Harmony Lot (Brattleboro, VT) Design for public space and Ecological Enhancement

Harmony LotDesign for

pubLic space anD ecoLogicaL enHancement prepareD for tHe town anD resiDents of

brattLeboro, Vt

KimberLy smitHThe conway school - fall 2012

IndexBACKGROUNDProject Background & Goals................................... 1Parking versus Pedestrian Space............................. 2CONTEXTContext..................................................................... 3Public Parking.......................................................... 4Pedestrian Spaces..................................................... 5SITE ANALYSISThe State & Economics of Harmony Lot................. 6Existing Conditions................................................. 7Views........................................................................ 8Access and Circulation............................................. 9Zones of Activity & Demographics..........................10Utilities & Services................................................... 11Microclimates........................................................... 12Slope, Drainage, & Soil............................................ 13Vegetation.................................................................14Summary Analysis....................................................15ALTERNATIVE DESIGNSDesign Parameters................................................... 16Design Evaluation.................................................... 17Greening the Lot...................................................... 18Greening the Lot Details.......................................... 19Rain Garden Detail & Plant Palette......................... 20Precedents & Materials............................................ 21Design Configurations ............................................ 22Design Spectrum #1: ............................................... 23Design Spectrum #2: ............................................... 24

1/24not for construction. tHis Drawing is part of a stuDent project anD is not baseD on a LegaL surVey.

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Design Goals

These goals are intended to create a Harmony Lot that better serves the Brattleboro community. A more ex-

plicit list of criteria can be found on sheet 17.

1. Design a Harmony Lot that is: A. Safe and inviting B. Functional and efficient C. Aesthetically appealing D. Ecologically functional

2. Create a unified sense of space consistent with a redesigned Brook House in function and visual ap-pearance.

3. Serve the community by showing a range of what is possible to contribute to a larger conversation.

Special Thanks•The Brattleboro CommunityThisprojectwouldnothavebeenpossiblewithoutthemanygenerouscontributionsmadebymanytownresidents.Frombusinessownerstocommunitymembers,thediversityofperspectivesandinterestscreatethedynamic,vibrantcom-munitythatcharacterizesBrattleboro.• Brattleboro GovernmentTheDepartmentofPublicWorks(DPW),directedbySteveBarrett,hasgenerouslyprovidedawealthofknowledgeandresources.Manyothermunicipalofficials,mostnotably,PatrickMoreland,AssistantTownManagerandParkingCommitteeChair,hasgraciouslyprovidedinformationandfeedback.

• Stevens & Associates, PCKeyplanningfirmfortheBrooksHouserenovations,Stevens&Associateshasbeeninstrumentalinprovidinginvaluableresources,expertise,andsupporttowardthedevelopmentofthisproject.

•Kate Anderson, Town Arts CommitteeWithgreatvision,KatespearheadedthisdesignprojectwiththeConwaySchoolandhasprovidedinvaluablesupport.•The following organizations and individuals have gener-

ously provided financial support for this project:RachelBirdAndersonKatherineGillespiePriscillaGayGillespieEmilyHartzMonicaHavilandJoshuaHilsdonTomJandernoaJedLeslieKennethPetersonSethProcterMarthaRamseyEricRosewallLauraStamasStevens&Associates,PC

Project BackgroundTime,environmentalstress,andnormalwearandtearhave

takentheirtollonHarmonyLot.CombinedwithanewrenovationprojectattheadjoiningBrooksHouse,thistown-ownedparkinglothascomeintothespotlightforcapitalimprovements.LocatedinthecenterofBrattleboro,HarmonyLot’sprominentlocationandpubliclyownedstatusprovidesanimportantanduniqueopportunityforthetowntousethelottoreflectitscorevaluesandculturalidentity.Somecom-munitymembersvaluethebenefitsofferedbycentralparking,whileothersbelievethatpeopleshouldbeatthecenterofthecommunityratherthancars.Therearevalidargumentssup-portingparkingaswellaspedestrian-designatedspace.

Thisdocumentoffersawidespectrumofanalysis-basedconceptdesignsinordertofacilitateacommunityconversationonhowHarmonyLotmaybestservetheneedsanddesiresofthecommunity.Brattleborohasanidealopportunitytoapproachthisdiscussioninaconstructiveandcollaborativemanner.Thisdocumentisofferedinsupportofsuchadiscussion.

HarmonyLot,viewedfromGreenStreet,isabusyparkinglotusedbytownresidentsandvisitorstoaccessthedowntowndistrict.

HarmonyLot,centrallylocated,receivesaheavyflowofvehicularaswellaspedestriantraffic.

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2/24Not for coNstructioN. this drawiNg is part of a studeNt project aNd is Not based oN a legal survey.

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Supporters for designated pedestrian space envision a

community space that facilitates social engagement and enhances cultural identity.

Honoring Conflicting Priorities

There is a wide spectrum of perspectives about how Harmony Lot may best serve the Brattleboro community, ranging from

enhancing the present parking to creating a plaza or park in its place. By considering design opportunities in the dimensions of both space and time, there are many feasible design configurations that honor both desires by striking a middle ground. A portion of

the existing space could be transformed into an inviting plaza in Harmony Lot; a multi-use zone might exclude vehicles for desig-nated periods, to create a flexible space for annual festivals, weekly markets, or street vendors on summer evenings. The opportunities to create a more culturally vibrant and economically viable down-town community are limited only by the imagination.

Pros*• Offersconvenientparkingforthedown-

towndistrict.HarmonyLotisoneofthethreemostconvenientandactivelyusedoptionsintown.

• Providesanimportantsourceofrevenueforthetownthroughmeteredspaces.

• BenefitslocalbusinessesbycreatingfoottrafficthroughadjoiningstoresasshoppersaccessMainStreetfromtheircars.

• MaintainspremiumparkingforBrooksHousewhenrenovationsarecomplete.

Pros*• Offersoptimalopportunitiesforsocial

gatheringduetoitsprotectedyetcentrallocation,whichsomesayislackingintheexistingparksintown.

• Enhancesthetown’svitalitybyencouragingpeopletogatherandengagewithfriends,neighbors,andco-workers.

• Providesopportunitiesforenhancedcultur-alidentitythroughlocallysourcedamenitiesandevents.

• Providesaflexiblespaceforbusinesseswithpublicaccessdoorstocreateafreshstore-frontbyofferingseatingandoutdoordis-playstoattractshoppersanddiners,poten-tiallyincreasingrevenue.

• Createsopportunitiesforthetowntogener-aterevenuefromstreetvendors,includingfoodcartsandmarkets,aswellasreceivein-creasedparkingrevenueaspeoplearedrawndowntowntonewlocalattractions.

Cons*• Requirescostlycapitalimprovements—

thetowndoesnothaveabudgetforcapitalimprovementstothelot.

• Reducesprimeshort-termparkinginthedowntowndistrict.

• Addstothealreadynumerouspedestrianspacesintownforthoseseekinganoutdoorexperience,manyofwhichreceiverelativelylittleuse.

• Risksfurtherattractingundesirableactivity,whichhasbeenaprobleminHarmonyLotinyearsprevious.

• Createspotentialcompetitionforexistingbusinessesifstreetvendorssellgoodsandserviceswithouthavingtoabsorbtheover-headcosts.

Parking Pedestrian Space

Advocates for retaining the lot cite the town’s need

for convenient parking and its importance as a town revenue source.

?

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*These comments were compiled through communications with town residents, municipal officials, and local businesses.

Cons*• Provideslimitedopportunityforecological

function.• Maintains,bysomeestimates,anexcessof

parkingspacesdowntown.Withtheex-ceptionofeventsandperiodicweekends,thepublicparkinglotsinfrequentlyreachcapacity.


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Brattleboro, Vermont

Chartered in 1753, Brattleboro is the oldest town in the state of Vermont. Located in the state’s southeastern corner on the west bank of the Connecticut River, Brattleboro is home to nearly

12,400 residents. The town is known for the vibrancy of its cultural community.

AlthoughBrattleborohasarichandresilientcommunity,theyear2011broughtconsiderablehardshiptoBrattleboroanditsresidents.InApril2011,afireragedthroughthelargeststructureinthedown-towndistrict,creatinga“blackhole”initscenter.TheninAugust2011,TropicalStormIrenefloodedtheWhetstoneBrook,devastatingcommunitiesalongitsbanks.

A Brief History

Lying in the heart of Brattleboro’s down-town district, Harmony Lot carries a rich

cultural history as a social gathering space.

HarmonyLothasseenalonghistoryofchangesastheneedsanddesiresofitsresidentshaveshifted.Inthedaysbeforeautomobiles,stablesboardedhorseswhiletheirownersvisitedtown.Duringtheearly1900s,stablesgavewaytonewbuildingsinagrowingbusinesseconomy.In1959,thetownofBrattleboropurchasedHarmo-nyLotanddemolishedanumberofbuildingstosatisfytheincreasingdemandforparkingintheageoftheautomobile.

Sincethe1960s,HarmonyLothasearnedareputationasacommunityhangoutforguitaristsandskateboardersaswellasaplaceforartisticexpressiononmountedchalkboardsandcom-munitymurals.Asaresult,HarmonyLothascontributedtothetown’srichculturalhistory.However,in2007residentsbegantofeelunsafeasdrug-relatedviolencebecameincreasinglyfrequent.CommunitymembersrespondedbyformingtheHarmonyLotNeighborhoodAssoci-ationtoaddressthesetrends.Intheend,apolicecrackdownbroughtittoitspresentstate.

Today,HarmonyLotremainsawell-usedpromi-nentlocationforparkingbutlackstheculturalrichnessandsocialvibrancythatoncedefinedit.

Thelot’scentrallocationprovideseasyaccesstoMainStreetandnearbybusinesses.MaintainedbytheDepartmentofPublicWorks,thelotoffers94meteredpublicparkingspacesonnearlyoneacre.Buildings,uptofivestoriesinheight,sur-roundthelotandsupportavarietyofsmallbusi-nesses,withofficesandresidentialapartmentsontheupperlevels.Forsomeofthesebusinesses,HarmonyLotservesastheirfrontdoor.

Brooks House

Known for its elegant historical stature, prominent location, as well as its grand

size, Hotel Brooks has served as a cornerstone for the town of Brattleboro and Harmony Lot.

BrooksHouse,constructedin1871,isanation-allyregisteredhistorichoteladjoiningHarmonyLottothenorth.Itwasonceknownfarandwideasasummerresortdestination.However,todayitsitsvacantafteradestructivefireforcedout58residentialapartmentsand11businesses.

Extensiverenovationsofthebuildingarecur-rentlyunderwayunderthemanagementofStevensandAssociates.TheprojectisscheduledforcompletioninJanuary2014atwhichtimethestructurewillhouse80,000squarefeetofretailstores,restaurants,andofficesonthefirsttwofloors,andaffordableandhigh-endapartmentunitsontheupperthreefloors.

BrooksHousereceivedacontractwiththeVermontCommunityandTechnicalCollegestohousetheircampuses,whichwillintroduceanewacademicelementtothedowntownarea.TheprojectisdesignedtomeetstrictLEED(LeadershipofEnergyandEnvironmentalDe-sign)standards.

StevensandAssociateshasproposedarevi-talizationofthegroundsbyinstallingasmall,traditionallystyledurbanplazaandwalkwayforpedestrianaccessandsocialengagements,aswellasapproximately18privateparkingspacesfortenants,12ofwhichmaybelocatedinacarportabuttingtheHarmonyLotpropertyline.

040 80 160Feet

Public Parking Garage

Public Parking

Public Parking

Pliny Park

DOWNTOWN BRATTLEBORO

Connecticut River

Brooks House

Mai

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Elliot St.

Green St.

Railr

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Whetstone Brook

Harmony Lot

High St.

Flat St.

Brattleboro

Windham County

Vermont

Main St.

Elliot St.

High St.

CT. RiverHarmony Lot

Source: Google, Inc.

Flat St.

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Parking Lots # Spaces*On-StreetParking 191HarmonyLot 94Parkinggarage 330High-Grove 127Harris 62Preston 57

ElmStreet(bypermit) 40SpringStreet(bypermit) 28Total 926

Parking Lots & Streets

Harmony Lot

Main St.

High-Grove

Elliot St.

Parking in Downtown Brattleboro

The town of Brattleboro manages 926 metered public parking spaces with on-

street parking accounting for 191 of those. About 100 of the town-owned spaces require a permit, including all spaces in the Elm and Spring Street Lots and select spaces elsewhere. Although the Brattleboro population is ap-proximately 12,400, the number often swells to two or three times that as residents in

outlying communities come to town for work, shopping, and community gatherings. As a result, traffic congestion in downtown Brattle-boro is frequently heavy. Demand for parking has historically been high and often consid-ered inadequate. In 2003, a five-story parking garage was completed with 330 parking spaces relieving much of that pressure.

High St.

Harris

Harmony

Parking Garage

Spring

Preston

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arKi

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Elm


SHORT-TERMPARKINGShort-termparking,withathree-hourmaxi-mum,receivestheheaviestuseandconsequent-lyismostvaluedbythetown.Streetparkingbringsthehighestper-minuterateat$.75/60minutes.PrestonandHarmonyLotsfollowcloselybehind,bringingin$.25/25minutes.Long-termlotscostusers$.25/50minutes.

SUPPLYANDDEMANDDYNAMICSSinceconstructionoftheparkinggarage,therehavenotbeenanycomprehensivestudiesconductedtodeterminetheadequacyofpublicparkinginthedowntowndistrict.Somehaveindicatedthattheparkingsupplymayexceeddemandexceptduringperiodictownevents,themonthlyGalleryWalk,andperiodicweekends;howevertheaccuracyofthiscannotbeverified.

Flat St.

CT. River

*Verify with officials for exact numbers

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Parking Lots & Streets

Parks

Harmony Lot

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PlinyPark,asmallbutattractivelydesignedplaza,sitsatthecornerofthebusyintersectionofMainandHighStreets.Itreceivesmoderateuse.

Brattleboro Common

River Park

Whetstone Walkway

Crowell Park

TheWhetstoneWalkwayisarecentlyredesignedplaza.QuieterthanPlinyParkandlocatednexttoabusyfoodco-op,itreceivesconsiderableuse.

RiverPark,afive-minutewalkfromdowntownarea,isnewwithverylimitedamenitiestoattractthepublic.However,itcouldbedevelopedinthefuture.

TheBrattleboroCommonisanurbanparkontheout-skirtsofdowntown.Periodically,smalleventsareheldnearthebandstand.Theparkreceivesrelativelylittleusefromindividualsandgatherings.

Withmowedlawnandbeautifulshadetrees,CrowellParkliesonthefringeofthedowntown.Abasketballcourtandplaygroundattractsmoderateuse,primarilyfromyouthandfamilies.

Pedestrian SpacesBrattleboro offers numerous pe-destrian spaces, most significantly, three parks on the outskirts of the downtown and three small plazas downtown. Most of these pedestrian spaces receive low to moderate use.

River GardenPliny Park

TheRiverGardenoffersasmallbutquietpatio,overlook-ingtheConnecticutRiver.Despiteitssecludedlocation,itisfrequentlyused.

Main St.

High St.

Elliot St.

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LooseandmissingbricksinHarmonyLot’smediansandsidewalkscreateapotentialliabilityforthetownofBrattleboro.

RoutinepatchingoftheasphaltpavementinHarmonyLotisunsightlyandtemporaryatbest.

Heavingpaverscreateanunevensurfaceandtrippinghazard.

Afterstorms,somepoolingoccursattheeastendofthelot,whichcouldbecomeicyinthewinterandposeasafetyhazard.

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Parking in Harmony

Harmony Lot, with 94 spaces, represents 10% of Brattleboro’s public parking

downtown. With no capital improvements since 1986, the lot presents a number of potential safety concerns. A favorite parking option among visitors as well as community members, Harmony Lot is also where many people experience Brattleboro, starting when they step out of their cars. Its present condi-tion reflects poorly on the unique richness and vitality that Brattleboro offers.

Harmony Lot, in addition to Main Street and Preston Lot, offers short-term parking, and represents the most actively used parking in town. Some individuals emphasize that the disproportionately high revenue collected from Harmony Lot demonstrates that the community values convenient parking in Harmony Lot.

Crunching the Numbers

The Brattleboro parking lot fund operates on a thin margin. There are considerable

economic challenges associated with both capital improvement projects as well as reduc-ing parking spaces.

MANAGINGCAPITALIMPROVEMENTSBudgetsconcerningHarmonyLotfallunderacollectiveparkingfundthatalsoincludesthepubliclyownedlotsofHigh-Grove,Preston,Harris,SpringStreet,andElmStreet.Organizedasanenterprisefund,theparkingsystemmustbeself-sustained.Thismeansthattherevenuegeneratedfromtheparkinglots,primarilyfrommeteredparking,parkingpermits,andparkingfines,mustequalorexceedtheexpendituresofmaintenance,salarieswithbenefits,utilities,snowremoval,andadministrativecosts.Ad-ditionally,thisfundcoversbondinterestfrompreviouscapitalimprovementprojects,equaltonearly$93,000duringthe2013fiscalyear.

Mostrecently,thetownundertookaconsider-ablefinancialburdentoconstructtheparkinggarage,whichwascompletedin2003.Capitalimprovementfundsrelyheavilyonmoniesre-ceivedfromoutsidesourcessuchasgrantsandgovernmentprograms.Thetownhasstatedthatitisnotfinanciallyinapositiontoundertakeadditionalsignificantcapitalchangesinthefore-seeablefuture.

Parking Lot Economics

While many are aware of the deteriorat-ing condition of Harmony Lot, eco-

nomic realities restrict the town’s ability to make improvements. Capital improvements are costly and place a significant financial burden on the town. The town is also con-cerned with losing particularly lucrative

short-term revenue generated by Harmony Lot due to its higher per-minute metered rate and higher frequency of use. As a result, Harmony Lot contributes valuable revenue to the town’s parking fund.

TheannualbudgettocollectivelymaintaintheparkinglotsofHarmony,High-Grove,Harris,Preston,ElmStreet,andSpringStreetisonly$8,250.

IMPORTANTREVENUESTREAMDuringthefiscalyear2012,HarmonyLot’smeteredspacesgenerated$96,513inrevenue,whichrepresentsroughlyone-quarteroftheto-talmeteredrevenuecollectedfromallofthelotsthataremanagedunderthetownparkingfund.GiventhatHarmonyLotrepresentsonly10%ofthetotalparkingspaces,eachparkingspaceinHarmonyLotisconsideredvaluabletomain-tainingthebottomlineoftheparkinglotfund.

*Financial data was gathered from the Town of Brattleboro General Ledger: Parking Fund 12/03/12 and direct commu-nication with Patrick Moreland, Parking Committee Chair.


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0 20 40 80Feet

0 10 20 40Feet

Harmony Lot

Although the fire in Brooks House temporarily reduced its use, Har-

mony Lot has historically been a bustling center of activity surrounded by small businesses.

Tuckedinbetweenthebusieststreetsintown,includingMainStreettotheeast,HighStreettothenorth,andElliotStreettothesouth,HarmonyLotprovidesconve-nientaccesstothedowntowncorridor.

Onthewestside,aretainingwallstabilizesa25-footrisetoGreenStreet.Businesses,dominatedbyretailstores,encompassthelotontheremainingthreesides,manyofwhichmaintainpublicaccessdoorsdirectlytothelot.HarmonyLot’sprominentlocationandbustlingactivitycreateacomplexdy-namicofdiverseinterests,requirements,andsystemsthatanydesignwillneedtoincor-porate.

TheBrooksHousepropertyadjoinsthelottothenorth.Anumberofproposedstructur-alchangesassociatedwiththerenovationproject,includingatwo-storyaddition,tower,carport,andthedemolitionofastructure,arenotpresentlyinexistencebutwillaffecttheBrooksHousepropertyinfunctionandvisualappearanceandwillconsequentlyimpactHarmonyLot.

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contour interval: 1 foot

RESTAURANTRESTAURANT

ETHNIC GROCERY

RETAIL STORE

BOOK-STORE

BANK

RETAIL STORE

RETAIL STORE

CAFE

RETAIL STORE

BOOKSTORE

VACANT

ATM

CAFE

VACANT

RETAIL STORE

RETAIL STORE

RETAIL STORE

VACANT

HAIR SALON

RETAIL STORE

RETAIL STOREVACANT

PROPOSED TOWER

PROPOSED ADDITION

PROPOSED CARPORT

PROPOSED DEMOLITION

PROPOSED TWO-STORY ADDITION

BROOKS HOUSE BOUNDARY

BROOKS HOUSE PROPERTY

HIGH ST.

ELLIOT ST.

GREE

N ST

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PUBLIC PARKING

SIDEWALK

MAIN

ST.

PRIVATE PARKINGRETAINING WALL

040 80 160Feet

Public Parking Garage

Public Parking

Public Parking

Pliny Park

DOWNTOWN BRATTLEBORO

Connecticut River

Brooks House

Mai

n St

.

Elliot St.

Green St.

Railr

oad

Whetstone Brook

Harmony Lot

High St.

Flat St.

Green St. Harmony Lot Main St. Railroad CT. River

a'

High St. Brooks House Harmony Lot Elliot St.

b'

a

a'

b

b' SectionA-A'(top)cutsacrossHarmonyLotfromwesttoeast,endingattheConnecti-cutRiver.SectionB-B'(bottom)crossesBrooksHouseandthelotfromnorthtosouth.

secTion a-a'

secTion B-B'

existing conDitions

Public Access Door SD Storm Drain

SDSD

SD

SD

SD

SD SD

SDSD

SDSD

SD

SD


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View

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HIGH ST.

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MAIN

ST.

Views

Parking lots, by their nature, are where many people leave their

vehicles and gain a more intimate experience with the local land-scape. As a result, the sensory in-formation gathered from parking lots is important to their overall impression of a place.

AHISTORICALPATCHWORKShapedby150yearsofcumulativedevelopmentprojects,theviewsfromHarmonyLotaredominatedbyamedleyofbuildingstructuresandstyles,reflectingthehistoricalcharacterofBrattleboro.

LIMITEDVISUALAPPEALTrees,locatedinthreemedians,helpbreakupthebarrennessofanopenparkinglotdominatedbyasphalt.Besidestreesandabright,butaging,communitymuralonthewestwall,thelotpresentlyexhibitsfewvisuallyappealingfeatures.

CHANGESAFOOTSignificantstructuralandlandscap-ingrenovationsatBrooksHousewillreflectthetown’shistoricalcharm,bringinganewfocalpointtoHar-monyLot.

This view of Brooks House will look considerably different when proposed renovations are complete.

A view of Harmony Lot looking south from the Brooks House boundary

A number of buildings surrounding Harmony Lot have a back-door feel. Several commercial spaces along the southwest edge are currently vacant.

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PROPOSED TOWER

PROPOSED ADDITION

PROPOSED CARPORT

PROPOSED DEMOLITION


HIGH ST.

ELLIOT ST.

GREE

N ST

.

MAIN

ST.


PRIV

ATE

PARK

ING

RESTAURANTRESTAURANTETHNIC GROCERY

RETAIL STORE

BOOK-STORE

BANK

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STOREVACANT

Heaviest Vehicular Route

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Passage through Harmony

A bustling center, Harmony Lot receives heavy traffic from vehicles

as well as pedestrians, making safety and the efficient flow of traffic the most important design considerations.

TwoentrancesandtwoexitsallowtraffictoflowthroughHarmonyLot.Theheavi-estvehiculartrafficisconcentratedinthecenteraxis.One-wayloopsdirectvehiclesthroughtheparkingbays.

Pedestriantrafficisheaviestalongthecenteraxisandeastwardtowardthedowntowncorridor.Pedestriansafetyisaconcernasaresultofconsiderableoverlapofvehicularandpedestrianroutes.Withsidewalksonlyatthesouthendofthelot,thereislimitedseparationofpaths.

Navigating Brattleboro

Constrained by the Connecticut River to its east, access and devel-

opment in the downtown district are restricted, creating heavy congestion.

Onlythreemainarteries,MainStreetfromthenorthandsouthandHighStreetfromthewest,accessthedowntownarea.Combinedwithsteeptopographyandapre-automobileinfrastructure,heavytrafficcongestioniscommon.Heavycongestionincreasestheimportanceofmaintainingadequatepublicparkingintownfortheefficientflowandpositiveexperienceofthepublic.


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Zones of Activity

Public safety coincides with a space’s level of activity. Pedestrian spaces

that are centrally located are more likely to attract gathering and active use than quiet, out-of-the way sites.

HARMONYLOT’SACTIVITYZONETheeasthalfofthelotreceivesconsider-ablymorefoottraffic,andthereforevis-ibility,thanthewestduetoitsproximitytothedowntowncorridor.Thiscontrastisaccentuatedbytheretainingwallalongthewestedge,preventingpassageoftraf-fic.

MAXIMIZINGPUBLICSAFETYCrimemitigationispartiallyafunctionofproximity—themorevisibleasiteisinthepubliceye,thelesslikelythatitwillattractundesirableactivitiesthatcouldendangerpeopleandproperty.

Publicsafetyisimprovedbyconcentrat-ingpedestrianspacesinzonesoffrequentfoottrafficsurroundedbyactiveedges.Pedestriantendtoavoidquiet,distantcorners.

FACILITATINGSOCIALINTERACTIONActivezonesthatareperceivedassafeandbustlingincreasesocializing,whichbenefitslocalbusinessesandcommunityvitality.

SHIFTINGZONESWithBrooksHousepresentlyclosed,thenortheastcornerofHarmonyLotdoesnotreceiveanyuse.Whenrenovationsarecomplete,foottrafficaccessingthebuild-ingisexpectedtobeheavy.

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Demographics

The design of the lot should antici-pate shifts in demographics.

PRESENTUSEHarmonyLotiscurrentlyusedbyawidespectrumofindividuals,includingallagesandsocio-economicclasses.Also,handi-cappedusersfrequentthelot,oftencross-ingbetweenHighandElliotStreets.

ASHIFTINGDEMOGRAPHICRenovationsatBrooksHouseincludetheadditionoftheVermontCommunityandTechnicalCollegestotheBrooksHouse,whichisexpectedtobringastrongeraca-demiccontingenttoHarmonyLot.

Ashiftfromtheformerlow-incomehous-ingthatpredatedthe2011firetoafford-ableandupscalehousingisexpectedtobringinawealthierpopulation.


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D storm DrainDirection of trafficpubLic access DoorDeLiVery accessstreet LigHtsutiLity poLepaystationfire HyDrantDumpstersnow storage

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Site Infrastructure

Supporting infrastructure and ser-vices are crucial to the safety of the

public as well as the efficient function of the lot and surrounding businesses. Revenue generated from town parking lots pays for their maintenance.

MAINTENANCETheDepartmentofPublicWorksisre-sponsiblefortheroutinemaintenanceofHarmonyLot,rangingfrominfrastructurerepairtosnowplowingandremoval.

Althoughmostutilitiesandservices,includingundergroundinfrastructure,canberelocated,suchchangesoftencomewithahighpricetagandconsiderabledisruptiontotheexistinginfrastructure.

Aftersnowstorms,snowispiledalongtheretain-ingwallatthewestendofthelotuntiltruckshaulitoff-site.

Twodumpstersattheeastendofthelotsitonprivatelyownedproperty.FourmoredumpstersarescatteredthroughoutHarmonyLot.Vehicularaccesstothesenecessaryservicesmustbemain-tained.

Thetowndependsontherevenuegeneratedthroughthesepaystationstomaintaintheparkinglot.

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acCatchbasinsandassociatedundergroundinfra-structuredivertsstormwaterawayfromthelot.

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esSummer Heat

Dominated by heat-absorbing asphalt and brick buildings and with few shade trees for relief, Harmony Lot is prone

to the Urban Heat Island (UHI) effect which can increase air temperatures by several degrees, accentuating uncomfortable summer conditions.

THEIMPLICATIONSOFTHEURBANHEATISLANDEFFECTUnpleasantlyhottemperaturescreateanuninvitingenvironment;pedestriansaredeterredfromlingering,carinteriorsbecomeunbearable,temperatureregulationandconsequentlyenergycon-sumptionofadjacentbuildingsincreases,andnearbytreesreceiveaddedstress.

REDUCINGTHEHEATISLANDEFFECTTheUHIeffectismitigatedbythecanopyofdeciduoustrees.Itmayalsobeappropriatetooffershadeandprotectionfrominclementweatherwithanopen,butcoveredstructure,thoughtreesofferthebenefitsofimprovedecologicalfunction.Shadecastbybuildingsatthesouthendofthelotprovidesafavorablesummerenvironment.

Winter Chill

The winter months are often perceived as a time best suited for indoor hibernation. However, a sunny, wind-protected

outdoor pocket can be quite pleasant on a winter day.

AVOIDSHADYLOCATIONSThethreestorybuildingsalongthesouthedgeofthelotcovernearly50%ofthelotinmid-winter.Combinedwiththebuildings’significantcold-storingthermalmass,thesouthendofthelothasashady,coldmicroclimate,whichlimitsitsyear-rounduseful-ness.Heavyshadealsoincreasestheriskoficeformation,creat-ingapotentialsafetyhazard.

PROTECTED,SUNNYSPACESIncontrasttostructures,deciduoustrees,whichlosetheirleavesinwinter,castalightdappledshadeinwinter,therebycontribut-ingtoyear-roundcomfort.Winter’snorthwestwindsareeffec-tivelyblockedbythewesternslopeandretainingwall.Underdirectsunlight,thebuildingsatthenorthendofthelotabsorbconsiderableheat,contributingtoadesirablewintermicrocli-mate.

The Equinoxes

The shoulder seasons in the spring and fall are character-ized by chilly nights and warm, pleasant days. By creat-

ing a variety of sun and shade options, a space’s usability and pedestrian comfort is maximized.

MAXIMIZECOMFORTWITHVARIETYVarietyisthekeytofavorablespringandfallmicroclimates.Dur-ingtheshoulderseasons,buildingsatthesouthendofHarmonyLotaswellasdeciduoustreescastmoderateshadeintothelot.Thewesternsideofbuildings,mostnotablythewestsideofthemainentranceonElliotStreet,receivesuninthechillymorninghoursandafternoonshadewhentemperatureshaverisen,pro-vidingaparticularlygoodopportunitytocapitalizeonthesun’spathway.

Creating Comfortable Spaces

Microclimates play an essential role in creating an inviting space, greatly enhancing an outdoor space’s usability.

Graphicsshowshadecastat9am,noon,and3pmatthesum-merandwintersolsticesandtheequinoxes.Darkershadowsindicateheaviershadethrough-outtheday.

Winter winds blocked by steep slope and retaining wall


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DIRECTLY TO WHETSTONE BROOK

Soil

With a long history as an urban center, it is unknown what lies

beneath Harmony Lot. The USDA in-dicates that the regional soil is a well-drained loamy sand. Having low but adequate nutrient levels, the soils are well suited for infiltration as well as sup-porting deciduous plantings.

HIGHINFILTRATIONCAPACITYClassifiedasQuonsetandWarwick,thedeepsoilsareatleast80inchesabovethebedrockandwatertable.Combinedwiththeirexcessivelydrainednature,theinfil-trationcapacityofthesoilisexcellent.

LOWWATER-HOLDINGCAPACITYThewell-drainednatureofthesesoilsresultsinalowwaterretentioncapacity,whichmeansthatthegroundislesspronetofrostheaving;however,theycarrythepotentialforerosionandrequirethatvegetationselectionsbedrought-resistant.Thesoilisapoorfilterforgroundwatercontamination,thoughvegetationhelpstomitigateit.

LOWTONORMALNUTRIENTLEVELSResultsfromasoiltestshowedthatnutri-entlevelsareadequatetosupportvegeta-tion.Ratingsbelowarebasedonthere-quirementsfordeciduoustreesandshrubs.• pH:desiredrange(6.4)• Phosphorus:Low(3ppm)• Potassium:High(92ppm)• Calcium:Medium(309ppm)• Magnesium:Low(23ppm)• Micronutrients:Allnormal• OrganicMatter:4.4%(4-10%isdesir-

able.)• ExtractableAluminum:56ppm(Low

levelsaredesirable,10-250ppmistypical.)• Lead:Low(Lowlevelsaredesirable.)• CationExchangeCapacity:Low(3.8

Meg/100g.Highlevelsaredesirable.)

MYSTERYMATERIALSSteveBarrett,DirectoroftheDepartmentofPublicworks,hasindicatedthatrubbleislikelyburiedbeneaththeasphaltfrompreviouscapitalimprovementprojects.Thenatureofthisisnotlikelytobedis-covereduntilexcavationcommences.

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Slope & Drainage

The gentle slope of Harmony Lot is ideally suited for vehicles, pedestri-

ans, and barrier-free access, maximizing both user safety and water diversion.

EFFECTIVEDIVERSION

Thegentle2-5%slopedirectswatertotheeasternhalfofthelotwhere

13catchbasinscarryitdirectlytotheWhetstoneBrook.Sidewalkcurbsandmicro-gradinghelpchannelwatertowardthecatchbasins.Afterstorms,somewaterpoolsattheeastendofthelot.

Ecological Concern

Impervious surfaces contribute to nu-merous environmental problems that

are economically and ecologically costly for the residents and town of Brattle-boro, as well as communities down river.

FAILEDECOLOGICALFUNCTIONWhenTropicalStormIreneoverflowedthebanksoftheWhetstoneBrookinAugust2011,Brattlebororesidentswereleftwithanintimateawarenessoftheeconomicandecologicaldamageandcommunityhardshipthatfollowfloodingevents.HarmonyLotisdirectlycontribut-ingtothisandotherecologicalproblems.

Dominatedbyover99%impervioussurfaces,theasphaltparkinglotpreventsthenaturalinfiltrationofstormwater,causingittorunoffrapidlyratherthantograduallypercolatethroughthesoil.Poorstormwaterinfiltrationalsocontributestodroughtconditionsbyfailingtoallowtheretentionandslow-releaseofwaterafterstorms.Perviouspavementscanbein-stalledtoreducerunoffandmitigatetheseproblems.

WATERCONTAMINATIONStormwaterrunoff,pollutedbyvehiclesandroadsalt,ispipeddirectlyfromthelotintotheWhetstoneBrook.Anoilseparatorwithinthestormwatercollectioninfrastructurefilterssurfaceoil;however,noothertreatmentisusedtoremovepol-lutantsbeforedischarge.


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Vegetation

Although few in number, the eleven white ash trees provide consider-

able economic and ecological benefits, which are greatly enhanced by their ma-ture sizes; however, urban stresses and an exotic beetle threaten their survival.

VALUABLEECONOMIC&ECOLOGICALBENEFITSTreesprovideanattractiveandmorecom-fortableenvironment,whichenhancestheexperienceofusersandmayconsequentlybenefitlocalbusinesseswhobenefitfromtheincreasedactivitygenerated.

AccordingtotheNationalTreeBenefitCalculator,theexisting11treescollec-tivelyprovidenearly$1,300ineconomicbenefitsannually:• Uptakeofnearly17,000gallonsofwa-

ter,reducingcontaminationofwatersuppliesandfloodingdownstream.

• Energysavingsofover1,000kwhand380therms(roughlyequivalenttoburning38,000cubicfeetofnaturalgas)foradjacentbuildingsthroughtemperaturemoderation.

• Uptakeof580lbs.carbondioxide,helpingtomitigateclimatechangeanditsassociatedimpacts.

• Removalofairpollutants,includingozone,VOCs,nitrogenandsulfurdi-oxides,andparticulatematter,which

improvesthehealthandwell-beingoflocalresidents.

FAVORABLEMICROCLIMATESDeciduoustrees,inparticular,createpleasantmicroclimatesbymitigatinguncomfortablyhotsummertemperaturesexacerbatedbyheat-absorbingasphalt,whileallowingwintersuntowarmthelot.

SIGNSOFSTRESSTheexistingashtreesarehighlyvariableinsizerangingfrom9to18inchesdiam-eteratbreastheight(dbh).Allplantedin1986duringthelastrenovation,thissizevariationanddifferentdefoliationpatternsindicatethatseveralofthetreesareunderconsiderablestress,particularlyinthesoutheasternendofthelot.

Stressiscommonfortreesinharshurbanconditions:compactedsoils,pollutionandchemicaldepositionassociatedwithvehicularandroadsaltuse,andincreasedairtemperatureduetotheheat-absorb-tionofasphalt.Twoemptytreepitsinthewesternmedianindicatetreemortalities.

EXOTICBEETLETHREATENSTheexoticEmeraldAshBorerissweep-ingacrosstheUnitedStates,killingtensofmillionsofashtrees.Rapidlyexpand-ingitsrangeoutwardfromMichigan,itwasfoundinwesternMassachusettsinthesummerof2012.Withonlyonespe-ciesoftreeinHarmonyLot,aneventofpestinfestationordiseasecouldabruptlyeliminateallofthebenefitsofferedbythesematuretrees.

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Threesmalltreesatleftareindecline.Thetreeontherightexhibitedearlydefoliation.


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* Shows heaviest shade at the equinoxes. The area in-dicated receives litt le to no direct sunlight for the cold-est six months of the year.

RESTAURANTRESTAURANT

ETHNIC GROCERY

RETAIL STORE

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Compiling the Analyses

The complexity of Harmony Lot requires that many considerations

be addressed in the redesign process; however, there are several criteria that are particularly important for a success-ful design.

TRAFFICFLOWS&LIVEEDGESTheheaviestvehicletrafficflowsalongthecentralnorth-southaxis,whilepedestriantrafficisconcentratedfromthecenteraxiseastward.Thismeansthatpedestrianspaceisbestsuitedfortheeasternhalfofthelotwhereitcoincideswithhighfoottraffic.Maximizingseparationofvehicleandpedestriantrafficimprovespublicsafety,whichisfurtherimprovedbytheeastzone’scentrallocation,activeedges,andaccessibility.Appropriatelydeveloped,similaropportunitiescouldbecreatedforbusinessesinthesouthwestquadrant.

MICROCLIMATESWhiledeciduoustreesenhanceyear-roundcomfortandcanbeeasilyintegrat-edinmostpedestrianspaces,littlecanbedonetoimprovethecomfortonthenorthsideofmulti-storybuildingsduringalongNewEnglandwinter.Asaresult,thecold,shadyareaatthesouthendofthelotwillbeunpleasantduringthewintermonths,whereasthenorthernportionofthelot,withadditionaldeciduoustrees,couldprovideacomfortablespaceforpedestri-ansthroughouttheyear.

DRAINAGEFLOWThelowestelevationliesattheeasternendofthelot.Asaresult,concentratingraingardensinthiszoneandaroundcatchbasinswheretheexistingmicrogradingpresentlydirectsstormwater,createsopti-malopportunitiesforstormwatermitiga-tionandinfiltration.Pedestrianspacesoffereasierintegrationandflexibilitywithraingardeninstallationsthanparkinglots.

BRINGINGITALLTOGETHERBycombiningthedynamicsoftrafficflow,microclimates,anddrainage,thenorth-easterncornerofHarmonyLot,inpar-ticular,bestutilizestheexistingconditionsforasafe,invitingpedestrian-designatedspace,whilemaximizingtheecologicalfunctionofthelot.ThiszonewilleasilyintegratewiththecourtyardandwalkwaysproposedaspartoftheBrooksHouserenovations.

SHIFTINGDYNAMICSItisimportanttonotethattherenova-tionsatBrooksHousewillsignificantlychangethepresentconditionsofthelot.Renovations,includingthenewconstruc-tionofstructures,willchangetheaesthet-icsandsenseofspace,whiledramaticallyimprovingtheviewtothenorthofHar-monyLot.RenovationsnextdoorwillalsoaccentuatethedeterioratinginfrastructurethatcharacterizesHarmonyLottoday.

TheadditionoftheVermontCommunityandTechnicalCollegesandtheshiftfromlow-incomehousingtomoderateandhigh-endapartmentswillcreateanimpor-tantshiftinthedemographicsofwhoandhowHarmonyLotisused.

WithnewactivityinBrooksHouse,park-inginHarmonyLotisexpectedtobeatapremium.Atthesametime,thenewde-mographicshiftsoffernewopportunitiestocreaterenewedvitality,culturalrich-ness,andsocialgatheringinthecenterofBrattleboro.

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Parking Patterns

While 90-degree parking is feasible with the available space in the Har-

mony Lot, the present diagonal layout is significantly more efficient at maximizing parking.

Diagonal Parking• At110-feetwide,HarmonyLotaccom-

modatestwo50-foot-widedouble-loadedparkingbays.

• Diagonalparkingnecessitatesone-waytrafficbutanarrowerdriveandthusre-quiresanoutletorloop.

90–Degree Parking• Sixty-sixfeetarerequiredforaperpen-

dicular,double-loadedparkingbaywithtwo-waytrafficsoonlyonebaywouldfitinHarmonyLot’savailablespace.

• Convertingdiagonalparkingtoperpendic-ularparkingwouldresultinaone-thirdreductioninallowableparkingspaces.

•Thislayoutcouldofferopportunitiestocreateapedestrianspaceinthesouthwestcorner,allowingbusinessestodesigntheirstorefrontsandspilloutward.

North Tunnel

A one-way tunnel into the Brooks House property will continue to require an out-

let through Harmony Lot.

TherewassomediscussionaboutclosingthetunneltovehicletrafficduringtheplanningstagesofBrooksHouse.However,itisregardedasanimportantrouteforrelievingcongestiononMainStreet.Atthistime,itisscheduledtoremainopenforvehiclesandpedestrians.

Parking Parameters

Due to their significant requirements for area and flow, vehicle routes will necessarily place strict

parameters on the lot’s design, particularly concern-ing access and the parking layout.

Southeast Alley

Two businesses own rights-of-way through the one-way alley in the southeast corner.

Vehicle access will need to be maintained un-less an alternative is negotiated.

Adrive-upATMservicesthepublicatthesouthendofthealley,whileanadjacentbusinessmaintainstwoparkingspacesinthealley.

Presently,thealleyisnotextensivelyused.In-creaseduseofthealleygeneratessomeconcernforpedestriansafetyasvehiclespullingintoElliotStreethaveshortsight-linescreatedbythebuildings.

Main Entrance

The two-way main entrance on Elliot Street is the only access capable of accommodat-

ing large quantities of traffic generated by the sizable parking lot.

Asidefromhandlingheavytraffic,themainentranceprovidestheprimaryfireaccesstoHarmonyLotandthesurroundingstructures.

Business ParkingATM


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Criteria for Evaluation

The first project goal — to create a safe, functional, attractive, and ecologically

functional space — provides an over-arching set of desirable characteristics. The criteria listed below fine-tune these goals into a site-specific list that helps determine a design’s success.

Parking and Pedestrian Space• Shady and cool in summer• Sunny and warm in winter• Access to utilities and services for business-

es and public safety• Attractive visual appearance• Stormwater mitigation

Pedestrian specific• Active, safe location with easy access• Ability for businesses to spill out into the

lot and create new storefronts• Protect rights-of-way

Parking specific•Maintain access and efficient vehicle flow

Spontaneous Social Engagement• Centrallylocatedwithinthemainflowof

traffic,peoplearemostlikelytocrosspathswithfriends,neighbors,andcohorts.

•Theperimeterofaspaceisidealforsocialgatheringduetopeople’snaturalinclinationtowardspacesthatfeelsafe;offeropenviewsforwardwithprotectionfrombehindascre-atedbyanadjacentbuilding.

• Sizerequirementsforgatheringareflexiblefromseveralcafétablestoalargeplazaforhighernumbers;however,toofewtableswillpreventaspacefromfeelingactive,whiletoomanytablesmayfeelemptyiftheysig-nificantlyexceeddemand.

Appropriateamenitiesinclude:• Seating:cafétables,seatingwalls,benches• Shadetrees:deciduous• Nearbyactivity:protectedspaceforchildren,streetperformers,and/orvendors.• Protectivestructurefrominclementweather:coveredpatios,pergolas,awnings• Attractivefeatures:plantingbeds,stonewalls,decorativelighting

Community Events• Encompassingabroadrangeofpossibilities

andrequirements,communityeventsmightincludeoutdoormarkets,performingartists,andcommunitygatherings.

• Generally,alargerandmoreopenlayoutisneededtoaccommodatelargernumbers.

• Dependingontheintendedevent,itmaybeappropriatetolocatethespaceinamoreprotectedspaceawayfromthemainflowoftraffic.

• Somecommunityevents,suchasoutdoormarketsandfestivals,wouldintegratewellinthetemporaldimension,whichmaintainsparkingbutclosesthelotperiodicallyforspecificevents.

Appropriateamenitiesinclude:• Openspace:plaza,parkinglot,and/orgreenlawndependingontheevent.• Shadetrees:deciduous• Seating:seatingwallsorbenches• Amphitheaterandstage

Outdoor Experience•Thisfunctioncreatesopportunitiesfora

moresolitaryorintimateoutdoorexperi-ence,intendedtoprovideaspacewhereindividualscanenjoyaquietlunchandstu-dentsfromtheadjoiningcampuscanstudyinthesunshine.

• Sizerequirementsforaninvitingnookareminimalastheyneedonlytoaccommodateafewindividuals.

• Usersafetyshouldbeensuredthrougheasyaccessandclearviewstoactiveareas.

• People’sdesireforaprotectedspaceandclear,openviewsmakeperimeterlocationsadja-centtoabuildingideal,creatingasenseofsafety.

Appropriateamenitiesinclude:• Seating:benches,seatingwalls,cafétables• Shadetrees:deciduous• Attractivefeatures:plantingbeds,vegetation,stonewalls

Establishing Criteria and Function

By offering a range of possible options for the future design and use of Harmony

Lot, this document is intended to help facili-tate a constructive conversation. Naturally, the community is best served by tailoring the design to the specific needs and desires of Brattleboro residents. Two approaches to

identifying the community’s needs are pre-sented: identifying the space’s intended func-tions and criteria for evaluation. Together these approaches dictate what requirements must be met as well as how the community will benefit.

Two Visions, One Goal

There are two similar but distinct visions for pedestrian space in Harmony Lot:

a plaza versus an urban park.

Expressedinterestsforaplazadesignisrootedinthedesireforacommunity“livingroom”whichfacilitatessocialengagementandencour-agescommunityconversation.

Individualsenvisioninganurbanparkexpressthedesireforaspacethatencouragesgatheringandenhancedcommunityidentitythroughtheperformingarts,streetvendors,andmarkets.Thesetwovisionsarenotmutuallyexclusive,noraretheynecessarilyincompatiblewithaparkinglot.

Source:AaronNaparstek Source:ChrisYunker Source:NewYorkUniversity

Identifying Function


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Greening the Lot

With budgets tight, this design focuses on improving pedestrian safety and flow, ecological function, as well as the attractiveness of the lot by maxi-

mizing under-utilized areas of the lot. The overall parking layout remains as it is with minor adjustments to parking spaces and infrastructure.

ANINVITINGPEDESTRIANWALKWAYTwoparkingspacesattheeastendoftheeastmedianareremoved,pullingthecarsawayfromtheadjacentbuilding.ThiscreatesspaceforapedestrianwalkwayinthenortheastcornerofHarmonyLot.Pedestriansafetyandflowisimprovedbycreatingseparationfromvehicles.Removaloftwoparkingspacesalsoallowsthenortheastcatchbasintobeincorporatedintoalushvegetatedraingarden,whichinfiltratesstormwaterrunoff,improvingecologicalfunctionandenhancingthelot’sappearance.Threesmallshadetreesbenefitadjoiningbusinessesbycreatingamoreinvitingsummermicroclimateandhelpingtoconcealbuildinginfrastructuresys-tems.Withanattractivefrontdoorstep,businessesareabletoenhancestorefronts.Theeliminationormodificationofashedand/orbulkheadbyadjacentbusinessownerswouldpermitspacefortheintegrationofcafétablesandoutdoordisplaystoinvitesocialgatheringanddining.

INTERSPERSEDRAINGARDENSAttractivevegetatedraingardensinstalledthroughouttheparkinglotreducestormwaterrunoff.Concentratingraingardensaroundexistingcatchbasinsop-timizesopportunitiesforstormwatermitigation,duetothecompatibilityoftheexistinggrading,whileallowingthebasinstodivertoverflowduringheavyrains.Raingardensalsointegratedaroundparkingbayshelpsdefinetheparkingspacesandbreaksupthestarknessofemptyasphalt.Ideally,thethreecentralmedianswouldalsobeconvertedintoraingardens;however,trenchingthemwiththeexistingmaturetreeswouldcausesubstantialadditionalstress,potentiallykillingthem.Consequently,itisrecommendedthatthearearemainbrickeduntilthetreesrequirereplacement,atwhichtimeinstallationofraingardenswouldsubstantiallyimprovethelot’secologicalfunction.

SHADETREESShadetrees,integratedintoraingardensandnewtreepitsequippedwithtreegratestoreducecompaction,createamoreattractivelandscapeandcomfortablemicroclimate,whileprovidingmanyeconomicandecologicalbenefits.

PERVIOUSPAVEMENTPerviouspavement,installedwithineachoftheparkingbays,increasesinfiltrationofstormwater,reducingrunoff.

POSSIBLEPARKINGADJUSTMENTINTHENORTHWESTTheproposedcarportcouldbeproblematicformaintainingthenineparkingspacesinthenorthwestcornerofthelot,especiallysnowplowing.Oneoptionwouldbetoconvertthediagonalparkingspacesintothreeparallelparkingspaces,satisfyingsetbacksfromstructures.Thespacecreatedbyreducedparkingprovidesopportunitiestocreateasmall,attractiveplazawithbenchesandenhancedbylushvegetationandshadetrees.Thisareacouldofferapleasantmicroclimateandaninvitingspaceforcommunitymemberstoenjoyanoutdoorexperience.

BEAUTIFYINGTHEWESTENDAraisedbeddefinedbyanattractivestonewallatthewestendintegratesflower-ingshrubsandherbaceousplantsintothewestcorner,softeningthestarkconcretelinesoftheretainingwall.Presently,aconcretefloorseveralinchesbelowthesoilsurfacepreventsdirectplanting.

DesignGoal1. Designaspacethatis:

A. Safeandinviting B. FunctionalandEfficient C. Visuallyappealing D. Ecologicallyfunctional

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Summary of Changes • Twoparkingspacesareremovedtocreateapedestrianwalkway

inthenortheastcornerofthelot.• Oneparkingspaceinthesoutheastcornerofthelotisconverted

toaraingarden.• Ahandicappedparkingspaceinthenorthwestismovedtothe

southwestcornerforeasieraccesstobusinesses.• Existinginfrastructureinthenortheastcornerisremovedor

minimizedbyadjacentbusinesses.• Cafétablesareclusteredinpedestrianspaces.• Raingardensareinterspersedthroughoutthelot

withemphasisaroundcatchbasinsandunder-utilizedspaces.

• Threemediansareconvertedtoraingar-denswhentheexistingtreesneedreplace-ment.

• Smallandmedium-sizedshadetreesareinterspersedasspacepermits.

• Araisedplantingbedisinstalledatthewestend.

• Perviouspavementisinstalledintheparkingbays.

• Potentially,theparkingbayinthenorthwestcornerisconvertedtothreeparallelspaceswithapedestrianspaceandraingardens.

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*The building adjacent to the proposed walkway has considerable infra-structure in the form of heating, ventilation and air conditioning (HVAC) as well as sheds and bulkheads. It is recommended that these businesses consider removing, modifying, or concealing these features as possible in order to create a more inviting pedestrian space. The café, in particular, could benefit significantly from converting some or all of this existing infra-structure into an attractive pedestrian space with café tables and possibly a covered patio or vine-covered pergola.

Pedestrian Walkway Detail

The walkway in the northeast corner of Harmony Lot provides an opportunity to create a small pedestrian

space for social gathering by giving up two parking spaces in the central median.

SOCIALGATHERINGSSituatedinthecenterofpedestriantraffic,cafétablesinthenortheastplazaencouragegatheringandspontaneousconversation.Shadetreesandraingardenscreateaninvitingatmosphere.

UTILITIES&SERVICESMAINTAINEDThedesignpermitscurrentservicesandinfrastructuretobemaintained.Colordifferentiationtodesignatepedestrianspacewithlittletonogradechangegivestrashtrucksaccesstotheexistingdumpsters.Deliverytruckshavetwoloadingzonesonthepedestrianpathway,allowingpassageofvehicu-lartraffic.

PLANTSELECTIONSPlantselectionsforthewalkwayincludesmall,adaptabletreestolerantofthestressesofurbanlife.Theraingardenincludesadiversityofherbaceousfloweringplants,nomorethanthreefeetinheighttomaintainviewsandopenness.

Pedestrian-designated walkway

Raingardensareinstalledaroundcatchbasinsandinunder-utilizedspaces

Brickedmediansareconvertedtoraingar-denswhentreesrequirereplacement

Newlyplantedshadetree

Existinginfrastructureremovedormini-mized*

Cafétables

Optionalpergolaorcoveredpatio

Perviouspavement

Loadingzone

Existingdumpster

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ThisrenderingbyStevensandAs-sociatesshowstheproposedtowerwithatwo-storyadditionwheretheVermontCommunityCollegeswillbehoused.Anewpedestrianspacewouldcomplementthisnewbustlingactivitycenter.

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CommonName ScientificName Height Spacing LightRequirements

Trees

TridentMaple Acer buergerianum 25'-35' >20' SuntopartialshadeRedMaple Acer rubrum 40'-60' >30' SunDownyServiceberry“RobinHill” Amelanchier arborea 15'-25' >20' SuntopartialshadeAmericanHornbeam Carpinus caroliniana 20'-30' >12' SuntoshadeCommonHackberry Celtis occidentalis 30'-70' >25' SuntofullshadeThornlessHoneyLocust Gleditsia triacanthos 30'-50' >30' SunMaackiaamurensis Amur Maackia 20'-30' >20 Sun

Shrubs

BlackChokeberry Aronia melanocarpa x Iriquois Beauty 2'-3' 4' SuntofullshadeSummersweet Clethra alnifolia 5'-8' 4'-6' SuntopartialshadeRedosierDogwood Cornus sericea 7'-9' 6'-8' PartialshadeJapaneseWitchhazelcross Hamamelis x intermedia 10'-12' 8'-10' SuntopartialshadeNorthernBayberry Myrica pensylvanica 5'-12' 4'-6' Suntopartialshade

Herbaceous

EasternPurpleConeflower Echinacea purpurea 24''-36'' 24''-36'' SuntopartialshadeBoneset Eupatorium perfoliatum 24''-36'' 18''-24'' SuntopartialshadeJoe-PyeWeed Eutrochiun purpureum 36''-96'' 36''-48'' SuntofullshadeSneezeweed Helenium autumnale 36''-60'' 36''-48'' SuntopartialshadeBlueFlagIris Iris virginica 24''-36'' 24''-36'' SuntopartialshadeGreatBlueLobelia Lobelia siphilitica 24''-36'' 18''-24'' Suntopartialshade

Grasses&Forbs

BlueSedge Carex flacca 9''-12'' 9''-12'' SuntofullshadeSwitchgrass Panicum virgatum 18''-24'' 36''-48'' SuntopartialshadeLittleBluestem Schizachyrium scoparium 18''-24'' 24''-36'' Sun

Plant PaletteThe stresses of urban life create a harsh environment for vegetation, particularly a parking lot dominated by asphalt. Urban plants must tolerate pollution created by vehicles and road salt, drought due to the domi-nance of impervious surfaces that prevent water infil-tration, excessive heat trapped by buildings and paving, and perhaps most importantly, compacted soils, which prevent root growth and consequently the availabil-ity of nutrients and water. Species intended for a rain garden must additionally be tolerant of periodic wet conditions.

• Trees maintain open sight-lines better than shrubs, which increases public safety and visibility; how-ever, some shrubs can be single-stemmed to form a small tree.

• Serviceberry is especially recommended for many of the smaller spaces due to its small size and high tolerances to difficult conditions.

• Multi-stemmed shrubs are ideal against the western retaining wall to break up the hard concrete lines.

• Herbaceous plants and grasses below are suited for rain gardens.

AlushraingardeninHart-ford,CT,offersadiversityoftexturesandgrowthpatternsasittransitionsthroughitsseasonalchanges.

Raingardensaredesignedtocaptureandstorestormwa-terrunofffromimpervioussurfaces,allowingittoinfil-trate.Aperforateddrainpipecarriesfilteredwatertothemunicipalstormwatersystem.

At least 30'' openings in curb allow water to enter the rain garden.Cobbles slow erosion at the entrance point.At least 3'' of mulch cover the surface.A catch basin, raised 6'' above ground surface, handles overflow during large rain events. Bottom of rain garden is 9'' below the surface of the asphalt and walkway.Structural soil at least 24'' deep; 36'' is preferable.Filter fabric above pea gravel.Min. 3'' pea gravel above top of drain pipe.4'' diameter perforated drain pipe connects to municipal storm pipe.Municipal storm pipe diverts overflow during heavy rain events.

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Precedents & Materials

The project’s second goal is to create a space consistent with the Brooks House

landscape in function and visual appear-ance. All of the precedents and materials shown have been selected by or similar to those chosen by Stevens & Associates, the planning firm for the Brooks House restora-tions. These selections are in keeping with the historical character of many buildings in the downtown district, most notably, Brooks House.

From pervious pavement to LED lighting, Stevens & Associates has integrated many sustainable features into their selections.

While the Brooks House landscaping lay-out and materials are yet to be finalized, the precedents and materials reflect the intended historical aesthetic. While it is unnecessary that the same materials be chosen, compat-ible selections will create a more unified space.

Porouspavementimprovesinfiltrationandconsequently,thelot’secologicalfunctionofthisparkinglotinGrant’sPass,OR.(Source:CityofGrant’sPass,OR)

Simple,stylishblackmetalbencheshavebeenselectedbyStevens&AssociatesfortheproposedBrooksHousecourtyard,invitingpedestrianstolinger.

Abikerackmakesbikingmoreconvenient.(Source:SecureSiteDesignL.L.C.)

Lightfixturescomplementthehistori-calnatureoftheHotelBrooksbuilding.(Source:ArchitecturalAreaLighting)

Bollards,withefficient,long-lastingLEDlights,restrictvehiclesfromenteringtheproposedBrooksHousecourtyard.(Source:SentryElectricL.L.C.)

Subtlecolorvariationsandsmallgradechangeseffectivelydifferentiatepe-destrianspacefromvehicleroutesinthisparkinglotintheNetherlandcityofDelft.Stevens&Associateshasproposedasimilarplan.MaintainingthesamepatternsthroughHarmonyLotwouldavoidconfusingdriversandpedestrians.OftenusedinEurope,thisarrangementallowstrashanddeliverytrucksandothervehicleslimitedaccesstopedestrianspaces.(Source:AdamFry)


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Brooks House Extended

ExtendstheBrooksHousecourtyardlayoutsouthwardintothenorthwestcor-nerofthelot,maintainingtheexistingparkingintheremainder.Thisdesignenhancespedestrianflowandstormwatermitigationopportunities.

Convertsthepresentdiagonallayoutinto90-degreeparking,givingtheap-pearanceofamoretraditionalparkinglotwithadditionspacearoundtheperipheryforsocialgatheringandanoutdoorexperience.

90-Degree Parking

Transformsthewesternhalfofthelotintoagatheringspacebestsuitedforcommunityevents,providingopportunitiesforoutdoormarketsandfestivals.

West Plaza

Convertsmostofthelottopedestrian-designatedspace,whilemaintainingthenorthtunnelaswellastheright-of-wayinthesoutheastalley.Thisdesignsatisfiesmembersinterestedinamoretraditionalurbanparkforcommunityevents.

Harmony Plaza

Abasisforcomparison,theexistinglotismostlyasphalt.Itprovideslittlesepa-rationofvehicleandpedestrianspace,minimalvegetation,andpoorecologicalfunction.

Existing Conditions

Future Possibilities

There is a wide spectrum of design configurations that strike a balance between parking and pedestrian space.

Several broad concept design configurations are briefly shown here for the purpose of illustrating a handful of alternatives. On the following two sheets, three more extreme design op-tions are explored in greater depth with the intention of facili-tating a constructive community conversation. Combined with Greening the Lot, these designs honor and reflect the diverse desires and needs of the Brattleboro community.

* percentage of present parking

Parking:16/17%*Trees:30



Parking:43/46%Trees:29


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1Pros: • Maximizesparkingspaces• Minimizescostandalteration• Placesplazaspaceinthecenterofpedestriantrafficflow,maximizingsafetyandactivity

Cons: • Limitspedestrianspaceandopportunitiesforsocialgathering• Limitsopportunityforshade,aestheticap-peal,andstormwatermitigation

Microplaza East plazaParking spaces: 55 59% of present parking

Plaza Space: 17,000 sq. ft.Trees: 30

EastPlazatransformstheeasternhalfofthelotinto

aninvitingpedestrianspacewithsufficientroomforsocialgatheringaswellassmallcommunityperformances,streetvendors,andbusinessexpansion.

Vehicleaccessthroughoutthepedestrianspaceallowsutilitiesandservicestobemaintainedintheirpresentlocations.

Parking spaces: 8793% of present parking


Microplazamaintainsessentiallytheexisting

layoutwithgreenfeaturesintegratedtoimproveecologi-calfunction.Asmallmicro-plazaiscreatedbyremovingsixparkingspacesinthenortheastcornerofthelottoencouragediningandsocialengagement.

Pros: • Accommodatesbothparking&pedestrians• Improvespublicsafetybyseparatingtheheaviestvehicleandpedestriantraffic• Focusespedestriansinactivezone,improv-ingsafetyandencouragingsocialengagement• Createsopportunitiesforbusinessestoenhancetheirstorefrontsandextendintotheplaza,encouragingshoppersanddinerstolinger• Increasesshadeandoffersoptimalopportu-nityforecologicalfunction

Cons:• Addsconsiderableexpenseandpoliticalprocess• Reducesparkingby41%

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Walkable CommunitiesParking spaces: 0 0% of present parking


Walkable Communities explores the extreme

of converting Harmony Lot into a pedestrian-friendly community center. A three-story commercial and resi-dential building has been constructed, contributing to the bustling community activity. A central green is surrounded by plaza space, accommodating markets, community gatherings, and performances.

Pros•Createsamoresustainableandeconomicallyviablecommunity•Maximizespedestrianspace•Increasesshade,vegetationcover,andoppor-tunitiesforstormwatermitigation

•Structureincreasestaxrevenuefortown•StructurecreatesliveedgesonallsidesCons•Eliminatesallparking•Expensive&complicatedapprovalprocess•Createscapitalriskifdemandforin-townspacedoesnotmeetsupply

A Note about the StructureSeveralbuildingsinthedowntownarepresentlyun-derutilized.Itmakeslittleeconomicsensetoplannewconstructionuntilthepresentbuildingsarefilledtoca-pacity.However,thelastHarmonyLotcapitalimprove-mentsoccurred25yearsago.Injustthelast10years,energycostshaveskyrocketedwithgasolinepricestripling.Densercommunitiesareshowntobemoresustainableandeconomicallyviablethanruraldevel-opment.Asenergycostsandglobalvolatilityincrease,demandforhousinginwalkablecommunitiesislikelytofollowsuit.Presently,Brattleborohasa100/100walkabilityrating,basedonitspedestrianinfrastruc-tureandcloseproximitytonecessaryamenities.

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ProposedBrooksHousecourtyard andwalkways TownPlazaExpansion: PhaseOne(Microplaza) PhaseTwo(BrooksHouseExtended) PhaseTh ree(EastPlaza)


RETAIL STORE

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RETAIL STORE

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RETAIL STORE

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Phase 1Sixparkingspacesinthenortheastcornerofthelotareconvertedintoplazaspace,addingover1,000squarefeet.Thisareawouldaccommodatesevencafétablesaswellasaraingardenandaseatingwall.(SeeMicroplazaDesign.)

Phase 2Extendingtheplazasouthward,eightadditionalspacesareremoved,convertingthenorthwestquadrantofthelotintoover5,200squarefeetofpedestrianspace.(SeeBrooksHouseExtendedDesign.)

Phase 3Byeliminating18additionalspaces,theeasternhalfofthelotistransformedintoaplazaofap-proximately12,000squarefeet.(SeeEastPlazaDesign.)

Several of these plans are particularly well-suited

to phased construction. This approach offers the benefits of lower risk and initial capi-tal costs while providing the opportunity to expand if and when user demand increases or capital funds become available.

Phased Construction

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Harmony Lot (Brattleboro, VT) Design for public space and Ecological Enhancement

Documents

Transcript of Harmony Lot (Brattleboro, VT) Design for public space and Ecological Enhancement