure��15�Depot�Square�phasing��diagram���

Depot�Street�

Laurel�

Street�

17�

Phasing�Plan��Phasing� is� an� integral� part� of� any� large� scale� development,� such� as� the� Depot� Square� revitalizaƟon.�ConstrucƟon�Ɵmelines,�financial�constraints,�and�absorpƟon�rates�all�contribute�to�the�need�for�appropriate�phasing.�Renaissance�Downtowns�anƟcipates�this�project�be�developed�in�a�total�of�four�phases�throughout�an� 8� to� 10� year� period� beginning� in� 2013.� Each� stage� of� development� has� been� selected� to� strategically�stagger� construcƟon� acƟvity�while� allowing� each� phase� to�work� independently� at� first� and� then� become�integrated�with�the�commercial,�residenƟal,�civic,�pedestrian�and�parking�acƟviƟes�of�previous�phases.�Given�the� dynamic� nature� of� commercial,� residenƟal� and� hospitality� real� estate� markets,� the� availability� of�financing,� the� capital� requirements� for� structured�parking�and�other� changing�market� factors,� the� specific�placement,�final�dimensions�and� sequence�of�certain�buildings� require� so�flexibility�and�uses�may�need� to�adjust�during�upcoming�phases�to�respond�to�the�current�market�condiƟons.��

As� demonstrated� in� the� general� diagrams� in� Figure� 14,� phasing� plans� require� the� strategic� placement� of�buildings,�temporary�surface�parking,�streets,�infrastructure�and�permanent�parking�during�each�construcƟon�phase.�As�shown�more�specifically�on�the�Depot�Square�Phasing�Plan�on�Figures�15�to�19�this�plan�provides�a�coordinated� strategy� for� the� locaƟon� for� buildings,� streets,� public� spaces,� sidewalks� and� parking.� It� is�anƟcipated� that�early�phases�will�place�greater�emphasis�on� temporary�parking�and�surface�parking,�while�later�phases�will�rely�more�heavily�on�structured�parking�and�onͲstreet�parking.�As�provided�for�in�ordinance�SecƟon�VI.C.10.a.(5),� the� locaƟon�of� temporary�parking�may�not� fully� comply�with� the�parking�placement�standards�during�interim�phases,�however�when�completed�all�parking�is�planned�to�comply�with�the�parking�placement�standards.�Each�development�phase�will�provide�addiƟonal�placemaking�opportuniƟes�including�a�variety� of� civic� places� and� buildings� framing� a� connected� network� streets� and� treeͲlined� sidewalks� and�greens.�

Internal�streets�and�other�elements�of�supporƟng�infrastructure�will�be�constructed�as�necessary�to�support�the�progression�of�the�overall�construcƟon.�Of�these�elements,�streets�and�public�sidewalks�are�perhaps�the�most� important� for�promoƟng� street�vibrancy�and�walkability.�Properly�designed� streets�and� sidewalks� to�create�the�necessary�traĸc��calming�and�pedestrian�streetscape�ameniƟes�are�essenƟal�to�creaƟng�a�sense�of�safety�and�security�as�well.�

Each�phase�adds�disƟnct�characterisƟcs�that�will�make�Depot�Square�a�great�place�to� live,�work,�shop,�and�play.� The� layering� of� uses� throughout� the� mixedͲuse� revitalizaƟon� ensures� that� achieving� the� goals� of�walkability� and� vibrancy� are� possible� in� the� early� and� intermediate� phases� of� the� project.� The� overall�character�will�allow�the�project�to�appear�as�one�upon�compleƟon,�even�though�in�reality,�a�carefully�thought�out� long� term�phasing� plan�will�be� implemented� and� is� essenƟal� to� the� success� and� sustainability�of� the�project�being�proposed.��

Depot�Square��Unified�Downtown�Development�Project��

18� April�30,�2012�

Phase�2�Phase�1� �

LEGEND� �

Phase�Boundary�

New�Buildings�

Temporary�Parking�����TP�

TP�

Riverside AvenueRiverside AvenueRiverside Avenue

North M

ain StN

orth Main St

North M

ain St

Main St

Main St

Main St

Depot S

treetD

epot Street

Depot S

treet

Laurel StLaurel StLaurel St

LEGEND� �

Phase�Boundary�

New�Buildings�

Temporary�Parking�����TP�

Structured�Parking������SP�

TPTPTP���

TPTPTP���

TPTPTP���

SPSPSP���

Riverside AvenueRiverside AvenueRiverside Avenue

North M

ain StN

orth Main St

North M

ain St

Main St

Main St

Main St

Depot S

treetD

epot Street

Depot S

treet

Laurel StLaurel StLaurel St

Phase� 1�will� conƟnue� the� reinvestment� in� the�Main�Street� retail� corridor� iniƟated� by� the� City� with� the�recently�completed�streetscape�improvements�making�this�area�the�most�logical�place�to�begin�construcƟon.�This�phase�will�relocate�McDonald’s�to�new�faciliƟes�at�the�northern�porƟon�of�the�site�while�new�residenƟal�and� mixed� use� buildings� are� built� on� Main� Street�facing� the�exisƟng�historic� � � commercial�buildings.�A�new�Piazza�will�be�created�to�the�west�of�the�Main�St.�buildings�creaƟng�a�dynamic�public�plaza�and�central�gathering� place� for� Bristol’s� downtown� oīering� a�variety� of� civic,� dining,� shopping� and� living�opportuniƟes.� A� planned� bouƟque� hotel�will� further�enhance�the�vibrant�acƟviƟes�scheduled�for�this�phase�by� providing� a� prominent� address� on� Riverside�Avenue.�

Phase� 2� will� bring� development� westward� and�northward�along�North�Main�Street�and�the�new�Depot�Street.� This� phase� will� feature� storefronts� along�Riverside� Avenue� and� North�Main� Street,� with� upper�floor�residences,�a�landmark�oĸce�building�defining�the�prominent�corner�at�North�Main�and�Riverside�as�well�as�a� parking� structure� in� the� center� of� the� block� as� the�need� for� parking� increases� and� the� economics� of�structured� parking� perhaps� becomes� viable.� In�cooperaƟon� with� the� City� and� adjoining� property�owners,�the�streets�of�Riverside�Avenue�and�North�Main�Street� are� planned� to� � be� transformed� with� new�landscaped�medians,� texture� paved� turning� lanes� and�crosswalks,�angled�and�parallel�parking,�street�trees�and�pedestrianͲoriented� street� lighƟng.� A� linear� greenway�storefronts� along� North� Main� Street� will� create� a�welcoming�sign�that�Bristol’s�Downtown�has�once�again�become�the�civic,�pedestrian�&�shopping�desƟnaƟon�for�the�City.�

Figure�16�Phase�1�plan�� Figure�17�Phase�2�plan��

19�

Phase�4�Phase�3�LEGEND� �

Phase�Boundary�

New�Buildings�

Temporary�Parking�����TP�

Podium/�Parking���������PP�

LEGEND� �

Phase�Boundary�

New�Buildings�

Structured�Parking������SP�

Podium/�Parking���������PP�

TPTPTP���

SPSPSP�

PPPPPP���

PPPPPP�

PPPPPP�

PPPPPP�

PPPPPP�

PPPPPP�

North M

ain StN

orth Main St

North M

ain St

Main St

Main St

Main St

Depot S

treetD

epot Street

Depot S

treet

Laurel StLaurel StLaurel St

North M

ain StN

orth Main St

North M

ain St

Main St

Main St

Main St

Depot S

treetD

epot Street

Depot S

treet

Laurel StLaurel StLaurel St

Phase�1� Phase�2� Subtotal�Phase�1�&�2�

Phase�3� Subtotal�Phase�1,�2,�&�3�

Phase�4� Total� Program�Use�

ResidenƟal� *Approx.� 230� 290� 520� 330� 850� 150� 1,000� Residences�Retail� *Approx.� 26,000� 15,000� 41,000� 25,000� 66,000� 7,000� 73,000� Gross�SF�Oĸce� *Approx.� 0� 113,000� 113,000� 0� 113,000� 0� 113,000� Gross�SF�Hotel� *Approx.� 125� 0� 125� 0� 125� 0� 125� Rooms/�Suites�

Parking�

OīͲStreet� 390� �� 320� �� 300� �� 80� Spaces�Provided�OnͲStreet� 100� �� 230� �� 320� �� 320� Spaces�Provided�

Structured/�Podium/�Under�Building�

0� �� 380� �� 630� �� 1,130� Spaces�Provided�

Approx.�Total� 490� 440� 930� 320� 1,250� 280� 1,530� Spaces�Provided�

Program�Summary�by�Phase�

Phase�3�will�complete�the�retail�storefront�experience�along� North� Main� Street� and� provide� addiƟonal�vibrancy� to� the� downtown.� The� introducƟon� of�podium�parked�buildings�is�also�planned�for�this�phase�of� the�project.� �Most�of� the�green�spaces,�street�and�traĸc� enhancements,� street� trees� and� sidewalk�enhancements�will�be�completed�along�North�Main�St.�and�Depot�Street.�

Phase� 4�will� introduce� a� new� civic� space� and� transit�staƟon�at�the�center�of�Depot�Square�surrounded�by�a�mix�of�residenƟal�living�choices.�During�this�phase�the�second� parking� structure� is� planned� � to� support� the�parking� needs� and� ensure� that� all� final� parking�placements� comply� with� City� ordinances.� This� final�development� phase� will� serve� as� a� catalyst� for�reinvestment�throughout�the�enƟre�downtown.�

Figure�18�Phase�3�plan�� Figure�19�Phase�4�plan��

*�Program�numbers�are�rounded�for�display�purposes�

Depot�Square��Unified�Downtown�Development�Project��

20� April�30,�2012�

ExisƟng�downtown�oĸce�building�across�from������������Depot�Square��

ExisƟng�downtown�bank�building��across�from�Depot�Square��

ExisƟng�downtown�Main�Street�Buildings��

Figure��20�Typical�mixed�use�building�elevaƟon�(Building�B)�

Rendering�showing�typical�architectural�character�

21�

Architectural�Character��Proposed�architectural�character�for�Depot�Square�project�is�defined�by�three�core�principles:�

1.� Build�upon�Bristol’s�rich�and�diverse�architectural�heritage.�

2.� Introduce�architectural�elements�to�reinforce�the�pedestrian�and�human�scale�with�elements�designed�to�promote�vibrant�street�level�acƟvity.�

3.� Recognize� the� ƟmeͲhonored� architectural� tradiƟons� of� architectural� design� including� horizontal�arƟculaƟons�of�the�base,�middle�and�top�of�each�building�as�well�as�general�recogniƟon�of�the�classical�orders�to�organize�facades�and�to�reference�original�Bristol�building�paƩerns.�

To� illustrate� these� principles� and� demonstrate� the� intended� character� of� the� proposed� architecture,� we� have�prepared�two�architectural�elevaƟons�that�are�representaƟve�of�the�architecture�for�Depot�Square.�(see�appendix�B)�ElevaƟon�A�is�a�mulƟͲfamily�residenƟal�building�that�features,�change�of�materials,�architectural�details�and�façade�stepbacks�to�break�the�scale�of�the� long�facade�and�to�reference�tradiƟonal�building�paƩerns�with�gables,�pitched�roofs,� dormers� and� corner� towers.� Ground� floor� stoops� with� a� frequent� rhythm� of� front� entrances� provide�addiƟonal� acƟvity� at� the� street� level.� �At� the� roof,� �party�wall� extensions� and� classical� styled�dormers� reinforce�townhouse� designs� for� the� brownstone� form.� Towers� at� each� end� indicate� the� important� connecƟon� at� the�intersecƟons�of�the�larger�commercial�streets.�

ElevaƟon�B�(Figure�20)��is�a�mixed�use�building�designed�to�enliven�the�street�experience�with�storefronts,�building�façade�stepbacks,�material�and�color�changes�and�architectural�detailing�consistent�with�each�bay�of�the�building.�Taking�cues�from�historic�Bristol’s�colonial,�classical�and� industrial�era�architecture,�the� long�façades�of�this�mixed�use�buildings�planned�is�broken�into�verƟcal�elements�that�reference�original�downtown�lot�paƩerns�with�individual�party�wall�buildings.� These� elements� are� indicated�by�material� and� architectural�detail� changes� as�well� as� small�façade� step�backs.�The� façade� is�given�overall�unity�by�a� symmetrical�arrangement�of� the� verƟcal�elements�and�through�the�use�of�a��verƟcal�assembly.�The�central�element�is�given�importance�with�a�pedimented�roof�and�clock�tower.�Full�height�corner�towers�frame�the�classical�composiƟon�with�watch�towers.�Retail�storefronts�with�awnings�and�canopies�help�to�provide�acƟvity�and�energy�to�the�street.�

Depot�Square’s�buildings�will�uƟlize�a�broad�mix�of�materials�including�brick,�clapboard,�stucco,�stone,�metal�panels�and�cast�stone�with�the�heaviest�materials�generally�used�at�the�base�and�lighter�materials�used�on�the�upper�floors.�The�proposed�architectural�design�character�will�reinforce�the�City�of�Bristol’s�established�paƩern�and�will�reinforce�the� importance�of�pedestrian� scaled�elements� such�as� storefronts,� canopies,� lighƟng�and� changes�of�material� to�promote�street�level�pedestrian�acƟvity.�The�planned�character�described�will�focus�more�on�the�iniƟal�phases�as�it�is�diĸcult�to�predict�character�for�porƟons�of�the�project�that�could�be�many�years�oī,�however�the�conƟnuity�of�well�conceived�Ɵme�honored�character�will�certainly�conƟnue.�

Depot�Square��Unified�Downtown�Development�Project��

22� April�30,�2012�

Requested�ModificaƟons��As�outlined� in�SecƟon�VI.�C.�10.�a.�of�the�Bristol�zoning�RegulaƟons� several�modificaƟons� to� the�Building�Form�Standards�shall�be�granted� �upon�the� approval� of� � a� Unified� Downtown�Development�Project.��Below�please�find�the�list�of� Requested� ModificaƟons� for� the� Depot�Square�UDDP.�

Pursuant�to�SecƟon�VI.�C.�10.�a.�(1)�ground�floor�dwelling�units�are�permiƩed�at�street�level�up�to�50%� of� the� overall� street� level� area.� This� plan�currently� calls� for� approximately� 42%� of� the�street� level�area�to�be�residenƟal�dwelling�units�idenƟfied�as� the�buildings�highlighted� in�yellow�(Figure�21)�

The�example�building�shown�in�Figure�22�uƟlizes�several� of� the� allowed� modificaƟons� including�the�applicaƟon�of�the�10�foot�build�to�line�on�the�street� level�building� story�only.� In� addiƟon� this�building�also�takes�advantage�of�the�reducƟon�in�upper� floor� footprints� where� three� or� more�building�stories�are�provided.�SecƟon�VI.� C.� 10.�a.�(2)�and�(4).�

SecƟon�VI.�C.�10.�a.�(5)�allows�for�interim�surface�parking� to�be�provided�during� the�early�phases�of� this�project.�The�final�build�out�of� the�UDDP�includes�structured�parking�faciliƟes�which�meet�the�underlying�parking�requirements�outlined� in�the�zoning�regulaƟons.�(Figure�23)�

Figure�21��Ground�floor�uses�diagram��

Figure�22��Courtyard�style�building��

Figure�23�Phasing�diagram�

Figure�3�LEGEND� �

Phase�Boundary�

Temporary�Parking�����TP�

TPTPTP���

TPTPTP���

TPTPTP���

Riverside AvenueRiverside AvenueRiverside Avenue

North M

ain StN

orth Main St

North M

ain St

Main St

Main St

Main St

Depot S

treetD

epot Street

Depot S

treet

Laurel StLaurel StLaurel St

North Main StNorth Main StNorth Main St

Depot StreetDepot StreetDepot Street Laurel St

Laurel St

Laurel St

North Main StNorth Main StNorth Main St

Laurel St

Laurel St

Laurel St

Depot StreetDepot StreetDepot Street

Main StreetMain StreetMain Street

Riv

ersi

de A

venu

eR

iver

side

Ave

nue

Riv

ersi

de A

venu

e

Planned�ground�floor�residenƟal��

Planned�ground�floor�retail�

Upper�Story�setback��

Upper�floor�lees�than�75%�but��greater�than�60%�

23�

Requested�ModificaƟons��As�outlined� in�SecƟon�VI.�C.�10.�b.�of�the�Bristol�zoning�RegulaƟons� several�modificaƟons� to� the�Building�Form�Standards�may�be�granted� �upon�the� approval� of� � a� Unified� Downtown�Development�Project.�Below�please�find� the� list�of� Requested� ModificaƟons� for� the� Depot�Square�UDDP.��

SecƟon�VI.�C.�10.�b.�(1)�allows�for�outdoor�dining��to�be� located� in� the� rear�of�a�building�provided�that�the�rear�of�the�building�abuts�a�public�plaza.�This� modificaƟon� if� granted� would� allow� for�spaces�such�as�the�piazza,�shown�in�Figure�24,�to�be�acƟvated�with�outdoor�dining.��

As� part� of� a� UDDP� 7.5%� of� the� proposed�buildings�are�allowed� to�be�one�story�buildings.�(SecƟon� VI.� C.� 10.� b.� (2))� This� plan� proposes�single� story� buildings� totaling� 1.3%� of� the�development.� (Example� Figure� 23)� Should� this�modificaƟon� be� granted� these� buildings� shall�only�be�required�to�be�14�feet�tall.�(SecƟon�VI.�C.�10.�a.� (3))�The�requirement�for�Floor�Area�RaƟo�in� the� BDͲ1� zone� is� 0.6� and� this� UDDP� well�exceed�that�with�a�planned�FAR�of�1.57.�

SecƟon� VI.� C.� 10.� b.� (3)� and� (4)� �allow� for� the�new�streets� to�be�private�streets.�These�streets�are�proposed� to�be�privately�controlled�but�will�be� publically� accessible� and� � funcƟon� in� the�same�manner� as� public� streets.� They� are� also�proposed� to� serve�as�access�ways� for�on� street�parking.�(Figure�26)�

Figure�24�Public�space�diagram��highlighƟng�the�piazza��

Figure�25�Building�heights�diagram��

Figure�26�Proposed�streets�diagram��

Riv

ersi

de A

venu

eR

iver

side

Ave

nue

Riv

ersi

de A

venu

e

Main StreetMain StreetMain Street

Depot StreetDepot StreetDepot Street

North Main StNorth Main StNorth Main St

Laurel St

Laurel St

Laurel St

Depot StreetDepot StreetDepot Street

Main StreetMain StreetMain Street

Riv

ersi

de A

venu

eR

iver

side

Ave

nue

Riv

ersi

de A

venu

e

North Main StNorth Main StNorth Main St

Laurel St

Laurel St

Laurel St

Depot StreetDepot StreetDepot Street

Main StreetMain StreetMain Street

Riv

ersi

de A

venu

eR

iver

side

Ave

nue

Riv

ersi

de A

venu

e

Example�of�outdoor�dining�at�the�rear�of��a�building�

April�30,�2012�

Depot�Square��Unified�Downtown�Development�Project��

25� April�30,�2012�

Appendix�Table�of�Contents�

�� Appendix�A:�Conceptual�Site�Plan�

� Appendix�B:�Proposed�Architectural�Character�for�� Depot�Square�

� Appendix�C:�ExisƟng�CondiƟons�Survey�

Depot�Square��Unified�Downtown�Development�Project�

Riverside

North M

ain St

Mai

n St

Depot Street

Laurel St

Meadow St

PiazzaPiazza

�Appendix�A:�Conceptual�Site�Plan�

Bristol WalkBristol Walk

Parking Structure

Green

Parking Parking Structure Structure GreenGreen

Dining Dining TerraceTerrace

Transit Transit StationStation

North M

ain Greenw

ayN

orth Main G

reenway

GreenGreen

Laurel St

Outdoor DiningOutdoor Dining

Bike Lanes (typ)

Landscaped Median (typ.)

Textured Turn Lane (typ)

Laurel SquareLaurel Square

Meadow Meadow GreenGreen

Solar Solar Paneled Paneled

RoofRoof

Green Green RoofRoof

GazeboGazebo

Green Green RoofRoof

HotelHotel

OfficeOffice

Roof Roof TerraceTerrace

Roof Roof TerraceTerrace

Reverse Angled Parking (typ)

Outdoor DiningOutdoor Dining

Out

door

Din

ing

Out

door

Din

ing

Out

door

Din

ing

Out

door

Din

ing

Conceptual Site Plan

Proposed Buildings

Structured Parking

Plazas and Courts

Public Space

Depo

t�Squ

are��

Unified

�Downtown�Development�P

roject�

Appe

ndix�B:�P

ropo

sed�Archite

ctural�Cha

racter�fo

r�Dep

ot�Squ

are�

ElevaƟon A

ElevaƟon B

Depot�Square��Unified�Downtown�Development�Project�

�Appendix�C:�ExisƟng�CondiƟons�Survey�

Depot�Square��Unified�Downtown�Development�Project�

April�30,�2012�

Ryan�Porter��VP�of�Planning�and�Development��

Renaissance�Downtowns�at�Bristol�LLC.�111�North�Main�Street�Bristol�Ct,�06010�rporter@renaissancedowntowns.com�

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