Local Resources Advisory Board

9/11/2024 - Minutes I. Call to Order Members Present: Matt Shoen, Chair; Britta Tonn, Vice Chair; Brian Steinmetz; Sue O’Brien; Doug Johnson City Staff Present: Ravi Venkataraman, Director of City Planning Guests Present: Erik Hoekstra; Myles Frendel Call to Order by: Matt Shoen Meeting Start Time: 5:30 pm Minutes Recorded by: Ravi Venkataraman II. Changes to the Agenda None III. Public Comment None IV. Approve Previous Meeting Minutes Motion by: Sue Second: Doug Voting: Unanimous V. Discussion: 53 East Allen Street Erik Hoekstra provided context on the buildings, previous permit approvals for a hotel, the current status of the project, and their intent to hear input before creating any designs for a future potential project. Erik showed the board a conceptual footprint for a project that would include 53 East Allen Street. Sue asked if Erik has reached out to a hotel chain yet. Erik said that they have not, that they are in the early stages of project development, that they might not develop a hotel in the end, and that they might create a mixed use building. Sue asked about Redstone’s projects in Burlington and its involvement in historic preservation. Erik discussed the development of the Hilton Garden Inn in Burlington and how they rehabilitated an old armory building. Erik noted Redstone’s projects in and around Winooski that incorporated historic preservation, such as 110 West Canal Street, Peking Duck, Chase Mill, and the Winooski Block. Erik said that the building at 53 East Allen Street is beyond salvaging in its current state and that the site provides an opportunity for infill. Brian asked how many properties would be incorporated into the project. Erik said five properties would be incorporated. Winooski Block. Erik said that the building at 53 East Allen Street is beyond salvaging in its current state and that the site provides an opportunity for infill. Brian asked how many properties would be incorporated into the project. Erik said five properties would be incorporated. Brian asked why Redstone would pursue building a hotel, considering that a hotel is expected to be built in the vicinity already. Erik said that the research indicated a strong demand for a hotel in the Burlington area, and that the vibrancy of downtown Winooski appeals to hotel development. Brian noted that housing is a need in the community. Erik said that the numbers have to work for housing development. Sue asked if Redstone would be offering housing for hotel employees. Erik said that he had not thought about it, and that in other recent hotel projects in Burlington and Williston, they have been able to find employees. Britta said she felt a little heartbroken about tearing the building down. Doug agreed, adding that he would advocate for moving the building down East Allen Street if Redstone can’t preserve the building on site. Britta asked about the applicability of Act 250, and identified the role of historic preservation in Act 250 review. Erik said that the applicability of Act 250 would depend on the type of project they would pursue. Erik said that from his understanding, the building is not listed as a highly significant structure. Britta said that the Department of Historic Preservation would take another look because the building is intact. Doug noted the uniqueness of the building on the East Allen historic streetscape, and recommended including visual elements in any new project that would allude to the current building. Britta asked if a conditions assessment was done. Erik said that one has been done informally. Matt asked what parts of the structure have been compromised. Erik said that there is a hole in the roof, that the columns have been compromised, that the interiors have been partially gutted, that there is asbestos, and that there is knob-and-tube wiring. Doug encouraged Redstone to think outside the box, and cited examples in Europe in which the interiors have been upgraded but the exteriors have remained the same. Erik said that he has seen that with masonry flat-roofed buildings and that doing that with this particular building would be difficult. Britta asked if the mixed-use project idea would include rental housing units. Erik affirmed. Erik and Myles shared pictures of the interiors. Brian noted the water damage. Erik said that the building has been vacant for the last four to five years. Brian asked if there were other buildings within the project scope on the register. Erik said 33 East Allen Street is on the register. Matt asked if that building is vacant. Erik said that it is currently occupied but is structurally challenging. Brian asked Erik for a target number of housing units in the potential mixed use project. Erik said that the idea could include about 60 units. Brian said he would encourage Redstone to put in a grocery store. Erik said there are not that many small-scale operators that can be affordable and accessible to the community. Brian said that he would like to see condos for sale. Erik said that the financing available does not facilitate those kinds of projects. Matta and Britta encouraged the possibility of family-sized housing in any future project. Brian asked if the units would be market rate. Erik said that the units would most likely be market rate, that they might go toward the priority housing track depending on the financial feasibility of the project. Erik said that with materials and labor costs, the numbers barely work for new housing projects, and that Redstone has not pursued building apartments in the last five years because of that.  the financing available does not facilitate those kinds of projects. Matta and Britta encouraged the possibility of family-sized housing in any future project. Brian asked if the units would be market rate. Erik said that the units would most likely be market rate, that they might go toward the priority housing track depending on the financial feasibility of the project. Erik said that with materials and labor costs, the numbers barely work for new housing projects, and that Redstone has not pursued building apartments in the last five years because of that. Britta asked if Erik has considered tax credits. Erik said that their basis is too high and that rehabilitating the building wouldn’t pan out financially. Brian said that the hotel concept makes sense but that he does not want to see a hotel in this location, that he would prefer to see housing units for sale, and that overall he’d prefer to see something more dynamic such as housing with a retail component. Britta encouraged the housing option, adding that a housing project would be more palatable to the community. Brian asked Erik for a potential timeline. Erik said it would take him 18 to 24 months at least before he could break ground. Erik added that he would prefer to remove the building sooner rather than later, while the building is still vacant, and that he would wait to remove the other buildings in the project scope until they are ready. VI. Discussion: Certified Local Government (CLG) Program Application Ravi said that this item is expected to be discussed at a City Council meeting sometime in October. Ravi said that he has been reaching out to CLG coordinators throughout the state for feedback, and that he has mainly received positive responses. VII. City Updates None VIII. Other Business Ravi asked the board if the meeting time could be shifted because of a schedule conflict for him. The board said that they could meet Tuesday evenings instead. Ravi said he will follow up regarding the next meeting schedule after he checks the calendar. IX. Adjourn Motion by: Sue Second: Brian Meeting End Time: 6:52 pm