depot square unified downtown development project special permit application

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April 30, 2012 Depot Square Unied Downtown Development Project Special Permit ApplicaƟon

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Page 1: Depot Square Unified Downtown Development Project Special Permit Application

April�30,�2012�

Depot�Square��

Unified�Downtown�Development�Project�

Special�Permit�ApplicaƟon�

Page 2: Depot Square Unified Downtown Development Project Special Permit Application

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��

Page 3: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 4: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 5: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 6: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 7: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 8: Depot Square Unified Downtown Development Project Special Permit Application

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

Page 9: Depot Square Unified Downtown Development Project Special Permit Application

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.��

Page 10: Depot Square Unified Downtown Development Project Special Permit Application

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

Page 11: Depot Square Unified Downtown Development Project Special Permit Application

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��

Page 12: Depot Square Unified Downtown Development Project Special Permit Application

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

Page 13: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 14: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 15: Depot Square Unified Downtown Development Project Special Permit Application

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����

Page 16: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 17: Depot Square Unified Downtown Development Project Special Permit Application

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.��

Page 18: Depot Square Unified Downtown Development Project Special Permit Application

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��

Page 19: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 20: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 21: Depot Square Unified Downtown Development Project Special Permit Application

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.�

Page 22: Depot Square Unified Downtown Development Project Special Permit Application

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%�

Page 23: Depot Square Unified Downtown Development Project Special Permit Application

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

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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�

Page 24: Depot Square Unified Downtown Development Project Special Permit Application

April�30,�2012�

Page 25: Depot Square Unified Downtown Development Project Special Permit Application

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�

Page 26: Depot Square Unified Downtown Development Project Special Permit Application

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

Page 27: Depot Square Unified Downtown Development Project Special Permit Application

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

Page 28: Depot Square Unified Downtown Development Project Special Permit Application

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

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

Page 29: Depot Square Unified Downtown Development Project Special Permit Application

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

Page 30: Depot Square Unified Downtown Development Project Special Permit Application

April�30,�2012�

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

Renaissance�Downtowns�at�Bristol�LLC.�111�North�Main�Street�Bristol�Ct,�06010�[email protected]