CHAPTER 10 – DOWNTOWN BRISTOL

Introduction

Since the 1950's, downtown Bristol has undergone a series of sweeping changes that have dramatically altered and diminished both its physical form and its economic viability. Only recently have Bristol's citizens expressed the desire to re-establish the downtown as the city's center of governmental, institutional, commercial and office activity. Based upon an inventory and analysis of the strengths and weaknesses of Bristol's present-day downtown, this chapter sets forth a broad range of planning, economic, transportation and design objectives and recommendations that can serve as the foundation for a more detailed downtown plan.

For the purposes of this chapter, the boundaries of Downtown Bristol are generally defined as the Boston & Maine railroad tracks to the east, Ingraham Street to the north, South Street to the south, and the West End neighborhood to the west. (See Figure 10-1.) North Main Street and Main Street are the primary north-south axes of the downtown. The downtown extends north to south approximately three-quarters of a mile (between North Street (Route 6) and South Street) but on average is less than one-quarter mile wide east to west.

Downtown Bristol has undergone dramatic changes since the end of World War II. As new residential development moved farther away from the center of the city in the 1950's, the downtown was no longer within convenient walking distance for many residents. Insufficient parking and limited access for service vehicles also contributed to the rapid decline in downtown business. In addition, the flood of 1955 destroyed over three million dollars' worth of buildings, roads and bridges. In response to these conditions and with the financial assistance of the federally funded Urban Renewal Program, massive demolition of the downtown took place – an event that radically altered Bristol's urban fabric. The original, irregular street pattern was replaced with long, wide avenues and large, uninterrupted city blocks. Redevelopment took the form of suburban-style commercial structures set within expansive parking lots.

The result of these activities was the creation of a downtown lacking an identity and a focus, a downtown with a diminished economic viability and an unappealing physical environment. Economically, urban renewal eliminated many of downtown Bristol's small retail and specialty shops, and today the downtown finds itself in a losing competition with other retail and office areas, especially Route 6 and the suburban shopping malls. Its urban form was lost to urban renewal and replaced by suburban-style, automobile-oriented development. Greater emphasis was given to the automobile than to the pedestrian. The inappropriate building scale, low intensity of uses and loss of ‘streetscape' created a pedestrian-unfriendly environment and a minimized sense of place.

Despite its dramatic alteration, downtown Bristol still possesses a number of strengths that can provide the framework for any future program of revitalization. These include:

• A mix of land uses
• Government and civic facilities
• Historically and architecturally significant buildings and areas
• Adjacent residential neighborhoods

Mix of Land Uses

Retail – The primary land use in downtown Bristol is retail, dominated by the Mall at Bristol Centre, a 16.7-acre, suburban-style shopping mall that also includes two other freestanding retail buildings (the larger of which contains a supermarket). Other retail uses in the downtown are generally concentrated at its northern and southern ends.

Offices, Banks, Professional Services – Medical-related offices and banking represent an increasingly important function in the downtown. The CIGNA HealthCare offices occupy a large portion of the old New Departure complex on Valley Street, close to the center of the downtown. A number of banks and professional offices are located along North Main Street and Main Street. Significant office buildings in the southern end of the downtown include that of the Barnes Group and the Bristol Press, as well as 10 Main Street, which provides space for a variety of tenants, including the Greater Bristol Chamber of Commerce.

General Commercial – Primarily automobile-oriented services, these uses are located primarily along North Street, leading towards Farmington Avenue, and along School Street.

Industrial – Downtown Bristol still contains a sizeable number of general industrial uses, primarily located west of Valley Street. As the demand for floor space changes in response to new technologies, many of the buildings that house these uses may eventually become obsolete for industrial purposes. Currently, these sites also contain large parking lots and service areas.

Residential – One of the smallest land uses, residences in the downtown are primarily of the multi-family type, with a few scattered single-family houses. On the east side of North Main Street is the DeLorenzo Apartments, an elderly housing facility.

Private Institutions – Downtown Bristol is home to a number of private institutional uses, including churches, the Bristol Boys' and Girls' Club, the Connecticut State Armory and the Elks' Club.

Public Parks – Located at the corner of School and North Main Streets, Brackett Park is downtown Bristol's only public park.

A number of public institutions occupy a key section of the downtown. Bristol City Hall, the Superior Court, the Central Fire Station, the Post Office, and the city's Police Department are clustered along North Main Street between Center Street and Laurel Street. The Board of Education is located farther south, on Church Street. The Bristol Public Library is located at the eastern edge of the downtown, at the corner of Main and High Streets.

These civic functions create a core of uses in the downtown that provide an established draw for residents, workers, and businesses in Bristol. These functions also provide a large employment base for the downtown.

Historic Districts and Neighborhoods – The Main Street National Register Historic District was part of the original downtown and today contains a group of historic structures that exemplify its old urban fabric. The Federal Hill National Register District, the first settlement of Bristol, is located directly adjacent to the downtown, separated by the Boston & Maine railroad tracks.

Architecturally Significant Structures – Some of the downtown's oldest and most architecturally significant structures create a sense of identity and a link to Bristol's history. Within the Main Street National Register Historic District are 18 structures with historical significance. A group of these structures – including the 1905 Lorraine Building, the 1907 Bristol Trust Company Bank and the 1923 McKim, Mead & White-designed Bristol National Bank – face directly on the Mall at Bristol Centre. To the north is the former City Hall/Bristol Savings Bank, built in 1873. Historic structures continue up Prospect Street, with Bristol's own "flat-iron" building built in 1915 to conform to the shape of the triangular parcel on which it is located. Redman's Hall was built in 1911 and renovated in 1940 as the Carberry Theatre. The 1900 railroad bridge crosses over Main Street and is supported by large stone abutments. As noted previously, the Bristol Public Library is located at the corner of Main and High Streets.

On North Main Street, the former New Departure complex represents the days when Bristol was one of the industrial centers of New England. The building now known as Progress Square – currently occupied by industrial uses and offices (including CIGNA HealthCare) – was once part of a large, inter-connected complex of structures, including a boardinghouse for single workers and pedestrian bridges and paths to the factory buildings and foundry on the opposite side of the railroad tracks.

The bank and mixed-use buildings at the corner of North Street and North Main Street and the office building at 10 Main Street, near South Street, form two significant entryways at each end of the downtown. The intersection of North Street and North Main Street retains a strong sense of closure on three corners, providing an opportunity to create a strong gateway and enhance the human-scale quality of the downtown.

Outside of the downtown core are other significant properties that contribute to its historic character due to their proximity. For example, the original Bristol Girls' Club building on Upson Street and the Beleden mansion on Bellevue Avenue (both National Register properties) are within a few minutes' walking distance of downtown Bristol.

There are also groups of older buildings throughout the downtown that together contribute to the original urban fabric by creating so-called "street walls" and a human-scale environment. Examples of these significant areas include:

• The east side of Main Street between High Street and Memorial Boulevard;
• The west side of North Main Street between North Street and Race Street;
• The north side of Center Street between Myrtle Street and Foley Street; and,
• The west side of lower Main Street between School Street and South Street.

In addition, the area along Church Street between Upson and South Streets – though not strictly urban in built character – has a moderate density and building setback that provide a sense of place and partial closure to the sidewalk. The series of government buildings along North Main Street between Center Street and Laurel Street also foster an urban perception due to their setback, height and mass.

The narrow, linear form of downtown Bristol provides opportunities for residents of the adjacent neighborhoods to walk to the downtown. To the east, Federal Hill is connected to the downtown along Center Street, Federal Street and Main Street. To the west, connected by several east-west streets, is the West End neighborhood. This classic urban neighborhood contains short blocks, two- and three-story multi-family structures (so-called "double-deckers" and "triple-deckers") on small lots, and sidewalks. This area reflects and retains part of Bristol's heritage and character as an industrial-age New England city.

Downtown Bristol exhibits a number of weaknesses that currently limit its role as the center of commercial and social activity in the city. These include:

• Low intensity of development
• Automobile orientation
• Absence of unique attractions
• Unfriendly pedestrian environment
• Lack of public gathering places
• Unattractive visual and natural environment

Much of Downtown Bristol's historical development pattern has been replaced by a series of freestanding buildings set within large surface parking lots. As a result of the need to provide the parking necessary to support the public's reliance upon automobiles for shopping and business trips, overall building coverage is typically very low. Development density is unevenly distributed throughout the downtown, creating large, open voids that interrupt building continuity. These gaps in the development fabric interrupt the sense of spatial enclosure usually formed by buildings framing an urban street. Many older buildings with interesting architectural character have been demolished, erasing part of the city's heritage and the downtown's identity. As the visual environment has become less attractive and the distance between destinations has increased, overall use of the downtown has declined, as has pedestrian activity.

The primary commercial spine and north-south axis of downtown Bristol is North Main Street, an undivided, four-lane roadway whose right-of-way is 72 to 76 feet wide between School Street and North Street. Its long blocks are divided by relatively few east-west streets. The main access routes into the downtown are Route 6 (North Street) from the north and Memorial Boulevard and Route 72 from the south. Center Street bisects the downtown at its center, providing access from both the Federal Hill and West End neighborhoods.

A large portion of land in downtown Bristol is used to accommodate surface parking lots. There are approximately 4,000 off-street parking spaces in the downtown, 1,180 of which are located at the Mall at Bristol Centre. Much of the off-street parking in downtown Bristol's post-urban renewal development has been provided along the front and sides of each individual parcel. The result of this development pattern – most evident on the east side of North Main Street – is a suburban-style, automobile-oriented environment. (See Figure 10-3.)

Although downtown Bristol contains the civic buildings typically found in the center of most cities, it offers few special attractions, uses or facilities – such as a community/cultural center, restaurants, entertainment or recreation uses – that would help to make it a unique and inviting place.

Unfriendly Pedestrian Environment

Downtown Bristol lacks a continuous, attractive pedestrian network. As a result, there is little pedestrian activity in the area. Specific shortcomings include:

• Sidewalks that are frequently interrupted by driveways serving parking lots and service areas;
• Poorly defined crosswalks and a paucity of well-marked pedestrian crossing points, particularly along North Main Street;
• A lack of defined pedestrian connections between building entrances and existing sidewalks;
• A general deficiency of amenities (e.g., benches, signage, landscaping) that help to encourage strolling, window shopping, and other pedestrian activities;
• A lack of continuous retail frontage and large display windows at the sidewalk, which discourages shopping and strolling; and
• Large expanses of non-built environment, which creates the perception of long distances and unsafe streets.

Bristol lacks an identifiable focal point or special place that residents can readily identify as a downtown center. At present, downtown Bristol does not have an obvious meeting place, central square or park that could be used for special events, festivals or open-air displays and performances (e.g., for artists and musicians). There are few plazas or other such designated urban open spaces in the downtown. For example, the sunken plaza in front of City Hall is largely unutilized due to its design and orientation.

Urban renewal and subsequent automobile-oriented development in downtown Bristol have resulted in an environment with few remnants of an urban image or character. The design of individual buildings, parking lots and streets fails to produce a harmonious theme, vitality or sense of place. The human scale has been eroded, and much of downtown Bristol appears to be a patchwork of unrelated land uses. Existing design and site development standards do not readily foster the creation of a high-quality urban environment.

The only designated "green space" in downtown Bristol is Brackett Park, located at the intersection of North Main and School Streets. Although it contains tennis courts, basketball courts, playground equipment and picnic benches, the park is neither well designed nor well landscaped. Some private properties along North Main Street contain street trees, as do some of the downtown's east-west streets, but no systematic program for the planting of public street trees appears to exist. A few downtown parking lots are landscaped, but others are devoid of any trees or shrubbery. The Pequabuck River has been piped underground as it flows east through the downtown and, as such, is not accessible to the public.

The paucity of natural features in downtown Bristol offers little relief from the expanses of pavement and hard edges of the built environment. An infusion of trees, shrubbery and other landscape elements can help to create a more human scale and pedestrian-friendly downtown environment.

In the city's 1989 Plan of Development, the Planning Commission first offered a series of preliminary recommendations to help redefine the form and function of Bristol's downtown. These included:

• Allowing high-density residential development in the downtown (up to 25 dwelling units per acre);
• Encouraging mixed-use developments with retail uses at street level and offices and/or dwelling units above;
• Encouraging more intensive new development (minimum floor-area-ratio of 1.5 and structured parking);
• Establishing so-called "downtown/neighborhood transition areas" to provide a functional transition between downtown Bristol and its surrounding residential neighborhoods;
• Providing zoning incentives – such as density bonuses or the waiver/reduction of certain zoning requirements – for uses that preserve historic buildings and for uses which maintain, upgrade, or increase the supply of housing; and,
• Studying the potential for the construction of one or more municipal parking structures in the downtown.

In 1990, the Zoning Commission adopted a series of zoning provisions intended to implement a number of these planning recommendations (albeit to a somewhat more limited degree than recommended in the 1989 Plan). In so doing, the Zoning Commission clearly cast in regulatory form the city's Downtown Business (BD) zone as accommodating "the major retail, governmental, institutional, office and cultural activities of the City within a concentrated, compact central business district, as identified in the City's Plan of Development" as well as "high-density residential development in support of such activities."

The key to the revitalization of downtown Bristol is a major reworking of its identity, both economically and physically. To that end, two challenges emerge: one, to differentiate the downtown in the marketplace, so that it functions differently from other commercial areas in Bristol and the region; and two, to create a form that provides a high-quality environment, accessible and attractive to pedestrians and drivers alike, and to workers, residents and visitors.

In order to better compete with local and regional shopping areas, downtown Bristol's role in the marketplace must be broadened considerably from its current, limited market of workers and nearby residents, and the relative decline in downtown retail activity must be stabilized and reversed. In pursuing these goals, the following economic revitalization principles can provide guidance:

• Development must recognize and be supportive of the context in which it occurs, i.e., within an urban center and not in a suburban mall or along a highway corridor.
• One of the most effective long-term approaches to expanding the downtown's role both locally and regionally is to establish and maintain a mix of economic activity, including offices, restaurants, entertainment and recreational facilities and cultural attractions.
• The programming of events complements and supports physical improvements in the downtown, helping to revive the public's interest in visiting and shopping there.
• The development of a major public space is important in establishing the downtown as a gathering place and focal point for the entire community.
• Public and private expenditures necessary for downtown revitalization should be viewed as investments in the future of the entire City of Bristol.

An economically healthy, vibrant downtown has a high-quality, pedestrian-friendly physical environment, as well as a diverse mix of uses and activities. The goal for downtown Bristol should be to create an identity, a distinct sense of place, which can bring life back to the downtown and promote economic vitality. In pursuing this goal, the following physical design principles can provide guidance:

• In order to attract more retailers and shoppers into downtown Bristol, functional changes must be supported by an attractive and pedestrian-friendly form.
• One of the most effective short-term approaches to making the downtown attractive is to invest in the physical environment, such as landscaping and other pedestrian amenities.
• To re-create a downtown identity, individual parcels must be developed (or re-developed) with sensitivity to the larger, urban context. Design guidelines and implementation techniques can ensure that individual buildings and sites are appropriately integrated into the larger urban environment.
• Public amenities must have a human-scale quality and be coordinated with one another in order to foster a harmonious physical environment.

The remainder of this chapter describes a variety of planning and design techniques that can be utilized to integrate the principles outlined above for the economic and physical revitalization of downtown Bristol. Such techniques include:

• Downtown and nearby office workers;
• Residents of the Federal Hill and West End neighborhoods, as well as others who can drive to the downtown conveniently;
• Potential nighttime patrons of eating, drinking and entertainment establishments; and,
• Potential customers drawn to a specific community, recreational or cultural event/facility.

In order to successfully attract these groups, both existing and new downtown businesses must be prepared to respond to their varying tastes and needs. Indeed, two components of this potential target market either do not currently exist or are under-represented in downtown Bristol: retail and restaurant/bar customers, and patrons of cultural or recreational events. At the same time, the success of some downtown retail establishments is indicative of downtown Bristol's potential drawing power.

Recommendations: 

Reinforce the current mix of uses.

• Maintain mixed-use zoning and reinforce the relationship between the downtown and the surrounding residential neighborhoods.
• Limit the types of new retail uses in other areas of Bristol in order to encourage destination retail uses in the downtown.
• Encourage so-called "back office" uses within the downtown, especially in older industrial buildings.
• Investigate non-industrial alternatives for the re-use of older industrial buildings in the downtown (e.g., artists' lofts; retail stores and restaurants; museums; offices of non-profit, civic and community organizations).
• Encourage additional residential development in the surrounding residential neighborhoods 
  
  Increase cultural, entertainment, and recreational opportunities.
  • Encourage more food establishments, especially higher and mid-range quality restaurants.
  • Encourage the development of a community/cultural center that can accommodate a variety of non-profit organizations and community groups. Such a facility should be designed to incorporate practice, performance and display space for an array of artistic endeavors, as well as meeting space for public agencies and private groups.
  • Support the establishment of additional museums that document and commemorate Bristol's heritage, such as a sports museum or a manufacturing museum.
    
• Encourage the development of recreational facilities – such as an ice skating rink – that can also serve as a summer performance space or public plaza.
• Support more events that focus on the downtown, such as a "Main Street Festival" organized around turn-of-the century Bristol or an "Industrial Heritage Day" focusing on Bristol's legacy as one of the nation's manufacturing centers.
• Encourage city-sponsored special market days, such as farmers' markets, flower markets, and antique markets.

The residential neighborhoods adjacent to downtown Bristol – especially Federal Hill and the West End – can help boost the downtown's vitality and improve its image if they remain stable and are linked both physically and economically to the downtown. The primarily residential character of these neighborhoods should be reinforced while, at the same time, their historically and architecturally significant qualities are preserved. (See Figure 10-4.)

• Encourage owner-occupancy of multi-family dwellings, especially the double- and triple-deckers in the West End neighborhood (see Chapter 4 – Housing). Owner occupancy helps to preserve the use and stabilize the neighborhood.
• Where appropriate, encourage the re-use of historic properties in the Federal Hill neighborhood for residentially compatible uses (see Chapter 9 – Cultural and Historic Resources).
• Promote the maintenance and preservation of existing residential structures (e.g., through rehabilitation, renovation and restoration).
• Continue to regulate office, retail and other permissible uses in the city's downtown/neighborhood transition areas.
• In downtown and in downtown/neighborhood transition areas, consider the use of zoning incentives (e.g., density bonuses, the waiver or reduction of certain zoning requirements) for projects that maintain, upgrade or increase the supply of housing.

• In downtown and in downtown/neighborhood transition areas, consider the use of zoning incentives (e.g., density bonuses, the waiver or reduction of certain zoning requirements) for projects that preserve historic buildings.

• Reinforce Center Street as a main east-west pedestrian and vehicular connection between the downtown and the adjoining neighborhoods by improving landscaping and adding/improving streetscape amenities.
• Make the intersection of Center and North Main Streets a focal point for pedestrians from the adjoining neighborhoods. A significant feature such as a sculpture, fountain or clock can provide a focus and an identity.
• Provide directional signage at the intersection of Center and North Main Streets and at other such strategic locations to guide visitors to historic areas and special sites in and around the downtown. Provide a consistent system of pedestrian amenities, street furniture and landscaping along the downtown's east-west streets.
• Provide a pedestrian connection over the railroad right-of-way between the Federal Hill neighborhood and downtown Bristol in the vicinity of the Mall at Bristol Centre.

Street Design Modifications

• Neck-Down Street with Parallel Parking – this technique eliminates parking near the corners of intersections and extends the sidewalks outward across the parking lanes. As a result, the width of pedestrian crossings is reduced, and safer intersection conditions can be created.
• Neck-Down Street with Angled Parking – this technique is similar to neck-down with parallel parking but instead utilizes angled parking, which provides 15 to 20 percent more parking spaces. Lower traffic speeds are required, however, due to the hazards imposed by vehicles backing out into moving lanes of traffic.
• Combination Neck-Down Street and Boulevard – this technique further restricts traffic speeds and flow but provides the most pedestrian-friendly environment.

These techniques might also be appropriate for other downtown streets that are excessively wide (such as the segment of Riverside Avenue between Main and North Main Streets). Regardless of which streets in downtown Bristol might be worthy of such reconfiguration, a more detailed feasibility analysis would need to be conducted prior to any actual implementation.

Recommendations:

• Use structured parking in order to reduce the amount of parcel area devoted to surface parking lots. Structured parking can also shorten walking distances to building entries.
• Place parking lots behind buildings to establish/maintain "street walls" along major downtown streets.
• Soften the visual impact of parking lots through the use of street trees and low-level planting along their edges.
• Reduce the perceived scale within parking lots through the planting of shade trees and ground cover, and through the use of varied paving materials to identify pedestrian routes, building entries, etc.
• Encourage shared parking arrangements among owners of adjoining properties.
• Create development incentives, such as increased buildable areas, tied to mass transit improvements.
• Use the "fee in lieu of parking requirements" provision of the Connecticut General Statutes (Section 8-2c).
• Adopt flexible zoning provisions to permit a combination of techniques to meet on-site parking requirements.

Redevelopment Opportunities

To capitalize on this redevelopment opportunity, the following recommendations are made (see Figure 10-5):

• Reduce the scale of the ‘superblock' created by the Mall property by providing access drives and entry points that help replicate the historic block pattern of the downtown.
• Encourage new development along the west side of Main Street that has a scale and architectural character compatible with and sympathetic to the existing buildings on the east side of Main Street.
• Establish an urban plaza or open space that functions as a downtown meeting place and focal point.
• Provide an integrated network of sidewalks, sitting areas and other such amenities linked to the rest of the downtown that encourages pedestrian activity throughout the downtown.
• Provide adequate (preferably structured) parking in a form that helps to establish a more urban setting in this section of the downtown.
• Place new buildings in a manner that creates "street walls" along North Main and Main Streets.
• Increase the prominence of the Riverside Avenue/North Main Street corner, across from Brackett Park.

In addition to the Mall at Bristol Centre, downtown Bristol contains other sites that potentially offer long-term opportunities for redevelopment. These include:

• The east side of Main Street to the north and south of the office building at 10 Main Street;
• The northwest corner of South and Main Streets;
• The Elks' Club site at the southeast corner of South and George Streets;
• The industrial area along Valley Street; and,
• The site of the former Mills Box factory on the east side of Church Street.

Significant improvements need to be made to both the visual and physical quality of downtown Bristol. To that end, pedestrian routes and their associated amenities should be upgraded and/or provided, new open spaces created and existing ones enhanced, and distinctive gateways to the downtown established.

Pedestrian Amenities

Although sidewalks exist along downtown Bristol's public streets, improvements are needed in order to create a more convenient and attractive sidewalk network that invites greater pedestrian use. An improved system of pedestrian paths and amenities should encourage downtown patrons to walk between stores and businesses rather than drive to and park at individual shopping points.

Urban Design Vocabulary

Downtown Bristol suffers from both a lack of quality urban design and an inharmonious physical character. The scale and architectural style of buildings vary widely from site to site. Landscaping, signage, streetlighting and similar components of the streetscape do little to help unify the otherwise disparate parts of the downtown. To begin to address this situation, a "vocabulary" of urban design elements for downtown Bristol should be developed and implemented.

Architectural Design

Streetscape Elements

During the preparation of this Plan, local residents, business owners and governmental and civic leaders alike expressed a renewed interest in the future of downtown Bristol. Along with this interest was the recognition that, in order to achieve lasting success, transforming the goal of downtown revitalization into bricks-and-mortar reality will be a long-term, incremental process that involves an equally long-term commitment by both the public and private sectors of the community. Like urban renewal in the 1960's, reshaping the face of downtown Bristol will again require a massive infusion and expenditure of public funds. It will also require the municipal exercise of appropriate development and design controls (such as the enactment of downtown zoning regulations and/or the establishment of a downtown redevelopment area under Sections 8-125 through 8-139 of the Connecticut General Statutes), as well as the provision by city government of an array of public services, both traditional (e.g., police and fire protection) and non-traditional (e.g., streetscape improvements). Unlike in the past, however, future efforts at downtown revitalization will inevitably necessitate the formation of partnerships – financial and otherwise – between the public sector (i.e., government) and the private sector (i.e., the downtown business community).

As a partner in this process, the downtown business community will need to establish a formal management entity to serve as an advocate for and promote the interests of downtown Bristol on an ongoing basis. Such an organization could take one of several forms, for example, a business improvement association, a downtown council or a business (or downtown) improvement district. Though they may be created, structured and funded differently, each entity has much the same mission: to improve, maintain and promote the downtown. Often comprised of downtown property owners and merchants, local officials and other civic leaders, these organizations typically involve themselves in such activities as business attraction and retention efforts, promotion and marketing, crime prevention and security, sponsorship of special events and activities, and beautification and streetscape improvement programs. In addition, they often act as the official liaison between downtown businesses and the local government.

This collaborative approach to downtown revitalization will help to ensure a unified vision, coupled with coordinated guidance and a commitment to action.

Recognize and promote downtown Bristol as the center of governmental, institutional, commercial and office activity in the city.

3. Encourage the adaptive reuse of existing vacant buildings and the redevelopment of underutilized sites.

4. Encourage mixed-use development in the downtown.

5. Provide for enhanced pedestrian accessibility throughout the downtown.

6. Promote quality of design in new downtown development and redevelopment projects.