Bristol, CT Concept Plan April 2011

Ye s t e r d a y , T o d a y & T o m o r r o w

T h e S t o r y o f B r i s t o l R i s i n g

B r i s t o l , C o n n e c t i c u tA p r i l 2 5 , 2 0 1 1

i B R I S T O L R I S I N G P r e l i m i n a r y s u b m i s s i o n

Renaissance Downtowns would like to thank the following organizations for their ongoing participation and support throughout the last year:

• City of Bristol• Bristol Downtown Development Corporation• Bristol Rising Community• Resident Committees• Property Owners• Business Owners• Community Stakeholders• Consulting Team

Downtown Concept Plan Submission

“For the first time, we really have a say.

We could really create something unbelievable

in the downtown.” Lindsay Vigue

Acknowledgements

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Our Commitment To Bristol

Sincerely yours,

Donald MontiPresident & CEORenaissance Downtowns

Ryan PorterVice President For Planning & DevelopmentRenaissance Downtowns

“When we first embarked upon this quest to work with you to create a vibrant downtown in Bristol, we were greeted warmly. Our goal was to involve each and every citizen in the process from day one. Since that time, your community has made us feel like we are not only your guests, but neighbors… and our goal is to be good neighbors and to be contributors to an even better and brighter future for all Bristol residents”

HiSTOriC MAin STreeT WiLL BeCOMe MOre ViTAL, AS DePOT SquAre COMPLeTeS BOTH SiDeS OF THe STreeT

Preface

i i i B R I S T O L R I S I N G P r e l i m i n a r y s u b m i s s i o n

Our Vision

The creation of a revitalization plan for Downtown Bristol has been conceived through working with the City, the Community, Private Property Owners and Key Stakeholders. This plan will serve as a road map for the creation of a vibrant mixed-use Downtown that will truly display a return to Bristol’s roots.

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Mission Statement

To plan Bristol’s Downtown in a comprehensive manner through a transparent collaborative exchange of responsible thoughts and ideas, never losing sight of Bristol’s remarkable history and adhering to the triple bottom line – social, economic and environmental responsibility.

Preface

v B R I S T O L R I S I N G P r e l i m i n a r y s u b m i s s i o n

Table of ContentsPreface iYesterday...Bristol’s rich Heritage 1Today...revitalization Opportunities 5Planning for Tomorrow 9Bristol rising...Crowdsourced Placemaking 15Tomorrow...A Vision for Bristol’s Future 27Depot Square...A Catalyst 41enhancing Bristol’s Downtown & neighborhoods 47Planning Studies 63implementation...Turning Vision into reality 76

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“i think we all need to be a part of it,” Mayor Art Ward

“Together, i mean together, we can make some real exciting things happen,” - Don Monti as quoted in The Bristol Observer “i was negative on it

until i heard their spiel,” “They’re committed.

They understand that it’s a big undertaking,”

- Dave Pasqualicchio

Preface

Working Together

1 B R I S T O L R I S I N G P r e l i m i n a r y s u b m i s s i o n

Bristol’s Proud HistoryBristol has a rich and storied history as a New England City whose story mirrors that of the national landscape in many ways. As a City of over 60,000, Bristol has served as home to many generations of Connecticut families that have witnessed first hand the transformations that Bristol has experienced over the years. Founded in 1785 as a largely agricultural community, small manufacturing began to take root at the turn of the 18th century. By the end of the 1800’s, Bristol’s population grew to over 7,000 including a large immigrant population, which was pivotal in the transition from a small rural community to a more vibrant modern city. As is depicted on the opposite page, manufacturing became a driving force in Bristol until the second half of the 20th century.During the first half of the 20th century. Bristol’s strong civic roots began to truly take root as Memorial boulevard was constructed along with the creation of new schools and parks. It was during this time that a hospital was built along with the Boys and Girls Club. Downtown became an active, vibrant place, full of commerce and activity. Known as the clock-making city in the 1800’s, Bristol still celebrates its history as home to the American Clock and Watch Museum. Aside from its many time keeping innovations,Bristol was once nicknamed the Bell City because of its history of manufacturing spring-driven doorbells.Plant closings and construction of the New Departure facility on Chippens Hill marked the physical changes caused by Bristol’s transition to a center of more diverse economic activity. This era was followed by “Urban Renewal” of the 1960’s which saw the City’s central business district essentially leveled and redeveloped in a far more suburban fashion, including the presence of a large (and ultimately doomed) downtown mall.

2 Yesterday... Bristol’s Rich Heritage

Bristol has a strong and proud history as a center of manufacturing that continues to this day as is demonstrated by the City’s relatively large manufacturing base, including the presence of the headquarters for Associated Spring.In 1857, Wallace Barnes founded the Barnes group in Bristol as a metal parts shop that has become a diversified leader in engineering and manufacturing paving the way for innovation in Bristol, a tradition continued today by ESPN: The Worldwide Leader In Sports.During the 1800’s, Bristol took its role as a center of clock making along with supporting precision manufacturing industries. Manufacturing would continue to dominate the landscape through the first half of the 20th century. Until a permanent shift within the economic base occurred beginning in the 1950’s that saw a transition away from heavy manufacturing and metal working toward a more diverse economy.

Historic Center of industry and Commerce


Bristol Post 1955 Flood & urban renewalThe flood of 1955 was a seminal moment in the history of downtown Bristol as it ushered in an era that was dominated by the growth of the suburban landscape. The 1960’s saw the onset of “Urban Renewal” which tore apart the fabric of historic downtown. Downtown Bristol struggled to compete with auto oriented retail and entertainment options, including those located along Rt. 6 and at regional malls outside of Bristol. In 2005 the mall was demolished, ushering in the possibility of a new era that could see a revitalized downtown and a return to a vibrant, mixed-use urban construct that is lacking within most of America’s suburban downtowns.

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Bristol’s recent Past

Yesterday...Bristol’s Rich Heritage

Downtown Bristol offers significant assets that serve as a tremendous foundation for the creation of an attractive, sustainable neighborhood that will provide the community with a Triple Bottom Line of social, economic and environmental benefits. Some of these assets include:• Historic Main Street with its traditional, native architecture• A central location with great parks and the Pequabuck River• Gateway opportunities including the intersections of North Main

Street and Rt. 6, Main Street and Riverside Ave as well as Memorial Boulevard.

The Downtown also provides a number of redevelopment opportunities that can leverage the aforementioned assets to help provide the right mix of uses along with residential and commercial densities to create an environment that will appeal to the growing market for downtown living, working, shopping, learning and playing. Some of these opportunities include:• Existing warehouse space and other character-rich buildings with

opportunities for adaptive reuse and unique residential/office use• Underutilized and outmoded buildings that are ripe for redevelopment

and/or repurposing• Significant developable parcels that represent opportunities for

reinvestment such as the Depot Square site and the former Chick Miller redevelopment site.

With the development opportunities that exist within Downtown Bristol, it becomes apparent that there is a great chance to implement a successful downtown revitalization vision that will provide a unique environment for residents, businesses and visitors alike.

Opportunities for reinvestmentDowntown Assets to Build upon


Millennials 80 MillionBoomers 78 Million

Bristol is Strategically Positioned

There has been an ongoing shift from suburban living, to downtown living. As the attached ZVA study states, the “fundamental transformation of American households is likely to continue for at least the next several decades, representing

an unprecedented demographic foundation on which cities can rebuild their downtowns and

in-town neighborhoods.

From Suburban to Downtown

Population Growth Focus on 6 Megaregions

Boomers are downsizing

The City of Bristol is uniquely positioned to capitalize on significant shifts in consumer preference that are driving a return to urban living, including and especially residential options within suburban downtowns. Some statistics that demonstrate the need for more downtown, mixed-use housing include:• TheU.S.populationisexpectedtogrowfrom300Mto420Mbytheyear

2050• TheU.S.UrbanPopulationwillDOUBLEfrom150Mto300Mbytheyear

2050• 30%of housingdemand for urban,walkableneighborhoods, but only2%ofnewhousingproductfitsthatdefinition

• 2/3’s of the demand for walkable neighborhoods will be met in thesuburbs

• 80MillionMillennialsand78MillionBoomerscurrentlylivewithintheU.S. – two demographic cohorts that desire downtown, amenity driven living within a mixed -use setting.

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The need For Comprehensive Planning

Today... Revitalization Opportunity

The Creatives represented only 12% of the workforce as recently as 1980. Today, they represent about 33% of the workforce – but up to 75% of discre-

tionary spending. Within ten years, the creative class of worker will comprise over one-half of the workforce, providing significant opportunities for Cities such as Bristol to capitalize on this market’s desire for vibrant living within a

walkable, mixed-use setting.

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101520253035404550

1980 Today 10 Years

The changing nature of the workforce is also a powerful indicator of the need for residential options within a mixed-use setting in downtown Bristol. For example, the expansion of the knowledge economy, as demonstrated by the explosive growth of the “Creative Class” of worker (see chart on the bottom left of this page) is key for Bristol considering the two largest employers are ESPN and Bristol Hospital. These market realities have created a “New Norm” which will drive urban growth within suburban regions for years and decades to come – a trend that Bristol can capitalize upon by creating the first true “Boutique City” within the region. These assumptions have been supported by the recent housing study conducted by Zimmerman Volk Associates, which stated “more than 3,500 housing units could be absorbed in (downtown Bristol) over a 10-year time frame.”Bristol has the opportunity to capture significant market share as a result of the lack of comparable product in the area.

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Y E A R S


new urbanismW h e r e W O u l D y O u r a T h e r B e ?

• A mix of uses that include a significant residential population, office and commercial uses, retail, entertainment, cultural, restaurant, and hospitality

• Inclusion of significant public space, greenways, walking and biking paths and other community amenities• Mixed-income housing to provide residential opportunities to the entire population• Compact Building Design• Emphasis on walkability and non-auto modes of transit• Focused development within urban cores and downtowns as opposed to greenfields• Higher density housing including numerous multi family optionsAs can be seen in the before and after images on this page, New Urbanism provides an alternative for communities that have been constructed with a lack of proper planning principles, resulting in little to no“sense of place” coupled with economic struggles. These demonstrate transformation of a typical suburban light industrial center into an inviting downtown neighborhood that offers a mix of uses, including residential options. The bottom images provide insight as to how an auto-oriented corridor, which suffers from a lack of investment in pedestrian options, can transition to a more main street setting that is ripe for ground floor retail and street level activity.

* The following images are courtesy of Urban Land Insititue

The Concept of New Urbanism, which is rooted in the creation of vibrant, liveable mixed-use communities that provide walkability within a traditional neighborhood setting, has been around since the 1980’s. Recently, national trends demonstrate a growing desire to live within these “new urbanist” neighborhoods, which are represented by:

In both cases not only is the new landscape far more pleasing to the senses, it is also far more sustainable from an economic perspective while providing significant environmental benefits to their communities as well.

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renaissance Downtowns Development ApproachSuburban Downtowns have a tremendous opportunity for economic growth in the coming years based upon changing demographics and a shift in consumer preference that has created significant pent up demand for urban living within smaller “Boutique Cities” such as Bristol.However, the nature of Suburban Downtowns creates a setting in which traditional, one-off “infill” redevelopment simply does not work. The reasons for the lack of development within suburban downtowns range from a lack of catalytic investment capital, the absence of a cohesive vision and the inability for a municipality to implement transformative change within a downtown.Renaissance Downtowns believes that the only way to successfully implement a significant downtown revitalization in a setting such as Bristol is to take an inclusive, comprehensive and holistic redevelopment approach. By including both the public and private sectors at the table along with local property owners and community stakeholders, a cohesive, market driven vision for downtown can be created and implemented, resulting in significant economic and social benefits for the entire community.

The above diagram represents Renaissance Downtowns “Unified Development Ap-proach™” which includes a Master Developer working in Partnership with the municipality,

along with the inclusion of private property owners, transit agencies (where applicable) and key community stakeholders. The result is an implementable, market driven redevelopment

plan.

Transit Agency

Private Property Owners

Municipality

Key Community

Stakeholders

Master Developer

Today... Revitalization Opportunity


Bristol initiates redevelopment Process

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revitalization Goals

Planning for Tomorrow

1 1 B R I S T O L R I S I N G P r e l i m i n a r y s u b m i s s i o n

existing Building usesAll successful downtowns are formulated by a critical mass of residents and the proper mix of additional uses including retail, commercial, cultural, civic, parks and open space, to name a few. In order to create a vibrant mix of uses the development team must first work to discover what uses exist within the current downtown before determining what uses are needed. The Renaissance Team conducted a detailed analysis of the current uses in Downtown Bristol to inform the planning process. The following discoveries include:

• Lack of commercial and Retail Uses• Excess Vacant land and improperly placed surface parking• Strong Civic Center Stabilizer• Existing Historic Districts and Buildings• Lack of Multifamily Housing outside of 2-3 family conversions• Lack of newer Housing Product

Perhaps the most detrimental use deficiency discovered is the lack of newer housing product. The average age of housing offered within the study area is over 100 years old.

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Comprehensive redevelopment


To truly embark upon a comprehensive planning process a redevelopment team must not only entrench itself in the local community and culture but must also discover all the existing contextual patterns that have been created over the evolution of the urban fabric.As an industrial center for commerce Bristol utilized a long-standing rail corridor to ship goods and services for its many manufacturing facilities. While the existing rail line can provide future opportunities, when coupled with the significant grade changes within the downtown the rail acts as a contextual barrier that separates the core of Downtown from Historic Federal Hill. In addition the Pequabuck River and the larger pedestrian unfriendly streets throughout Downtown also act as contextual barriers. The identification of these barriers allows the planning team to develop recommendations as to how to better connect the downtown. The experience of being in a vibrant urban environment requires many basic design principles one of which is the creation of a “Street Wall” as displayed in the image to the left. The Concept Plan formulates recommendations that mend the once strong “Street Wall” fabric in Downtown Bristol.

rAiL Line BArrier


Opportunity SitesDowntown Bristol has one tremendous asset that many suburban downtowns lack: the opportunity to redevelop significant vacant and underutilized property. The fact that the 17 acre Depot Square site is essentially a blank slate provides the opportunity for the Bristol community to engage in a meaningful and catalytic redevelopment effort.The chart to the right depicts developable properties within downtown, including municipally owned land and privately owned land that is ripe for significant redevelopment along with rare historic opportunity sites. With the Depot Square site as the “hole in the donut” surrounded by additional redevelopment opportunities, the City of Bristol is well positioned to successfully achieve a comprehensive downtown revitalization.

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Transportation Opportunities


A sustainable downtown necessitates a full range of transportation options. While the ideal situation is to create a live/work environment that provides for walkability, there will always be a need to accommodate other modes of transportation. Currently, Bristol has very limited transportation options. The City lacks a walkable construct within its downtown, exacerbated by almost no viable transit options to connect Bristol to cities to the East such as Hartford nor Cities to the West such as Waterbury. This lack of transit also precludes connectivity to the economic engine of New York City.The Renaissance Team spent extensive time analyzing the existing street grid throughout the Downtown Study Area. The recommended additional street connections provide much needed breaks in block lengths leading to a significantly more pedestrian friendly environment especially when coupled with new and exciting development.A successful mixed-use environment will employ the principles of complete streets, which provide for traffic calming measures to allow for safe walking and biking options. In addition, intra-city transportation such as trolleys or shuttles and “cars when you need them” options such as Zip-Cars can reduce the need for use of the auto while providing additional commuter options, such as light or commuter rail transportation to/from a locality to other nodes of economic and social activity. It is encouraging that the new gubernatorial administration in Connecticut is actively pursuing expansion of commuter and regional rail service. In the interim, Bristol can take tremendous local strides by implementing complete streets programs along with local circulators that would provide transportation both within the downtown, and to key points of interest and economic activity outside of the immediate downtown boundaries (such as to/from ESPN and Bristol Hospital).

Streets Diagram V-1


Crowdsourced Placemaking: A Platform for Positive Change“Crowdsourcing” or Crowdsourced Placemaking is “the act of taking development traditionally performed by real estate institutions and sourcing it to a large, undefined community with shared values... to transform exciting places into “places for the soul” that uplift and help us connect to each other.” Hundreds of Bristol stakeholders have come together to create a shared vision for revitalizing Downtown Bristol from a place you drive through into a place you drive to. The Bristol Rising, community is engaged in sharing their input on the Downtown project at in-person meet-ups and Bristol Rising’s social media portal, BristolRising.com. GoBristolSurvey.com, is a separate survey site where registered members have the ability to propose and vote on ideas for the Downtown. Together, Bristol Rising members are essentially mixing their own Downtown elixir. Bristol Rising and Renaissance Downtowns share a Triple Bottom Line philosophy: socially, economically and environmentally responsible development. Subscribing to such values will provide significant benefits to the Bristol community, consistent with the creation of a vibrant, walkable, mixed use environment. The “Bristol 2010” graph illustrates money currently leaving Bristol’s

economy based on today’s limited choices of mostly national chain stores and restaurants, which necessitates driving and siphoning dollars to other communities. Compare this to the right graph. Where there exists a growing contingent of people who prefer to drive less extensively, favoring alternative transportation such as walking, biking or mass transit. Even if these folks wanted to support Bristol, the City exists in such a way where they have little choice but to drive everywhere, and spend at national chains -- forcing many to spend or live elsewhere entirely.

The “Bristol 2020” graph assumes a future Triple Bottom Line development. Those who wish to retain their auto-centric, national chain lifestyle can carry on doing so, as represented in red. But because the Downtown can now provide options for those seeking alternatives to the national chains and car-crazed lifestyles, Bristol can now capture those former exodus dollars, represented in green. The Bristol Rising community is perhaps the heart of the green portion. Not only will significantly more money stay in the local economy, Downtown will also draw new dollars from visitors, as well as provide many indirect and induced benefits to the Bristol community.

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Crowd Favorites

Bristol Rising...Crowdsourced Placemaking

Renaissance Downtowns recommends voting thresholds the community must attain in order to justify feasibility studies to determine final inclusion of suggested uses in the Downtown Master Plan. Thus, Bristol Rising was charged with attaining 200 votes per public amenity to trigger a study, and 100 votes per retail use to garner back of the envelope feasibilities. The impressive results are demonstrated in the graphs to the left that show that the Bristol Rising community has already been utilizing crowdsourcing to initiate positive change in Downtown by matching individual desire with market demand.

Survey Site MembershipBrew pub, Restaurant, Beer Garden158 Likes (Pub), 56 Likes (Garden)

A Piazza248 Likes

Visual & Performing Arts Center236 Likes

Market in the Piazza149 Likes

Live Music Venue150 Likes

Bookstore & Cafe198 Likes

Pequabuck River Walk215 Likes

Likes

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Favorite Public Places & events

Passenger Rail & Train Station138 Likes

A Piazza248 Likes

Visual & Performing Arts Center236 Likes

Live Music Venue150 Likes

Small Movie Theater105 Likes

Amphitheater29 Likes

Illustrative Master Concept Plan

Bristol’s Own Downtown Art Gallery80 Likes

Summerfest, Taste of Bristol69 Likes

Restaurant Row112 Likes

Strawberry Festival, Farmers Mkt.34 Likes

Pop-up Piazza All Day Extravaganza41 Likes

Market in the Piazza149 Likes

Local Music Festival32 Likes

The Piazza at Depot Square

Active Survey Site use ProposalsBicycle Infrastructure / SharingBig Belly Solar Trash CansBike path from downtown Bristol to PlainvilleBikes in Bristol EventBiking/Bike rentalBridge of Flowers Bristol’s Own Blue Back SquareCultural Arts Programs/EventsDance Floor for Public PiazzaDog Friendly AreasDoggie Day care / groomingEarth Day Trash CleanupFree ClinicGreen CarouselsLabyrinthsMan-made River WalkMusic on the walk – Speakers in Street LightsOutdoor Movie Night in PiazzaPainted Horses Public ArtPedestrian Town SquarePervious PavementRally for Rail -Parade on Train TracksRenewable Energy & LEED Certified BuildingsRiver ParkRiverwalk / Bike Path Along Memorial Blvd.Rooftop AgricultureScavenger HuntSports and Entertainment ReferencesSports FestivalTrainTransportation CenterTrolley SystemTrudon Property River Walk DestinationYouth / Teen CenterZip Cars / Gondola Ski Lift

Other Suggested Downtown usesAwareness Programs-Health and

NutritionalBasketball CourtsBeach VolleyballBike LanesBio SwalesBusesChildren’s Recreation AreasDog ParkExercise/Yoga in the SquareExpanded Water FeaturesGreen Auto Docking StationsLight RailTwo Police BoothsNeighborhood Security Watch GroupParks, Plazas & Open Space (Passive

& Active)Pedestrian Connectivity ExperiencePolice on BicyclesProper LightingPublic Safety Awareness ProgramRick ShawsSBA Local Assistance OfficeSecurity Internal to Property Owners

Assoc.Water Show

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Favorite Places to Live, Work & Play

Illustrative Master Concept Plan

Roof Top Garden69 Likes

The Piazza at Depot Square

Live-Work Units38 Likes

Studio Apartments50 Likes

Green Mixed Use Building27 Likes

Coworking Space60 Likes

Coffeehouse64 Likes

Flea Market, Antique Show27 Likes

Natural Foods Organic Grocery Str.45 Likes

Bookstore & Cafe198 Likes

Brew pub, Restaurant, Beer Garden158 Likes (Pub), 56 Likes (Garden)

Specialty Shops97 Likes

Comedy Club198 Likes

All Natural Bakery198 Likes

Other Suggested Downtown usesAdult EducationArts Magnet SchoolAssisted LivingBack OfficeBoutique HotelBoutique Maternity OptionsCatering FacilityCulinary / Wine SchoolDoc in the BoxEnriched HousingESLFood KiosksGourmet Food StoreIncubator SpaceIndependent Housing with Limited

ServicesOutpatient CarePersonal ServicesPlace Based RetailRickshaws and Horse and CarriageRoof Top AgricultureRoof Top BarRoof Top PoolRooftop RecreationSchool of BroadcastingSkilled Nursing FacilitiesSpaSpecialty Food Stores

Active Survey Site use Proposals50s DinerAmusement, Arcade, Mini Golf, Batting CagesArt Exhibitions / GalleriesArtist LoftsArts Education CenterAsian BistroAsian Food MarketBlack Box Theatre (small)Boutique / Unique Toy StoreBowling AlleyChambres de Bain UnitsCharter Oak Lager Brewery and Fish HouseCheese ShopDuckpin Bowling & Roller RinkEntrepreneurial Resource CenterESPN Downtown CampusFitness Center / GymFluid StorefrontFondue RestaurantFood Co-opGlass Blowing StudioHead Shop / Music ShopHi Speed Indoor Go Kart FacilityIce Cream Parlor with Jukebox Dance floorIce skatingIndian RestaurantIndoor PlaygroundItalian Food MarketMediterranean RestaurantMen’s Clothing StoreMid-Rise (5-10 story) CondosOutdoor / Indoor Tennis CourtsPaint Your Own PotteryPerforming Arts Venue/playhouse/theatrePhoto LabPie & Cake Specialty ShopPolish Food MarketPolish RestaurantRaw Bar / Seafood RestaurantRiverside Cafe Rock Climbing GymSatellite CampusesSemi-Pro Sports TeamSoda Bar / Youth Music VenueSpin Class / CyclingSports Related Indoor FacilitySushi Go-RoundSwimming Pool (year round)Trading PostUrban Format GrocerVegan / Organic RestaurantWine Bar / LoungeWomen’s Clothing BoutiquesWriting Center



Bookstore & Cafe Feasibility

Bookstore=0%grossrevenuesCafé=90%grossrevenuesPerformancespace=10%grossrevenues

Bristol’s residents are tired of not having a bookstore, nor cafe unaffiliated with a corporate entity, and so Bristol Risers made it a point to marry two of their favorite uses together where they could enjoy the feel of real books amidst a cup of Joe. With their votes in tow, the Bristol Rising community crossed its fingers in hopes they will not need to leave Bristol for such an amenity.

Due to the Bookstore Cafe garnering well over 100 votes, Renaissance Downtowns commissioned market and retail expert Kennedy Smith of the Clue Group to conduct a feasibility study to see whether such a retail use would be sustainable in Bristol. Unfortunately, Kennedy determined that a Bookstore Cafe would not be feasible in Bristol due to the current socio economic climate, but also in large part because Bristol does not have the population masses necessary for sustainability. Kennedy cited cities in the neighborhood of 80,000 as having a much greater chance of holding onto a successful Cafe Bookstore.

Flipping the page, Kennedy found that when a Bookstore Cafe was combined with Performance Space, it returned a favorable feasibility rating. The more uses, the more viability.

“How wonderful it would be to have such a book store

with coffee/tea and reading areas. Maybe small musical groups

of diverse ethnicity on the weekends

to focus on local talent and the diverse population of Bristol.”

- Gail Leach

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Live Music Venue & restaurant Feasibility

Door=5%grossrevenuesRestaurant=95%revenuesStart-up costs = moderateLabor costs = can be moderateSpace = min. 2000 SF


With a city full of musical talent, but short on areas for artistic expression, a Live Music Venue became a natural push for the Bristol Rising community. Musicians spoke of their struggle to perform in Bristol due to the lack of relevant venues, and identify this amenity as a viable solution for Bristol’s expression woes.

As one of the first amenities posted on GoBristolSurvey.com, the Live Music Venue recorded more than 100 votes as musicians and live music fans identified it as a missing piece to the Downtown puzzle. Encouraged by Bristol Rising’s support for such a venue, Renaissance Downtowns retained Kennedy Smith to conduct a feasibility study for a Live Music Venue in Downtown Bristol. Unfortunately, the spirited following for this amenity was unable to counter the market reality, and a Live Music Venue was deemed infeasible.

But, when assisted by a restaurant element, a Live Music Venue is indeed feasible. Kennedy revealed that roughly 10 percent of the revenue would be generated through box office receipts, while 90 percent would come from the restaurant subsidizing the live music use.

This is definitely something we’ve been missing in Bristol. I’ve got tons of friends

with a tremendous amount of talent but no venue for them to showcase that talent locally. Myself included, I’ve worked on

several projects with different musicians but finding a place to perform live in Bristol

has always been a struggle.- Paul Thibault

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Brew Pub Feasibility

Bar=50-70%grossrevenuesFood=30-50%grossrevenues

Start-up costs = minimal

Market in Piazza Feasibility

Bristol’s beer enthusiasts were bubbling in their desire for an authentic establishment to kick back and enjoy a premium local ale, and behold, the Brew pub/Restaurant caught steam. One of the fastest growing amenities, the Brew pub/Restaurant captures the authenticity of a local ale house that piqued the inquisitive tongues of many Bristol Risers.

Spilling well beyond the 100 vote threshold for retail amenities, Renaissance Downtowns acted by commissioning market and retail expert Kennedy Smith of the Clue Group to research the feasibility of a Brew pub/Restaurant in Downtown Bristol.

Good news was brewing, as Kennedy informed Renaissance that the Brew pub/Restaurant was indeed a fully feasible entity in a future revitalized Downtown. Kennedy anticipates 55 percent of revenue generation from bar receipts, with another 45 percent attained through food sales, creating a balanced business model capable of sustainability.

Due to the void in recurring public activities in Downtown Bristol, the Bristol Rising community powered the Market in the Piazza across the voting goal line. Already excited about the prospects of a public Piazza, members hoped to color their favorite amenity with the festivity of open air markets.

Propelling past the 100 votes necessary for Piazza uses to trigger a feasibility study, Renaissance Downtowns matched Bristol Rising’s market support with investment, once again calling upon Kennedy Smith to conduct a “Market in the Piazza” feasibility study.

Assuming a revitalized Downtown, future population absorption rates, and relatively low overhead costs, a market in a piazza would require management and willing parties. In conclusion, Kennedy’s research found that a market in a piazza would certainly be feasible in Downtown Bristol.

“ Great idea. The Willimantic Brewing Company is one of the best. Calvary Brewing is new and in Oxford, but possibly would be interested in setting up a brewing/restaurant location here. The assistant brewer for Calvary, Justin Benve-nuto, is from Bristol.” - Lindsay Vigue

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Boulevard School Feasibility


Pequabuck riverwalk Feasibility

With historic Memorial Boulevard Middle School about to become vacant and housing a marvelous theatre, the Bristol Rising community strongly latched onto the venue as their desired destination for a Visual and Performing Arts Centre. With incorporated performance and arts spaces the hope is that the building could anchor a future cultural arts district Downtown.Responding to their vision, Bristol Rising answered the call with a five star performance, delivering north of 200 votes. Renaissance Downtowns took notice and partnered with Fletcher-Thompson, the architecture firm originally hired by the City of Bristol to conduct the 2008 Memorial Boulevard Theatre study. At the time, Fletcher-Thompson was given parameters by the City to create a state of the art performance theatre, with estimated construction costs in the $14 million range.Armed with new direction from Bristol Risers eager to use the building in its near-existent form, Fletcher-Thompson has begun preliminary research identifying some 42,000 square feet as potentially revenue generating. As studies continue, the firm will investigate ADA compliance requirements that accompany changing the use of the building from a school to a performance and arts venue. Thus far, the indication is that the feasibility challenge to the adaptive re-use is dependent on code compliance, proper programming, building management, and potential subsidies in utilizing the non-theatrical portions of the building.The Pequabuck River has become almost an afterthought of this generation due to its

existence along the underutilized but beautiful Memorial Boulevard Park, and industrially laden Riverside Avenue. But it didn’t take long for the Pequabuck River Walk to make a splash with Bristol Risers, as many see the promise that a natural water feature can bring to a Downtown in need of some life. Though the Pequabuck River Walk did not cross the 200 vote threshold by the March 15, 2011 deadline, falling just a few votes shy, Renaissance Downtowns felt compelled to investigate the amenity based on the hard work and passion the Bristol Rising community exhibited. Renaissance then commissioned their team of engineers to study the feasibility of day lighting the river, and concluded that associated costs of such an endeavor would be in the range of $40-$60 million, making it economically unfeasible at this time. However, the ability to celebrate the already exposed but under appreciated Pequabuck River with a short term River Walk was considered feasible when part of a revitalization plan, to the tune of an estimated $150,000. In the future, with a vibrant Downtown and reinvigorated popularity of the Pequabuck River, it could become a feasible venture.

Proposed Riverwalk(The Below Chart Represents an estimated cost of the proposed Riverwalk)

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PrOPOSeD riVerWALk


Piazza Feasibility

BRisTOl saYs 242 liKEsSince day one a Piazza was the leading vote getter on GoBristolSurvey.com. The Bristol Rising community has spoken loud and clear in their desire for a central gathering place ripe for lounging, entertainment, and bustling activity reminiscent of European town squares.As the Piazza roared beyond the 200 vote goal, Renaissance Downtowns commissioned New York City consulting group, Project for Public Spaces, to conduct a feasibility study. PPS discovered that the Piazza is feasible when coupled with a mixed-use development strong community buy-in, programming management, and activation. Bristol Rising is already proving the first third of that equation positive. In addition, Renaissance Downtowns estimates that a Piazza would cost approximately $2 million, which could be absorbed by the proper densities and mixes of use. Also, in the Summer of 2011 Depot Square becomes a testing ground for a “Pop-up Piazza” that will further evaluate the potential future success of a permanent piazza, and may provide an exciting glimpse into the future of Downtown Bristol.

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1. Bristol Beach2. Flexible Lawn3. Community Space4. Food /Beer Area5. Large Event Space

Piazza Feasibility

Bristol Rising... Crowdsourced Placemaking

Piazza Cost Estimates

OuR ExPERTs saYVisualize a piazza (or plaza) surrounded by shops, offices, restaurants, cafes. Add some housing. Maybe a fountain with a man-made river that dumps into a pond with goldfish. Or possibly incorporate the Pequabuck River with a river walk. Benches, tables with umbrellas and chairs scattered around. Add some of those tables they have in parks down in Philadelphia where seniors living on Laurel St can meet for a cup of coffee and play chess or checkers.

Sit and relax with an iced tea and read a book or listen to music on your iPod… Stop at the micro brewery for a beer, appetizer and/or sandwich. Pop in the bookstore and browse or use the free wireless and/or grab a pastry, mini cheesecake, or cupcake at the bakery along with a cup of coffee, cappuccino or latte and sit outside with a friend, spouse or family member and enjoy each other’s company.

Pop-up PiazzaSummer 2011


Committees

The Parks, Open Space and Recreational committee focuses on adding vibrancy to the Downtown through the creation & activation of public spaces, and testing their feasibility. Recognizing how important public and recreational spaces were to the Bristol Rising community, with the top voted amenity a Public Piazza, the Parks, Open Space, and Recreational committee geared their efforts toward actualizing such a place.Our planning consultant Project for Public Spaces has conducted research to determine that 80 percent of the success of a public space hinges on proper management and smart programming. That is why the Parks, Open Space, and Recreational committee is currently working on implementing a “Pop-Up Piazza” this summer to test the market for such an amenity.With the help of PPS, Renaissance, and Bristol Rising, the committee will attempt to erase the downtown’s voided feel with that of a full-range network of integrated activities, situated on Depot Square near the potential future piazza site already incorporated into the Downtown master plan. Not only does this event test the market for such open space amenities, but is also provides a glimpse toward an exciting future.

The Cultural Committee focuses on integrating Cultural and Entertainment programming and venue options in the Downtown that would create a rich fabric of activities, catapulting Downtown Bristol into a true regional destination. Working with the ideas of the Bristol Rising community the Cultural, Entertainment committee dissected ideas ranging from a Café/Bookstore to a Live Music Venue.In order to determine the viability of these cultural and entertainment options, the committee has begun working with three Bristol Rising members, all local artists, to create a Fluid Storefront space which would test various uses. With the committee, Bristol Rising members, Renaissance, and community stakeholders working together, this Fluid Storefront project will be able to measure the feasibility of various uses while delivering traffic and excitement in the here-and-now, prior to any shovels hitting the ground.

The Green Initiatives Committee focuses on Green Initiative options for the Downtown that increases livability and fosters an eco-friendly destination for all. Green initiatives and technology will continue to be a driving force in the US for many years to come. Already ahead of the curve in their desire for a Triple Bottom Line development Downtown, Bristol Rising has taken one third of that 3BL equation to heart, working hard to ensure an environmentally responsible product. In turn, they have provided the Green Initiatives committee plenty of green solutions to investigate for possible implementation.Among the researched and discussed amenities were renewable energy, LEED certified buildings, Solar Belly Trash Cans, rooftop agriculture, community garden plots, bicycle and pedestrian-oriented infrastructure, and porous pavement—among other green storm water solutions. Committee member continue to research policies, products and development techniques that exist locally, regionally and nationally and are relaying their findings to Renaissance to fully meet the standards of that ever-important environmentally responsible development element.

The Land Use Committee focuses on various land uses within Downtown as well as “the management and modification of the natural environment or wilderness into the built environment”. The management of how land is used is primarily done through City zoning policy. It is these zoning codes that are the rules and regulations that determine what can be built where, how it can be built, as well as the management of that constructed locale.Committee members have discussed and researched policies that are being proposed locally by the Bristol Rising community as well as evaluating relevant regional and national land uses that could stimulate the greatest level of vibrancy for Downtown Bristol. Together, the committee has discussed topics ranging from rezoning of the industrial quarter on Riverside Avenue, to where to incorporate recreational uses such as rock climbing and indoor sports. They will continue exploring the feasibility of uses and make recommendations based on their findings, while channeling Bristol Rising’s suggested uses into the best physical placement for the Downtown’s future success.

Parks, Open Space & recreational Committee

renaissance Downtowns Cultural & entertainment Committee

renaissance Downtowns Green initiatives Committee

renaissance Downtowns Land use Committee

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Committees

The Public Outreach Committee focuses on a spectrum of public outreach initiatives that encourages the public to participate in the revitalization of Downtown Bristol via Bristol Rising. A primary driver of their efforts is to reach a far-ranging cross section of Bristol stakeholders and communicate to them the importance of voting for their desired Downtown amenities at GoBristolSurvey.com. The Public Outreach committee has provided constructive input into adapting a more streamlined experience on both BristolRising.com and GoBristolSurvey.com, in addition to identifying businesses and community organizations to reach out to with information on the project.They have also offered solutions for capturing the voices of the non-computer savvy through physical surveys sheets. The committee has been collaborating on the design and implementation of Bristol Rising vendor materials including banners, standing signs, brochures, and mini-cards for distribution. Public participation is an integral component to every successful downtown and committee members continue to converse on the implementation of in-person, technological, and media based outreach tools, while harnessing and analyzing public feedback for outreach initiatives.

The Economic Development Committee focuses on improving and growing the economic vitality of Downtown Bristol by determining strategies that retain existing businesses, attract new businesses, and promote local spending. Firmly in sync with the Triple Bottom Line approach, the Economic Development Committee core concentrates on the social and environmental aspects of the triad, but majors in generating local economic stimulators.Through the suggestions of the Bristol Rising community, the Economic Development Committee has researched the prospects of a unique independent retail and business base that would serve to provide the ingredients to burgeon a vibrant live, work, shop, learn, and play environment begetting of an authentic regional destination.The committee has studied the possible recruitment of businesses from ethnic markets and cultural restaurants, to clothing stores and cafes. Members continue to work on the benefits of certain policies, namely possible increased incentives in the Enterprise Zone, while working toward coordinating with local, state and federal initiatives, and suggesting potential policy recommendations.

renaissance Downtowns economic Development Committee

renaissance Downtowns Public Outreach Committee

The Transportation Committee has focused on both public and private transportation options in and around the Downtown to ensure the greatest connectivity, cultivating a vibrant regional destination through complimentary transportation amenities. Committee members have discussed policies that exist and are being proposed locally, regionally and nationally that can have a progressive impact on the Downtown revitalization. Transportation is an integral component to every successful downtown.

Guided by Bristol Rising’s ideas ranging from passenger rail to intercity trolley and bike accessibility, the Transportation Committee has zeroed in on which organizations and decision makers to communicate with to best determine the short and long-term feasibility of potential transportation options. The Transportation Committee will continue to comb through transportation policy, make potential policy recommendations, and assess who is best to work with for multi-layer transit realization.

renaissance Downtowns Transportation Committee



Street Plan

New Streets

Main Arterials

Local Streets

Proposed Improvements

The street plan diagram is intended to identify the various types of roads.The Main Arterials are all state routes. North Street Route 6, West Street Route 69, School Street & Riverside Avenue are Route 72.Local streets are broken down into two groups. Existing streets & streets for which there are proposed improvements.Finally, new streets are shown in green. The new streets proposed are intended to provide an appropriate level of city inter-connectivity by breaking up large contiguous city blocks.

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Study area StreetS diagram

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Proposed Street improvement typesThe street types diagrams show illustrations on the street types being proposed for both new streets and improvements to existing streets. The diagram below is color coded to each of the five proposed street types. The color code easily allows for identification of the intended character of street improvements within the study area.Type A: This proposes Memorial Boulevard be reduced from two lanes of traffic in each direction to one lane of traffic in each direction which is more fitting to the current vehicular volumes that exist. The lane reduction will allow for an aisle of reverse angle parking in each direction on the boulevard as well as bump-outs at new and existing pedestrian crossings. Much of the modification to this road can be done with lower impact infrastructure improvements allowing the capital costs to remain low.Type B: North Main Street currently has an amenable level of improvements to the street infrastructure everywhere North of Center Street. Additional improvements are proposed for the remainder of the road to the south. Infrastructure improvements will involve a road dieting effort and will lead to significant traffic calming when completed.Type C: This Commercial Street is typical of Main Street. This street type will promote a balance between the needs of pedestrians, businesses and vehicles while promoting economic development. Type D: Neighborhood Streets are intended to serve as residential streets. Common to the theme for residential streets is the need to elevate the ground floor living space three to five feet above the road. This grade change allows for residential privacy even when the face of the building is within a few feet of the public right of way.Type E: Green Lanes are small one way roads intended to provide right of way access to spaces such as back lots & ancillary dwelling units and rear parking structures. Green lanes play an important role of allowing for the utilization of spaces that would otherwise be inaccessible. Green lanes tend to be used sparingly.

Type A: Memorial Boulevard Type B: North Main Street Type C: Commercial Street

Type D: Neighborhood Street

Type E: Green Lane


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Street t yPeS heirarchy diagram (ProPoSed new StreetS and StreetS with infraStruc ture imProvementS)

Tomorrow... A Vision for Bristol’s Future


on Street Parking PlanThe on street parking within the study area is potentially a tremendous underutilized resource with only limited rights of way currently having on street parking infrastructure. The Diagram to the right shows the opportunity to have contiguous areas of on street parking. On street parking has two benefits to the neighborhoods. It allows for additional parking to accommodate higher densities and calm traffic. Additional parking means there will be more opportunity for increased building densities on parcels which will in turn add to the tax roles and ultimately reduce tax burdens.

Parallel Parking

Reverse Angle ParkingN O R T h S T R e e T

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Study area on Street Parking inventory diagram (exiSting on Street Parking included)

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off Street Parking PlanNew off street parking is being proposed for various locations throughout the downtown based on the level of density that the parcels are reasonably expected to support. Many of the proposed off street parking pools are actually just the reorganization of existing off street parking parcels to allow for the opportunity to accommodate park sharing which will utilize these parking pools 80-90% of the time instead of the 30-40% they currently achieve.Structured parking is also being proposed for select sites within the downtown based on either their need to accommodate a higher level of density or in the case of the new departure neighborhood the opportunity to retrofit existing structures which could not realize their highest and best use with surface parking alone.

Proposed Off Street Parking

Existing Off Street Parking

Proposed Structured Parking


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Study area off Street Parking inventory diagram (exiSting & ProPoSed)



The Land uses diagram identifies parcels which will either experience a significant impact from neighborhood improvements or are identified as parcels for new programming. The diagram allows for a quick reference of the types of uses being proposed for parcels within the study area.Mixed-use parcels are predominant in the central areas of downtown with many locations slated for residential along the transitional zones of neighborhoods. The diagram also shows the level of mixing of the various types of uses including open spaces. The adjacency of uses plays an important role in the walkablity and experience people will have while in the downtown.

Proposed land uses

Mixed Use

Open Space

Residential

Office

Civic/Institutional

Retail


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Study area ProPoSed land uSeS diagram

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Parking

Residential

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Downtown is often considered the face of a community – essentially, a representation to visitors and the outside world of what a community is, at the core, all about. The experiences within Downtown neighborhoods are often defined by the uses that populate the ground floors, which form the fabric of the pedestrian experience. Whether it be a local market, cafés and restaurants with outdoor dining or residents enjoying a diverse and exciting atmosphere, it is the street level activity that provides the reason to “be downtown.”With this in mind, it is important to provide the right mix of ground floor uses to create an interesting patchwork of activity. Shopping, dining, relaxing, walking or simply people watching become activities that stimulate both the mind and the senses while drawing residents and businesses to downtown, followed by visitors looking for a taste of this unique and exciting experience.The Renaissance Downtowns plan includes a full range of uses at street level to create this enticing atmosphere. Residential units and offices on upper floors provide the critical mass of economic activity to sustain local merchants and restaurateurs along with social and cultural amenities. The goal for Bristol’s revitalization is to provide this full range of experiences for those who work or live within downtown that creates a true amenity for the entire Bristol community to enjoy.


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Study area ProPoSed ground floor uSeS diagram


ground floor uses


gathering Places Become the heart of the community

Proposed Open Space

Proposed Plazas & Courts

Proposed New Buildings

Proposed & Ex. Civic Buildings

ProPoSed PuBlic SquareS at the municiPal Block & ProPoSed train StationBracket t Park with ProPoSed imProvementS memorial Boulevard Park and ProPoSed Boulevard School amPhitheater

ProPoSed Pia zz a at dePot Square

ProPoSed PuBlic SquareS at federal Street and Bingham School

ProPoSed PuBlic SquareS at ProgreSS Square Building & former amory

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gathering Places Become the heart of the community

Proposed Open Space



Proposed Adaptive Reuse

Proposed Parking Lots

Proposed Parking Garages

Proposed & Ex. Civic BuildingsParks open SpaceStrategically planned Parks and Open Space are essential to any successful Urban Plan. Downtown Bristol has the advantage over many other communities in that it contains two distinct Urban Parks including Memorial Boulevard Park and Brackett Park. Memorial Boulevard Park contains a proud collection of War Veteran Memorials that honor service men and women who have fought for our Country. Boulevard Park also contains several aesthetic water features including the Pequabuck River, the use of which has been a large focus of the Bristol Rising Crowd. In the hopes of increasing the usage of the Boulevard Park, the Renaissance Downtowns Parks Open Space and Recreation Committee and the consultants from Project for Public Spaces have discussed items that can be programmed in the park to enhance its use while always respecting the Veteran Memorials. The Parks and Open Space Plan reflect several improvements to the Park including the addition of a Riverwalk, a potential amphitheater, several gazebos and the calming of Memorial Boulevard itself.Brackett Park has recently been renovated by the City and not only provides a great Urban Park environment for relaxation and recreation but also serves as home to many youth programs in the warm weather months. In an effort to build upon the current programming in Brackett Park, design recommendations have added additional trail connections to the portion of the Pequabuck River just west of the park as well as several open air pavilions that can be used for small vending for events, markets and picnicking. Throughout the remainder of the Downtown the plan recommends a series of greens and pocket parks that provide downtown residents, visitors and workers the opportunity to gather in a relaxing yet vibrant environment. Lastly the plan illustrates additional streetscaping to build upon current efforts on North Main and Main Street as well as the public Piazza discussed in further detail within this report.


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Study area ProPoSed oPen and civic SPaceS



walkability creates a healthier communityThe benefits of walkable neighborhoods include significant health advantages for those who live and/or work within compact, mixed-use neighborhoods, especially smaller “Boutique Cities” such as Bristol. These benefits include:Compact mixed-use neighborhood design fosters more walking and therefore more exercise. • Live-work environments encourage walking as a mode of transit,

providing additional opportunities for physical exercise• Proper traffic calming along with the existence of walking paths and

pedestrian connectivity encourages local residents and employees to engage in walking activities not as a mode of transit but for the purpose of exercise

• Studies have demonstrated that compact urban design provides demonstrable health benefits in terms of lower rates of obesity and diabetes as compared to suburban sprawl living environments

• Walkable, urban environments encourage individuals to participate in more social behavior, which in turn promotes more walking activity, as opposed to the auto-dominated suburban setting which promotes more sedentary behavior.

Environmental Health Benefits• Walkable neighborhoods that de-emphasize auto use provide a

healthier environment, especially in regard to cleaner air• More walkability and less use of the auto creates a safer street grid,

especially utilizing concepts including “complete streets” that provide for transportation networks that allow for and foster both walking and biking options

Social Health Benefits• Compact walkable neighborhoods promote significantly more social

interaction ,which provides health benefits through higher rates of happiness and less reported isolation as compared to suburban sprawl settings


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Study area PedeStrian connec tivit y with Signific ant PedeStrian interSec tionS diagram

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the efficiency of BikingAfter decades of declining use, and being pushed to the margins of society—and our roadways—Americans are increasingly returning to bicycling in record numbers. This may be attributed to any number of related factors, but it mostly demonstrates the growing need to accommodate bicycling in our communities’ physical and social fabric. Indeed, our country’s most healthy, economically competitive, and desirable places are some of the most bicycle-friendly. The Bristol Conceptual Bicycle Plan proposes a network of bikeways connecting the study area with other points of interest, such as parks, schools, and other areas of employment. The plan also employs the 1-mile “bicycle shed, ” which outlines the approximate distance that may be covered in a five-minute bicycle ride. This is an important measure, as the average bicyclist can travel at least three times faster than the average pedestrian. So, just as a 5- or 10-minute walk should be convenient and enjoyable for the pedestrian, so too should it be for the average bicyclist, who is able to cover much more ground—one to three miles easily—with an equal outlay of time. By this measure, Bristol could be easily—and quickly—traversed by bicycle should it choose to invest in bicycling as a mode of transportation.

D e P O TS Q U A R e

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ProPoSed regional Bic ycle connec tionS diagram

Bic ycle lock Street infraStruc ture dedic ated PedeStrian and Bic ycle infraStruc ture Shared road acceSS: deSignated Bic ycle laneS



illustrative master Plan

Proposed Open Space






Existing Buildings

The past year has seen the renaissance team, in partnership with the City of bristol, meet with doz-ens of stakeholder groups, engage hundreds if not thousands of local residents, conduct planning work-shops and study economic feasibility, environmental conditions, infrastructure capacity and the wants and needs of the local market. The illustrative plan to the right demonstrates the cul-mination of these efforts and provides the next chap-ter in the storied history of bristol. a story of transi-tion and transformation. a story rooted in centuries of tradition and culture with an eye toward a future that will provide a reinvented downtown that will be-come the pride of bristol and a model for the region.With a full range of uses that include new construc-tion, adaptive reuse, open space and public plazas within a true mixed-use environment, Downtown bristol is well positioned to capitalize on regional and national trends that have created tremendous pent up demand for environments that provide the option to live, work, learn, shop and play within a walkable, traditional neighborhood setting.The stage is set for bristol to take a bold step toward a bright and exciting tomorrow. Today is a new chap-ter for bristol that blends a rich past with the desires and wishes of current residents. Through the creation and subsequent implementation of this vision, bristol will be the recipient of economic, social and environ-mental benefits while providing the community with a true downtown amenity.


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downtown Study area illuStrative Plan

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Piazza energizes downtown



larger Buildings residential

Mixed -use (4 - 5 stories ) Mid - r ise Mixed -use ( 8 -12 stories )storefront

coMMercialparking structures adaptive reuse

stacked townhouse

with l ive/work opt.

townhouse

with l ive/work opt.

Stories: 4 to 5 »

Building Depth: 60ft »

Parking: Remote parking in »

structure and/ or surface park-

ing off lot

Ground floor: Retail or »

Service or Residential;

whenever residential is on

the ground floor, multiple

entrances are required

Upper floors: Typically resi- »

dential with center hall cor-

ridor

Stories: 8 to 12 stories »

Building Depth: typically 70’ for »

condominium or hotel and 110’

for offices

Parking: Structured parking »

nearby

Ground floor: Hotel, Retail, »

Service or Residential; whenever

residential is on the ground floor,

multiple entrances are encouraged

Stories: 3 to 4 »

Building Depth: Varies, typi- »

cally 60’ or 80’ deep

Unit width: varies to accom- »

modate retailer format – typ-

ically 20’ to 100’

Parking: Shared surface »

parking or remote structured

parking at side or rear

Ground Floor: typically retail »

or service

Upper floors: Office or resi- »

dential

Stories: Varies from 2 to 5 »

above grade

Building Depth: 120’ or »

180’

Unit width: typically »

greater than 230’ and less

than 360’

Parking: Up to one level »

below grade and as many

as 5 levels above grade

Ground Floor: typically »

parking located at the cen-

ter of a block away from

street view

Upper floors: Rooftop »

agriculture, solar panel

array

Stories: Adaptive reuse of »

existing

Building Depth: Existing »

Unit width: Varies »

Parking: Shared surface »

parking or remote struc-

tured parking at side or

rear

Ground Floor: typically »

retail or service

Upper floors: Office or »

residential

Stories: 3 1/2 to 4 »

Building Depth: 45’ »

Unit width: 18’ to 30’ modules »

depending on unit sizes and types

Parking: Either attached garages »

under units or parking under the

building

Ground floor uses: typically resi- »

dential with stoops however the

occasional live-work retail, profes-

sional or service use may occur at

certain blocks or corners

Upper floors: two townhouses or »

one townhouse over a flat

Stories: 2 1/2 to 3 »

Building Depth: 45’ »

Unit width: 18’ to 30’ modules depend- »

ing on unit sizes and types

Parking: Attached garages under units »

Ground floor: typically residential with »

stoops however the occasional live-

work retail, professional or service use

may occur at certain blocks or corners

Upper floors: residential »

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depot square : bristol , connecticut | april 201 1 | urban design associates

depot square : kit of partsBuilding typologies

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A key component to urban planning is the proper massing of buildings to ensure a cohesive downtown fabric which respects existing natural settings and neighborhoods. As can be seen in the images on this page where the darker, brown buildings represent new construction while the lighter beige buildings are existing buildings, proper massing ensures a number of key planning objectives:• Building massing and heights are dependent upon their location.

Namely, those areas that are near parkland or single family home neighborhoods should contain buildings that are more in scale with the surroundings (less massing / height)

• As you transition from parkland and residential neighborhoods, massing increases until you reach the downtown core

• A downtown core should receive the most significant massing . This provides a “sense of place” that you are truly “downtown” while providing the necessary densities needed to sustain a mixed-use

neighborhood• In the downtown core especially, it is important not to have large

gaps between building structures. Public open spaces are often enclosed, at least partially, to ensure a street wall to avoid “missing teeth” within the center of downtown

• RespectingthesuburbannatureofaCitysuchasBristol,eventhedowntown core should contain massing that is in harmony with the neighborhoods surroundings. Therefore, most buildings are likely to be between 3 and 5 stories in height, with strategically placed locations that are appropriate for taller buildings. • Proper massing within the downtown core, emphasizing 3-5story buildings also provides for a human scale for the pedestrian, as opposed to a wall of very tall buildings which may detract from the sense of place, especially for a “boutique city” such as Bristol.


views to the future


depot Square yesterdayThe Depot Square site has a storied history as the center of downtown Bristol long before Urban Renewal took hold in the middle of the 20th century. For much of its existence, the site was divided by two essential typologies: an undeveloped area with a creek running through it on the western portion with a strong urban fabric to the east along Main Street.Historically, Main Street was the center of town with a traditional double sided streetscape of successful businesses that created a downtown fabric reminiscent of what downtowns were in days long past. One could feel the vitality and energy along this corridor, with a network of small, integrated streets and alleys. The devastation of the 1955 flood witnessed the end of the historic Main Street era in downtown Bristol, as Depot Square became submerged, only to re-emerge as a shell of its former self during the era of Urban Renewal.

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depot Square todayFor the past few years, Depot Square has laid mostly dormant. After the failed efforts of Urban Renewal which saw an ill-conceived downtown mall take hold and subsequently fail on the parcel, the property became a pile of rubble before being cleared in an effort to allow for redevelopment of the site in a responsible and forward thinking manner. Today, the roughly 17 acres of mostly vacant land on Depot Square may be Bristol’s greatest asset. The rationale for this is simple: had the site been developed over the past 20 years it likely would have been witness to yet another strip center or poorly planned single use, suburban style development. Luckily for the Bristol Community, the site is now available for redevelopment as a game changer not only for Depot Square, but the entire downtown. The parcel is the centerpiece of a comprehensive downtown revitalization plan and now represents the tremendous promise of a greater future that can once again harken the glory days of the past when downtown Bristol was a center of commerce and activity.

dePot Square exiSting conditionS aerial Photo with Boundary

contex tual maP with downtown Study area and dePot Square BoundarieS

Depot Square... The Catalyst


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depot Square tomorrowDepot Square, which at present is mostly vacant property, will soon become the jewel of downtown and the catalyst of a revitalization effort that will be a model for mixed-use redevelopment throughout the region. Utilizing New Urbanist planning principles coupled with innovative crowdsourcing methodologies, Renaissance Downtowns and the City of Bristol are on the precipice of creating a vibrant mixed-use downtown centered on Depot Square as the natural point of focus.Through the Bristol Rising! Crowdsourced Placemaking program, Renaissance has looked to the residents of Bristol to help guide the redevelopment process, providing tremendous insight as to what people would like to see in the downtown in which they wish to live, work or visit in the near future. This provides the opportunity to reconnect the lost street grid of historic main street including the presence of a double sided main street that will build off the remaining historic structures on the street’s east side. Along the connected street grid we see two sided activity on North Main and Riverside Ave as well, creating a “sense of place” that is not found in today’s suburban communities. This provides the opportunity to employ a full range of uses, driven by a strong residential component on the Depot Square site and throughout downtown.

dePot Square contex tual maP dePot Square concePt Plan illuStration

dePot Square locuS maP



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reStaurant row112 likeS

market in the Pia zz a149 likeS

1. mixed use, residential, & Park-ing

2. laurel Square

3. office, condo, & mixed use retail

4. Station Square Potential com-muter rail Station

5. mixed use & Parking

6. Promenade with water feature

7. hotel & condominiums

8. commercial, retail, residential

9. Pequabuck river water feature

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depot Square tomorrow


The images and renderings on this page represent the look and feel of a revitalized Depot Square, examined in a finer grain that gives insight as to the true nature of what downtown Bristol will become through the City’s revitalization efforts. As we focus on the southern area of Depot Square, we witness the activity in and around a grand piazza – an idea forwarded by the Bristol Rising! crowd. A boutique hotel will be located at this location, along with a greater array of uses, including residential options. This area will be a true center of commerce and entertainment as the real “heart of downtown.” Pedestrian friendly features are prevalent throughout Depot Square, utilizing innovative parking management strategies to help drive economic activity while calming the streets. One can almost sense the excitement that will be present at this site, as residents, workers and visitors all intermingle within the piazza, experiencing a distinctive taste of urbanism within the “Boutique City” of Bristol.


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depot Square tomorrow Depot Square presents a true mixed-use neighborhood with a significant office component along with a range of residential options that will include rentals, condos and flats above ground floor retail. Located across from City Hall this area will provide a complement to the Civic Uses, providing daytime workers an opportunity for outdoor restaurant options, convenient shopping and a pleasant experience to break up the workday. This area is also notable for the potential reintroduction of train service to Bristol – a notion that Governor Malloy has already discussed publicly. The reinstitution of commuter rail would provide an additional benefit to the local community and the region, fed by the ridership represented by the residents and workers of Downtown Bristol. As connectivity is a goal of good planning, efforts will be taken to tie the Federal Hill neighborhood on the opposite side of the tracks into the downtown fabric, extending the benefits of Depot Square’s mixed-use setting to the neighboring residential community adjacent to the east.

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depot Square Program & Phasing Plan


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neighborhood districts

Enhancing Bristol’s Downtown Neighborhoods

The downtown is comprised of eight unique character districts offering opportunities for redevelopment. Our planning team has studied each district to determine the assets to build upon and the opportunities for revitalization. The districts are:

• Depot Square• North Gateway• New Departure• Historic Main Street• West Gateway• South Gateway• Memorial Park Boulevard• Riverside DistrictIn addition to the Depot Square neighborhood already presented, the remaining seven districts describe the existing character, proposed character, assets to build upon and opportunities for revitalization.

ProPoSed Study area neighBorhoodS diagram


West Gateway is bounded by Laurel Street to the North, Church Street to the East, South Street to the South, and West Street to the West.Much of this Neighborhood is currently utilized well. The neighborhood has a strong identity as the western gateway to the downtown at the intersection of West and School Streets which have a number of historic mixed use buildings much like the character of the Historic Main Street neighborhood.The Northeastern edge of the site has opportunity for the urban infill along both North Main Street and Brackett Park.

west gateway


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weSt gateway contex tual maP weSt gateway concePt Plan illuStration

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assets to Build uponassets to Build upon

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west gateway


Our vision for West Gateway begins with a plan to enhance the vibrancy of Bracket Park through the addition of open air market buildings, improved parking, townhomes on the park and a mixed use retail/ residential building to the north on North Main Street. Each of these buildings has been placed to screen the view of parking lots from the street and increase the range of program activities in the park and adjoining retail uses. To rectify the poor existing conditions at many of the buildings surrounding the intersection of West Street and School Street, we recommend a series of improvements to promote on-street parking, pedestrian crosswalks, façade enhancements and adaptive reuse of the aging buildings in this area.

opportunities for reinvestopportunities for reinvest


South gateway

South Gateway mainly consists of two large blocks of contiguous land; the block containing the Chick Miller Site and the block which contains a series of institutional use buildings.The institutions present in this block include the telephone exchange, a church, the school administrative unit, and the former site of the Bristol Press which is currently for sale. There is considerable surface parking at each parcel which could benefit from a centralized parking arrangement and open up new opportunities for urban infill.

Proposed Open Space






Existing Buildings

South Gateway is bounded by Church/Riverside Avenue to the North, Main Street to the East, South Street to the South, and West/Upson Street to the West.The Former Chick Miller site in combination with the soon to be vacated Girls Club on Upson Street comprise the primary opportunity sites in the district due to their prominent location at the gateway to downtown Bristol from Wolcott Road which is the main route connecting Bristol to Waterbury, CT.


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South gateway contex tual maP South gateway concePt Plan illuStration

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South gateway


opportunities for reinvestopportunities for reinvest


new departure

Proposed Open Space






Existing Buildings

New Departure is bounded by Race Street to the North, Richmond Place & Summer Street to the East, Center Street to the South, and West Street to the West. New Departure is the former site of and automotive manufacturing complex which has come and gone. Some of the former mill buildings remain in place today and house a variety of different types of office and manufacturing operations. The unique nature of these former manufacturing buildings define the character of the neighborhood.


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new deParture concePt Plan illuStration

new deParture locuS maP

exiSting ziPP ProPert y could Become loftS

Brick induStrial Building at weSt St. could Be uSed for a grocery market

former auto aSSemBly Building could Become a Parking Struc ture & loftS

a Pla z a could Be Built in front of the exiSting ProgreSS Square

1. Proposed Grocery

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assets to Build upon

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new departure


New Departure offers great opportunities to adapt large surface parking lots & out moded industrial space into a walkable neighborhood of lofts, apartments, offices and retail.

Stacked townhomeS will fit well at the tranSitional areaS of develoPment

townhomeS with Small office & retail SPaceS will Be at trac tive to many firSt floor retail Stacked townhomeS

modern fac adeS on older BuildingS

new BuildingS c an mimic the rhy thm and Sc ale of exiSting BuildingS

opportunities for reinvest


riverside

The Riverside Neighborhood is bounded by the rail line “R.O.W” to the North, Riverside Avenue to the East, the Pequabuck River to the South, and the electrical sub-station to the West.The neighborhood is defined by the existing and historical patterns of industrial activities which run along the entire length of Riverside Avenue. Riverside Avenue is the central spine of public access to and from the neighborhood as well as the designated truck route and state road (route 72) running through downtown.The neighborhood is defined by three prominent mill buildings: The Carousel Museum Building, The Alloy Metals Building, and The Sessions Building. There is considerable opportunity for revitalization of these buildings as well as urban infill between them on under utilized parcels.

Proposed Open Space






Existing Buildings

R I V e R S I D e A V e N U eR A I L R I G h T O F W A Y

P e Q U A B U C K R I V e R

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riverSide concePt Plan illuStration

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riverside


opportunities for reinvestment


memorial Boulevard

Memorial Boulevard is the formal entry into downtown from the East. This Eastern connection now links with the recently completed Route 72 connection to Interstate 84 and will likely impact current regional traffic patterns to further reinforce this Eastern gateway as the primary entrance into Downtown Bristol. Memorial Boulevard is characterized by its passenger car only access which is encompassed by a large greenspace. The existing Memorial Boulevard School is slated to close (due to consolidation of operations) and has potential for an adaptive reuse.

Proposed Open SpaceProposed Plazas & Courts

Proposed New BuildingsProposed Adaptive Reuse

Proposed Parking LotsProposed Parking Garages

Existing Buildings

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Memorial Boulevard is bounded by the Pequabuck River to the North, Downs Street to the East, South Street to the South, and Main Street to the West. The neighborhood is defined by the existing large spring factory located at the western edge of the neighborhood.

memorial Boulevard contex tual maP

memorial Boulevard concePt Plan illuStration

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PROPOSeD VISUAL & PeRFORMING

ARTS CeNTeR

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PARK, ReSTAURANT, & ReSIDeNCeS

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eDUCATION CeNTeR & PICNIC GROVe

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memorial Boulevard



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historic main Street

Historic Main Street is located in the vicinity of the original rail station and freight yard. The area is bounded by Center Street to the North, Bellevue Avenue to the East, Riverside Avenue to the South and the Rail “R.O.W.” to the West. Key redevelopment sites exist mainly alongside the rail “R.O.W.” & Summer Street.

Proposed Open Space






Existing Buildings

The Historic Main Street is defined by the remaining historic mixed use buildings lining the East side Main Street. This relatively short strip of Main Street signifies the potential start point for future development within downtown Bristol. The remainder of the neighborhood has a number of unique characteristics which present both opportunities and challenges to the revitalization of the neighborhood.The topography in combination with the rail “R.O.W.” limits the opportunities for connectivity between neighborhoods. Existing underutilized & vacant buildings on Summer & Prospect Streets along Main Street have excellent potential for revitalization to further reinforce the growth of downtown.


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hiStoric main Street contex tual maP hiStoric main Street concePt Plan illuStration

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historic main Street


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north gateway

North Gateway is located in the vicinity of Route 6 (a.k.a. North Street) and North Main Street. The gateway is bounded by Ingraham Street to the North, the rail line “Right of Way” to the East, Race Street to the South and West Street to the West. Key redevelopment sites exist along Federal Street, Race Street and at the Route 6 - North Main Street intersection.


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north gateway concePt Plan illuStration

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the Burger king Site iS an oPPortunit y for mixed uSe retail BuildingS

exiSting mixed uSe BuildingS on north main Street offer ac tivit y to Build on

exiSting Bingham School on north Street

emPt y lot at the South weSt corner of north main & north Street


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north gatewayThe intersection of Route 6 and North Main Street is the origin of this gateway to downtown and as such will command a significant presence of public space. This gateway is currently characterized by mid 20th century auto-oriented retail businesses on North Street. A mix of single family homes converted to businesses and mixed use commercial buildings characterize the street wall along North Main Street.


ProPoSed reSidenceS and ShoPS at north main Street

ProPoSed greenProPoSed infill at Burger king Site


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Commercial Market AssessmentBristol has a unique opportunity to capitalize on market trends that demonstrate significant growth potential for industries that may be attracted to relocating to a mixed-use, urban setting as will be provided by the Renaissance Downtowns revitalization plan. The City already possesses strong economic engines within key industries, including health care (Bristol Hospital) and communications / information services (ESPN). The city has a rich manufacturing history along with a current cluster of precision equipment companies (including Associated Spring / The Barnes Group). In addition to these industry clusters, Bristol has the opportunity to attract certain corporate users to a more urban downtown setting. To achieve the true potential for downtown Bristol, there will be a need to create strong synergies, destination draws, and increased exposure in order to build the market for both retail and office uses. This can be achieved through the Depot Square project in the context of a comprehensive downtown redevelopment effort.It should be noted that the same mixed-use environment that is likely to attract housing demand in downtown Bristol is also going to help attract businesses and office tenants (many of whom will be the same people that are going to rent or buy housing downtown). Initial phases (first five years) should also focus on building partnerships, not only with the health care service provider but also with the local community college, ESPN, and the precision component industry.

Health care is the dominant industry, accounting for 23% of jobs within Bristol, many of which are concentrated at Bristol Hospital.

The dearth of retail, dining and entertainment activity and especially housing deadens street-fronts and reduces pedestrian activity. The lack of an existing, vibrant business mix also limits the opportunity for additional office uses, although a comprehensive redevelopment plan would likely overcome this issue.

6 4

Commercial Market Assessment

Planning Studies

ESPN is the city’s largest employer, but there are a number of other media and information service providers in the area that help strengthen the city’s position in the industry, creating the potential for a new industry cluster to be fostered in Bristol. As such, Bristol is in a position to become an Information Services (IS) and media hub.

This chart demonstrates the potential absorption for commercial space, by Square Feet, in Downtown Bristol through the year 2021. While the potential exists for up to 975,000 square feet of additional office space to be absorbed (assuming growth of niche markets and the attraction of large corporate users), the Renaissance plan includes a more conservative 337,000 square feet of office space that would likely be absorbed through the creation of a vibrant, walkable, mixed-use downtown environment.

The creation of a mixed-use neighborhood in downtown Bristol coupled with the extension of Route 72 could provide Bristol with the tools necessary to compete with neighboring locales, which currently attract considerably more prime office users than does Bristol.


Retail Market Assessment• bristol’s revitalized downtown must be marked by

strong gateways and should offer unique goods and services in an attractive mixed-use environment

• a number of factors suggest significant potential for downtown retail growth, including a lack of retail options currently available downtown along with significant retail leakage (per the Clue Group report, “This City is experiencing sales leakages in almost all major retail categories. see chart on following page

• Downtown retail would benefit from the presence of downtown area workers (i.e. the Hospital and current Civic employees) along with the addition of 3,500 additional residential units

• new, downtown retail would likely complement and not compete with existing auto-oriented businesses along route 6.

• it is estimated that downtown bristol could absorb up to 486,000 sf of new retail and restaurant space assuming a dynamic, exciting mixed-use environment with attractive buildings and a strong residential component

• Conclusion: “The time is ripe for development of a distinctive, exciting mixed-use town center in bristol”

Potential Diagrams and Charts:

Total business entities in Bristol 1,957Total business entities within ½ mile of Laurel + North Main 417Percent of all business entities in Bristol 21.3%Number with more than 100 employees 9Est. number of downtown workers (not including Bristol Hospital) 2,125Est. number of downtown workers (including Bristol Hospital) 3,175

The above chart demonstrates the significant demand that currently exists for retail opportunities in downtown Bristol within the context of a comprehensive mixed-use redevelopment plan.

6 6

Retail Market Assessment

Planning Studies

The map above details areas of focus which would be ideal locations for clusters of retail shops and restaurants which include the following intersections:

1: North Main Street and Route 62: The Depot Square Redevelopment Site 3: Main Street and Riverside Ave.

The above chart demonstrates the significant loss of dollars experienced by Bristol through retail leakage. This also demonstrates the tremendous pent up demand for certain goods and services that could be provided by downtown merchants as a result of a mixed-use downtown revitalization effort.

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Residential Market AssessmentDowntown Bristol is extremely well positioned to capitalize on recent market trends that point toward a strong demand for downtown living within walkable, mixed-use neighborhoods. As is depicted elsewhere in this report, baby boomers and millennials – nearly 160 million strong within the U.S. – demand a more urban lifestyle as opposed to the sprawl development pattern that has dominated the nation’s landscape for much of the past 60 years.To accurately determine the potential absorption ability for new residential options within a revitalized downtown Bristol, Renaissance Downtowns and Zimmerman Volk Associates utilized cutting edge methodologies that are particularly effective in defining housing potential in locations where there has been little or no new housing. When you consider that the average age of housing stock within downtown is nearly a century old, it is almost impossible to accurately determine absorption and pricing using traditional “comparable” methodologies.Renaissance Downtowns believes that the target market households will be less concerned about the rent per square foot than they will about the rents or prices they can afford, regardless of unit size. This dynamic depends upon the establishment of a vibrant, walkable, mixed-use environment.The changes in market preferences combined with a lack of downtown housing options within the Hartford MSA create a significant opportunity for Bristol to provide residential product that is in high demand – and very limited supply. In total, it is estimated that downtown Bristol could absorb about 3,500 residential units assuming a revitalization effort that provides a vibrant, mixed-use environment.

The vitality of downtowns is dependent on the fine-grained mix of uses—rental and ownership

dwellings of a variety of types, and shopping, dining and entertainment uses—all connected

in a high-density, pedestrian-friendly pattern of urban streets and blocks.

By the Numbers:

3500+ residential units that could be absorbed in Downtown Bristol over the next ten years

2010 Number of households (younger singles and couples, empty nesters and retirees and compact families) that represent the annual potential market for Downtown Bristol over the next five years

215 Number of rental units to be absorbed per year

137 Number of new for-sale housing to be absorbed per year

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Residential Market Assessment

Planning Studies

Rental options will drive the early phases of residential construction as value is built for for-sale opportunities in the future. This is true for the following reasons:• new rental housing is the linchpin of urban

redevelopment and should be introduced to the market as quickly as possible.

• rental apartments are required for the establishment of “critical mass,” because rentals are absorbed at higher rates than for-sale units.

• rentals are the fastest way to bring a large number of households to a downtown.

• rentals allow households to experiment with living in an area without the mortgage commitment of home ownership.

• Declining home values create a lack of confidence in the for-sale market.

• renters form a pool of potential purchasers of for-sale condominiums, and townhouses that can be built in later phases, when the market has recovered.

Over time, the balance should shift toward for-sale dwelling units with the market-driven mix after ten years shown on the table below:

Hunters Crossing is representative of your more typical suburban rental option that exists within the Bristol area.

The following depicts averages for rental options in and around Bristol. It should be noted that there are no truly adequate “comps” for what is proposed by Renaissance Downtowns, as current rental stock is dated (very little to no recent construction) and exists without a true, mixed-use urban fabric.

Rent Rate: $600-$1,300 / MonthUnit Size: 500-1,300 Square FeetAvg Price/SF $.85-$1.39PS

Blue Back Square, located in West Hartford, CT provides some guidance as to the upper range of the market. Although it may be difficult for

residential options to match the price per square foot of Blue Back, through the creation of a vibrant, mixed-use setting that is unique

within the region, Bristol has the opportunity to achieve rents that far exceed those garnered by the current building stock.

Rent Rate: $1,635-$2,820 / MonthUnit Size: 600-940 Square FeetAvg Price/SF $2.73-$3.04

Table 2

Downtown Residential Mix By Household TypeDerived From The New Unit Rental And Purchase Propensities Of Draw Area Households

With The Potential To Move To Downtown Bristol Each Year Over The Next Five YearsHouseholds In Groups With Annual Median Incomes Above $50,000

The Downtown Bristol Study AreaCity of Bristol, Hartford County, Connecticut

Multi- Single- . . . . . . Family . . . . . . . . Family . .

. . Attached . .Total For-Rent For-Sale All Ranges

Number ofHouseholds: 2,010 920 620 470

Empty Nesters& Retirees 26% 12% 32% 45%

Traditional &Non-Traditional Families 6% 5% 3% 10%

YoungerSingles & Couples 68% 83% 65% 45%

100% 100% 100% 100%

SOURCE: Nielsen Claritas, Inc.;Zimmerman/Volk Associates, Inc.

Table 2

Downtown Residential Mix By Household TypeDerived From The New Unit Rental And Purchase Propensities Of Draw Area Households

With The Potential To Move To Downtown Bristol Each Year Over The Next Five YearsHouseholds In Groups With Annual Median Incomes Above $50,000

The Downtown Bristol Study AreaCity of Bristol, Hartford County, Connecticut

Multi- Single- . . . . . . Family . . . . . . . . Family . .

. . Attached . .Total For-Rent For-Sale All Ranges

Number ofHouseholds: 2,010 920 620 470

Empty Nesters& Retirees 26% 12% 32% 45%

Traditional &Non-Traditional Families 6% 5% 3% 10%

YoungerSingles & Couples 68% 83% 65% 45%

100% 100% 100% 100%

SOURCE: Nielsen Claritas, Inc.;Zimmerman/Volk Associates, Inc.


Residential Market Assessment

The rents and prices depicted on the chart to the left are exclusive of consumer options and upgrades, floor or location premiums, and cover the broad range of rents and prices that could, in normal economic conditions, be sustained by the market in the Downtown Bristol Study Area over the next three years. Because of the large number of younger singles and couples that comprise the market for Downtown Bristol it is likely that the weighted average unit size is likely to be closer to the smallest proposed unit than the largest.

Renaissance applauds the efforts of the City of Bristol for their work, in conjunction with the Center for Real Estate of the University of Connecticut’s Comprehensive Housing Market Analysis (the “Incentive Housing Zone study). The findings of this study mirrored those found by Zimmerman Volk Associates, providing a strong rationale for the successful implementation of a significant downtown residential population.

Comprehensive Housing Market AnalysisWorkforce Housing in Bristol, CT

Center for Real Estate, University of Connecticut11/24/2010

SUMMARY MEMORANDUM Page 11

An Analysis of Residential Market PotentialThe Downtown Bristol Study AreaCity of Bristol, Hartford County, ConnecticutMarch, 2011

ZIMMERMAN/VOLK ASSOCIATES, INC.

What will they pay to live in the Downtown Bristol Study Area?

Based on the housing preferences and the socio-economic and lifestyle characteristics of the target

households in 2011, and the relevant residential context in the Bristol market area, the general

range of rents and prices, in 2011 dollars, for newly-developed market-rate residential units in the

Study Area that could be supported at market-entry in 2012 or 2013 is shown on the following

page (reference also Table 5):

Rent, Price and Size RangeNewly-Created Housing (Adaptive Re-Use and New Construction)

THE DOWNTOWN BRISTOL STUDY AREACity of Bristol, Hartford County, Connecticut

RENT/PRICE SIZE RENT/PRICEHOUSING TYPE RANGE RANGE PER SQ . FT.

RENTAL—

Hard Lofts * $700–$1,350/month 500–1,000 sf $1.35–$1.40 psf

Soft Lofts † $850–$1,650/month 600–1,200 sf $1.38–$1.42 psf

Upscale Apartments $1,150–$1,950/month 750–1,350 sf $1.44–$1.53 psf

FO R-SALE—

Hard Lofts * $125,000–$195,000 700–1,200 sf $163–$179 psf

Soft Lofts † $150,000–$235,000 800–1,350 sf $174–$188 psf

Upscale Condominiums $185,000–$290,000 950–1,500 sf $193–$195 psf

Townhouses/Rowhouses $190,000–$325,000 1,000–1,750 sf $186–$190 psf

* Unit interiors of “hard lofts” typically have high ceilings and commercial windows and are eitherminimally finished, limited to architectural elements such as columns and fin walls, or unfinished,with no interior partitions except those for bathrooms.

† Unit interiors of “soft lofts” may or may not have high ceilings and are fully finished, with the interiorspartitioned into separate rooms.

The above rents and prices are exclusive of consumer options and upgrades, floor or location

premiums, and cover the broad range of rents and prices that could, in normal economic

conditions, be sustained by the market in the Downtown Bristol Study Area over the next three

years.

There is growing academic evidence that new apartment developments may actually increase values of nearby single-family homes by adding choice to an area that is made more attractive through planning and design.

+ = $ Planning Studies

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Planning Studies

Hospitality Market Assessment

Planning Studies

The revitalization of downtown Bristol will create a walkable, mixed-use neighborhood that provides a unique setting within the Bristol region. When this redevelopment vision is combined with the existing economic and cultural assets within the City, the stage is set for the successful inclusion of hotel and hospitality components within a reinvented downtown. A number of factors suggest a strong likelihood of success for hotel uses within downtown Bristol:• Accommodation Services is a growing sector in the Hartford regional

economy as well as in the Bristol area, providing an opportunity for growth in the market and capture of this market by Bristol’s downtown.

• The number of people employed in hotels and accommodation services increased by 20% between 1998 and 2008, adding 7,175 jobs.

• Bristol’s share of regional growth increased from 3.0% to 3.6%, between 1998 and 2008, a sign that Bristol has become a competitive location for such services.

• Bristol already provides a number of key assets that would support hotel uses, including the presence of ESPN and Bristol Hospital along with the Lake Compounce Theme Park and a variety of museums.

At present, there is little to attract either business or leisure travelers to downtown Bristol. There is limited retail or amenity value, and downtown lacks direct access and exposure to I-84, Route 8, and other highway-oriented locations in the market. As a result, lodging downtown must be somewhat destination oriented. Development of the site and the remainder of downtown Bristol into an exciting, mixed-use live-work integrated community will help change the dynamic for downtown accommodations and tourism.

Assuming redevelopment efforts in downtown Bristol do continue as planned, the downtown would provide an environment that would be unmatched by neighboring towns, resulting in a strong market for hotel uses, including the potential for a small, boutique hotel (less than

200 rooms) along with other hotel typologies.

Benefits of including a Hotel:

• Employeesofandvisitors toahotelwould provide additional revenuestolocalmerchantsandrestaurants.

• Hotel visitors would provideadditionalvibrancyandstreetlifetoarevitalizeddowntown.

• Hotel visitors can help sustaincertain unique retailers that aremore suited toward travelers andtouristsasopposedtolocalresidentsandemployees.

• The addition of a hotel to thedowntown would help attractadditional businesses, includinglarger tenants that may be morelikely to relocate to Bristol if suchaccommodations are available forbusinesstravelers.

• The presence of a hotel could spuradditional cultural andentertainment uses to relocate (orexpand) within a revitalizeddowntown.

7 1 B R I S T O L R I S I N G PrEl iminarysuBmiss ion

Downtown as an Economic DriverThe City of Bristol stands to receive significant, positive fiscal benefits from the comprehensive, mixed-use redevelopment of the Depot Square site along with the remainder of the downtown area. The fiscal benefits, as is discussed in the analysis conducted by Randall Gross Development Economics (RGDE) “will far outweigh the cost of service,” providing significant fiscal benefits to the City and the community.• Throughthecreationofaunique,mixed-use,walkable

environmentresident,workers,aswellastouristsanddaytripperswouldbedrawntodowntownBristolforshopping,dining,andentertainment.

• Theproject’shousingwillattractnewresidentswithsubstantialdisposableincome.

• schoolcostsareheldlowbecauseoftheemphasisondevelopment ofmulti-family units that generate farlowerpupilyields thansingle-familyhousing. manyof theseunitswillbegeared towardsurbanmarketsincludingartists,downtownworkers,emptynesters,singles, DinKs (dual-income/no kids), and similarniches.

• a focus on downtown and mixed-use developmentover suburban sprawl will also serve to lower themarginal cost of service and reduce the potentialtrafficimpactsonlocalroadsandinfrastructure.

• rather than relying on the extension of new roadsandbulkservices,downtownrevitalizationbuildsonthe existing infrastructure network to reduce thelong-termburdenonmunicipalservicedelivery.

• The assessment (conducted by rGDE) determinedthat the renaissance Plan, because of the proposedmix of uses, will generate significant economicbenefits to the City of Bristol while minimizingeconomic costs. For example, the plan includes thedevelopment of commercial space for attractingfirmsthatwillbringincomeandpurchasingpowertothecommunity.Housingdevelopment isorientedtolow-impactproductsliketransitcommuter-oriented,multi-familyunitsratherthancar-orientedsuburban“sprawl.” synergies generated by an enliveneddowntown coupledwith area visitor attractionswillserve to lengthen the stay and expand thebusinessimpactsoftouristsandothervisitors.

The historic district on Main Street will become a destination and linked with the Cultural Center, could attract residents from throughout the region. Furthermore, such activity and housing could lengthen the average stay for visitors to Bristol’s unique museums and tourist attractions.

Pictured above is the last remnant of historic main street. Additional retail and activity is necessary on the opposite side of the street to create a more inviting environment and foster economic activity.

Illustrated below is a rendered image of Historic North Main Street on the right along with new construction on the left of the road to provide a unique, historic setting for residents, merchants and visitors.

7 2

Fiscal Benefits

Planning Studies

The Depot Square site provides the opportunity not only for a catalytic effort to kick start an overall downtown revitalization, but also the ability to create a focal point for residents and visitors to Bristol to enjoy.

The above picture is the Site Plan of the Depot Square redevelopment site which has the opportunity to be a true focal point for a revitalized downtown Bristol

The Renaissance Plan will help to create a vibrant mixed-use downtown full of activity, drawing together various specialty districts through links to housing, retail, office, hotel, and civic spaces.

Preliminary Estimates of Downtown Revitalization Benefits: BY THE NUMBERS!

2,200 Construction Jobs 2,400 Permanent Jobs$103 MILLION ANNUALLY in direct income benefits$17 MILLION ANNUALLY to City of Bristol$80 MILLION ANNUALLY in new purchasing power**Does not include purchasing power of new visitors and tourists to downtown


Downtown Development Program Summary

PROPOSED STUDY AREA NEIgHBORHOODS DIAgRAM

Average Proposed Downtown Building Heights

1-3 Stories, 67, 47%4-5 Stories, 71, 49%

8-10 Stories, 0, 0%

6-7 Stories, 5, 3%

11-12 Stories, 1, 1%

1-3 Stories

4-5 Stories

6-7 Stories

8-10 Stories

11-12 Stories

The concept Master Plan visions is a combination of new construction, adaptive reuse and repurposing of select sites to demonstrate the downtowns true capablities for a transformative & sustainable development plan. Private property owners, while under no obligation to change their existing property uses, have expressed enthusiasm for this concept and many have agreed to work with Renaissance & the City towards the realization of seeing this vision become a reality.

Proposed Downtown Development Program

7 4

Zoning Changes Existing Conditions

In response to recommendations provided in the 2000 Plan of Conservation and Development as well as forward thinking initiatives of the Planning Department the City of Bristol revised its Zoning regulations to encourage development patterns that lead to a revitalized Downtown. The current zoning designations allow for various development patterns, and even allow for a transitional district between Downtown and residential neighborhoods. Yet a significant portion of the study area is zoned for either single-family development, or industrial. These two designations would make it difficult to redevelop select identified portions of the study area in a walkable, compact manner, with a mix of housing types and uses. We therefore recommend the following modifications be considered for discussion with the applicable City departments:

• in order to balance the mix between commercial and residential, and develop the appropriate amount of retail downtown, bD-1, bD-2, and bG should permit residential as ground floor use as ‘special permit use’ when appropriate.

• Currently there are additional exceptions for developments of 15 acres or greater in the bD-1 zone; yet since redevelopment zones downtown will likely be smaller in size, we also recommend that threshold be reduced.

• Currently the r15 zone does not permit multi-family residential, yet to encourage a diverse mix of housing types for a range of household sizes and at varying price points, we recommend this be changed to permit multi-family as ‘special permit use’.

• The graphics to the left display potential zoning modifications which can provide a starting point for future zoning amendment discussions.

• The renaissance Team feels the appropriate next step is to work with the City to refine the Preliminary Concept Plan and then revisit the current zoning regulations and recommendations to determine any potential amendments.

DOWNTOWN ZONING MAP 0' 200' 400' 600' 800'

SCALE

LIMIT OF STUDY AREA BOUNDARY

SCHOOLADMIN.

BUILDING

CHILDRENSMUSEUM

ELKSLODGE

MEMORIALBOULEVARD

SCHOOL

CAROSELMUSEUM

BRISTOLGIRLS CLUB

OUTBUILDING

BRISTOLBAPTISTCHURCH

SAINTANTHONYSCHOOL

SAINTANTHONYCHURCH

BRISTOLBOYS CLUB

SAINT ANNSCHURCH

BRISTOLCITY HALL

BRISTOLPOLICE /GARAGE

UNITEDSTATESPOSTALSERVICE

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GERMANEVANGELICAL

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SOUTH ENDGATEWAY

TO: FEDERALHILL HISTORIC

DISTRICT

TO: ROUTE 6RETAIL DISTRICT

TO: ESPN HQ, &LAKE

COMPOUNCE

TO: SOUTHEND HISTORIC

DISTRICTTO:WATERBURY

TO: MUZZY FIELD, ROCKWELLPARK HISTORIC DISTRICT

NORTH ENDGATEWAY

ELECTRICALSUB-STATION

BRISTOLWATER DEPT.

BRISTOLHEALTH CARE

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SAINT STANISLAUSCHURCH

CHURCHCENTER (CCD)

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CALVARY ADVENTCHRISTIAN

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HEADSTARTOFFICE

SCALE: 1" = 200' BRISTOL, CT

WEST END

(FORMER)CHICK MILLER'S

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BD-2

BG

R-15/RM

R-15/ BT

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A

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R-40 R-40

IIA

R-15 / RM

R-10

R-15 / RMZONING BOUNDARYGENERAL ZONING CODE KEY

BD: DOWNTOWN BUSINESS DEVELOPMENT(BD-1, BD-2)BT: BUSINESS TRANSITION ZONEBG: BUSINESS GENERAL I: INDUSTRIALR: RESIDENTIAL (R-10, R-15, R-40, RM, & A)

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Suggested Zoning Map

Current Zoning Map

The following corresponds with the suggested zoning map to the left.

A. In the New Departure district, extending the BD-2 zone over to West Street in order to establish a more gradual transition from downtown to residential neighborhoods; also extend BD-2 a half block to the east in order to allow ground floor residential in this area, and therefore reinforce Main Street as the primary commercial address.B. Extend the BD-2 zone in the area of West Street and Upson St in order to encourage more compact multi-family development and provide a transition from Downtown to neighborhood fabric at West St.C. Extend the BD-2 zone along the Church Street corridor to encourage continuous walkable, mixed-use development.D. As a long term plan, create a new residential neighborhood with more of an urban loft style character along Memorial Blvd. and Riverside Avenue by converting the currently zoned industrial land over to BD-2.E. Assist current zoning regulation efforts by the City in response to the Route 72 corridor study in the formulation of a new commercial zone for Riverside Avenue.

Implementation...Turning Vision into Reality


At the end of the day, a community’s best intentions and greatest visioning amounts to nothing without a clear path toward implementation. As has been demonstrated throughout this document in addition to the months of work put in by the Renaissance team and its Municipal Partner it takes an inclusive approach to ensure that vision becomes reality. Renaissance is proud to have become a part of the fabric of the Bristol community during the last year. Our team has engaged all key stakeholders including private property owners, civic groups and any member of the community that wished to participate – and judging by the strong support of Bristol Rising’s 600 members, that inclusive approach has made a difference. Redevelopment of suburban downtowns is a complex process with numerous stage gates and hurdles. However, it is important not to lose site of the end user during these efforts, as the people who will ultimately live, work, learn, shop and play in a revitalized downtown are the very reason for the work that is underway. Because, through the creation of a redevelopment plan that meets the wants and needs of the market, the entire Bristol community will receive the triple bottom line of social, economic and environmental benefits. Kudos must be paid to the City leaders who set the stage for a process that Renaissance has merely continued. A willing municipal partner that had the foresight to raze a failed mall; undertook efforts in terms of proper downtown zoning; and sought out a private sector partner are all instrumental aspects of this collaborative approach.That said, today represents not the finish line, but rather a key step forward. The holistic, comprehensive nature of this process and the inclusionary approach will continue as final refinements to the plan are put in place setting the stage for the ultimate goal of this Public-Private Partnership: the implementation of a transformative downtown vision that will provide the Bristol community with significant economic and social benefits and a redevelopment effort that will be a model for downtowns throughout the region and the nation.

The Next ChapterProject Sequence of Events• modifications to Preliminary Concept Plan• update 3D animation• Continue Zoning analysis• Determination of need to submit Project Plan• Commence infrastructure improvement analysis• Continued collaborative Concept Planning coordination meetings• Continued Public outreach and engagements o Bristol Rising! Crowdsourced Placemaking Program o Committee Meetings o Stakeholder Meetings• submit Concept Project schedule• approval of Final Concept Plan• Continued Public outreach and engagements o Bristol Rising! Continued Crowdsourced Placemaking Program o Committee Meetings o Stakeholder Meetings• analysis of any known zoning modifications or other approvals

required for the approved Final Concept Plan• Commence with timely submission of application(s) for any known

required zoning modifications or other approvals required for the approved Final Concept Plan

• initial Closing Date• subsequent Closing(s) Date(s)• Commencement of Construction

7 6Implementation...Turning Vision into Reality

“ I s u p p o r t B r i s t o l R i s i n g” – G ove r n o r M a l l oy

“I’m really interested in the arts and I want to see that

come to Bristol. I’m trying to get all my friends

and family involved as well.”Michelle St. Pierre

“I haven’t been a part of the Bristol community until now,” said Gilbert Celaya.

“It’s about time I see how I can get involved to make the community better.”

“I believe if we develop this area the crime will be deterred and I also believe that if new businesses are enticed to come here it will also lessen some of the burden of taxes to our people. I would like for people to come to our downtown and say that it is really nice and has a lot to offer and that they would come back. I would like our town to be a place that people want to come to because they like what we have to offer and feel safe when they are here. I would like for it to be vibrant and full of fun and life.”

Tina Matthews

“I’m impressed,” -Dave Pasqualicchio

“ When I grew up in Bristol i t was such a vibrant area. “ I t gives Bristol hop e for a great environ-ment that i t had back when I grew up… “ There’s a lot of p osit ive things going on”Christopher M att

“The whole thing (is) very interesting…

It’s bringing young people together.

I think it’s a good thing.”

Bill Wood


Thank you to our team of downtown revitalization professionals for helping Bristol plan to reach its potential

Urban Design Associates - Planning & Urban DesignTown Planning Partnership LLC - Planning & Urban DesignThe Street Plans Collaborative - Planning & Urban Design

CHA - Engineering & Landscape ArchitectureCLUE Group - Commercial/ Retail Market Consultant

Randall Gross / Development Economics - Office Analysis &Fiscal Impact ConsultantZimmerman Volk Associates - Residential Market Consultant

Project for Public Spaces - Public Space Design & ProgrammingCooltown Studios - Crowdsourced Placemaking

Sincerely yours, Ryan Porter

Vice President of Planning & DevelopmentRenaissance Downtowns