Historic Multifamily Redevelopment & LIHTC Consulting | Bennington County, Vermont
Providing comprehensive development consulting services for the historic rehabilitation of a prominent vacant historic building in Bennington County, Vermont. The project will return the structure to its original 11-unit configuration as a high-quality affordable multifamily rental community, with exploration of additional attic units.
Key Contributions:
- Conducted site and zoning feasibility analysis confirming strong support in the Village Residential District with Historic Design Review Overlay, including confirmation of public water/sewer capacity and no obvious fatal flaws.
- Leading full braided funding and incentive strategy centered on Low-Income Housing Tax Credits (LIHTC) with historic bonus points, Federal Historic Rehabilitation Tax Credits (20%), state historic preservation resources, VHIP, VHCB, Downtown/Village Center Tax Credits, municipal tax stabilization, and additional stackable housing and energy efficiency incentives.
- Preparing pre-application strategy, historic compatibility narratives, DRB/Historic Design Review package, and coordination for zoning permit, attic expansion feasibility (sprinklers, egress, structural), and pre-application meetings with VHFA, Public Works, Fire Department, and other agencies.
- Managing overall pre-development pathway including incentive screening, agency coordination, and support between owner/developer, architect, and historic preservation consultant to maximize credits and position the project competitively for funding rounds.
Zoning, Subdivision & Act 250 Consulting | Windham County, Vermont
Providing early-stage zoning, subdivision, and Act 250 feasibility support for a market-rate residential subdivision project promoting responsible development. The project involves subdividing the property into buildable lots, constructing a new access road, and preparing the lots for sale.
Key Contributions:
- Conducted comprehensive zoning and subdivision feasibility analysis under local regulations, confirming good potential.
- Delivered detailed Act 250 and Act 181 trigger analysis and regulatory roadmap, including support for obtaining a Jurisdictional Opinion (JO) if needed.
- Performing environmental due diligence including review of wetlands, wildlife corridors, protected species, river corridors, and stream buffers.
- Preparing pre-application strategy, conceptual subdivision layout support (road alignment and lot configuration), and early coordination with the Zoning Administrator to confirm process and requirements.
- Coordinating with state and local agencies for wastewater, water supply, and road access permits while supporting the client’s surveyor and engineer.
- Building full Zoning Permit and Subdivision application materials with DRB support as needed.
Senior Housing Feasibility, Strategy & Act 250 Support
Windham County, Vermont
Providing comprehensive feasibility analysis, development scenario planning, and regulatory navigation services for the redevelopment of an existing commercial site into ground-floor senior/ADA-compliant housing. Supporting the client through multiple flexible development options while prioritizing 100% affordable senior housing, site constraint resolution, and a low-risk path to permitting.
Key Contributions:
- Developed and compared three distinct development scenarios, including full modular replacement, hybrid rehabilitation of the existing structure plus modular addition, and maintaining operations on the existing building while adding new senior units.
- Conducted detailed financial and operational analysis of unit mix, achievable rents, cash flow, and developer equity requirements under a 100% affordable senior model.
- Coordinated with modular housing providers on building configuration options, with emphasis on fire separation requirements and client preference for a cottage-court style using smaller, separate buildings.
- Advanced preparation for Act 250 Jurisdictional Opinion (JO) and Priority Housing Project (PHP) applications to clarify regulatory requirements and position the project for streamlined review.
- Addressed key site constraints including well water capacity strategy, wastewater coordination, and risk mitigation related to converting the existing building.
Multifamily Adaptive Reuse & Zoning Support Project | Bennington County, Vermont
Supporting zoning, site plan preparation, and permitting for a multifamily adaptive reuse and expansion project in a Mixed-Use District in Bennington County, Vermont. This project plans for a mix of market rate housing, affordable housing, and a large percent of active senior housing in a high-housing need area.
Key Contributions:
- Conducted comprehensive zoning feasibility analysis confirming compliance with dimensional standards, lot coverage, parking, and mixed-use requirements with no major variances anticipated.
- Prepared conceptual site plans for building conversions, driveway reconfiguration, and parking layout.
- Developing full DRB Site Plan Review application package, including narratives, drawings coordination, and historic compatibility review.
- Coordinating pre-application meetings with municipal departments (Planning, Public Works/Wastewater) to confirm capacity and remove uncertainties.
- Building a stacked funding and incentive strategy leveraging historic tax credits, VHIP, VHCB, Efficiency Vermont, municipal tax stabilization, and other housing development tools.
- Providing ongoing permitting coordination and support between owner/developer, and regulatory authorities.
Urgent Wetland Compliance & After-the-Fact Permitting | Bennington, Vermont
Rapid-response regulatory coordination for after-the-fact wetland compliance on a recently completed single-family home and driveway project. The project faced a tight DEC deadline after vegetation clearing and fill were observed within the 50-foot buffer of a Class II wetland.
Key Contributions:
- Engaged within 24 hours of client contact to manage urgent compliance with Vermont Wetland Rules and DEC requirements.
- Quickly identified and hired a top wetland consultant to meet the May 31 hiring deadline.
- Coordinated with DEC Wetlands Ecologist and requested a one-month extension to allow thorough delineation and planning.
- Preparing and managing the after-the-fact Individual Wetland Permit and restoration plan package, including delineation, RTE plant survey, and buffer stabilization.
- Documenting pre-existing driveway conditions and working to minimize restoration scope and cost for the client.
- Providing ongoing project management and communication between the landowner, developer, civil engineer, and regulatory agencies.
Parking & Accessibility Improvements for Professional Office | Bennington County, Vermont
Providing site planning and zoning strategy services for a small professional office seeking improved handicap access and additional on-site parking.
Key Contributions
- Conducted on-site review and existing conditions analysis to evaluate current ramp orientation, parking layout, topography, and circulation.
- Developed two strategic options for increasing parking capacity: a compliant side-and-rear parking layout versus a boundary line adjustment to create a more functional and accessible parking configuration.
- Developing the site plan showing existing and proposed conditions, including the reoriented handicap ramp and expanded parking layout.
- Reviewing applicable local zoning codes, parking requirements, and accessibility standards for compliance.
Preparing and submitting the complete DRB application package, including abutter identification and notifications.
- Providing full DRB support through the review process, including attendance and representation at the public hearing.
- Coordinating with the Town regarding upcoming sewer infrastructure work to align project timing and minimize future site disruption.
- Providing strategic guidance on survey needs and boundary line adjustment feasibility to optimize the final site layout.
Inn Expansion – Post-Approval Permitting & Compliance | Windham County, Vermont
Providing post-approval permitting and compliance support for the expansion of an existing inn in Windham County, Vermont. The project adds five new cabins through targeted regulatory coordination and incentive optimization.
Key Contributions:
- Submitted formal Act 250 Jurisdictional Opinion (JO) request, including historical research of legacy permits and master plan context.
- Conducting stormwater screening through VT Permit Navigator and preparing required ANR documentation or exemptions.
- Coordinating wastewater and potable water supply permitting with the client’s engineer and local fire district to achieve final zoning effectiveness.
- Preparing and submitting municipal tax stabilization application this town offers "to encourage businesses to build or expand".
- Managing Efficiency Vermont energy modeling review and incentive applications for high-performance upgrades on the new cabins.
Zoning & Shoreland Compliance Project | Windham County, Vermont
Supporting full regulatory resolution for a lakeside residential improvement project under a Notice of Violation (NOV) in Windham County, Vermont.
Key Contributions:
- Conducted detailed site assessments, photo documentation, and evidence collection to establish accurate existing and proposed conditions.
- Developed and submitted multiple iterations of a complex Vermont DEC Shoreland Individual Permit application, including precise impervious surface recalculations (reduced from >50% to <30%), multi-page color-coded site plans with overlays, 10-ft buffers, no-mow zones, and Best Management Practices.
- Performed extensive site plan revisions incorporating survey data, landscape integration, and all DEC feedback.
- Provided direct technical support to the builder during Development Review Board (DRB) hearings.
- Ongoing coordination with DEC Shorelands staff and local Zoning Administrator to advance compliance.
- Achieved State Shorelands DEC Permit.
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