The details are as vast as the property itself: an entire block along Thames Street with a proposed 151 residential apartment units and approximately 6,300 square feet of commercial space.

To be known as “Bristol Yarn Mill”, the development proposal also includes a request for an amendment to the original Change of Zone conditions, as the developer seeks to create significantly more residential units in this space than is currently permitted.

Although nothing official has been decided at this point regarding the development, the process is moving forward and the public should look forward to a public hearing before the Bristol Planning Board on Thursday, Jan. 13.

Summary of the development
Brady Sullivan Properties, LLC, which redeveloped the former American Tourister factory in Warren, is the proposed Yarn Mill developer; the project includes the existing building and property located on the west side of Thames Street along with the existing parking lot, which will remain as parking on the east side of Thames Street. Zoned as Waterfront Planned Unit Development with conditions, Waterfront, and Downtown Zones; it is also within the Bristol Historic District. The property is currently owned by Russ-Russ Realty Co., and Karian Realty Co.

Back in June, a “Concept Plan Review/Pre-Application” presentation of the new development was held; that and subsequent conversations between the town and developer resulted in a number of questions and concerns that developers continue to address, including updated clarity on the parking plan and renovations of the historic buildings on site. As has been the plan all along, the design does not call for the removal of any historic buildings; only the concrete masonry block building next to the Bristol Maritime Center.

The site redevelopment plan includes public access along the shoreline from the Elks to the Maritime Center with landscaping, stormwater management, exterior amenity space, and emergency vehicle access from Constitution Street to the west side of the building. Any existing storm drain connections to the sewer will be disconnected, as required by the Bristol Water Pollution Control Department. A plan is in place for treating roof runoff in a bioretention basin on the west side of the building, subject to Coastal Resources Management Council and the Town of Bristol approval, or through a separate stormwater system to Bristol Harbor.

New utility services will be connected to existing public utility infrastructure in Thames Street by Bristol Country Water Authority, National Grid Gas and Electric, Verizon, Cox Communications, and the Bristol Water Pollution Control Department; those details await mechanical, electrical, and plumbing engineering plans which will be developed after planning, zoning, and state permits are issued.

The developer also intends to construct additional off-site parking on existing gravel and paved parking lots currently owned by Russ-Russ and Karian, in an effort to minimize the demand for on-street parking. The proposed parking lot will be paved with bituminous concrete and comply with the Town’s landscaping, lighting, and stormwater management ordinances.

Zoning relief requested
Brady Sullivan will be requesting relief on both the unit density and commercial space percentage, as well as other areas including availability of off-street parking, dimensions of off-street parking, driveway dimensions, land area allocated for public or institutional use (although public access will be provided along the shoreline, that area is expected to be significantly less than 10 percent of the total land area on the mill complex site.)

Technical Review Committee weighs in
The Planning Board’s Technical Review Committee met last Wednesday, Dec. 22 to review the plans and determine if it is time to send the project to the full Planning Board for approval. Community Development Director Diane Williamson consolidated the written questions and concerns of community members and presented them to the developers in a roundtable format.

While neighbors and abutters seem to be, for the most part, cautiously enthusiastic about the redevelopment of this property, they have raised concerns about issues from public access to the valuation of the properties, to traffic flow, riparian rights, dumpster locations, light pollution, and affordable housing.

Fiscal impact
A fiscal impact study of the project conducted by JDL enterprises for Brady Sullivan offers a mixed bag of information for the Town. On the one hand it suggests that while the town may realize expected revenues of $212,457, it could also anticipate expenses of $558,230 — a net loss of $345,773. On the other hand, the report claims that the Town “will be adding much needed housing and housing alternatives for present and future resident(s) of Bristol.”

The numbers arrived at in the study presupposes the development will add more than 20 students to public school rolls, based on “comparable” developments around the region, so it is a number that may be challenging to predict with any real certainty.

Planning Board to weigh in next month
According to Williamson, the developers will respond to the questions and comments in writing and present them to the full Planning Board on Jan. 13 at a public informational meeting and hearing, at which the public will be welcome to speak. At that time, the Planning Board may act on the proposal or choose to take more time to clarify details about the plan. They may also recommend the developer’s zoning change request to the Town Council.

Whatever transpires, there will still be lots of approvals necessary before it’s a done deal, but redevelopment of the Robin Rug site has been on the town’s radar for many years and this may be the closest the concept has come to being realized.

“It’s a long process,” said Williamson. “I’m glad to see it moving forward.”