Depot Square Unified Downtown Development Project Special Permit Application
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Transcript of Depot Square Unified Downtown Development Project Special Permit Application
�
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�[email protected]�