Editor’s note: This commentary is by Burlington City Councilor Adam Roof, an independent who represents Ward 8.
As a member of the Burlington City Council, it has been one of my responsibilities to be consistently involved in reviewing and working to improve the Burlington Town Center redevelopment. This project and my thinking on it has been guided by the interests expressed by Burlington’s diverse public who have had the opportunity to be involved in over 25 public meetings on the topic.
This coming election on Nov. 8 will be an opportunity for people to cast their vote on whether to approve two items related to the project, which are:
Question #3: The zoning amendment regulating the section of downtown where the BTC property resides.
Question #4: Utilizing our Tax Incremental Financing (TIF) District to pay for North-South connection of Pine Street and Saint Paul Street and the improvement of eight surrounding City blocks.
When I voted to support the new downtown mixed-use zoning district, I weighed the positives and drawbacks of how it would impact the BTC property, as well as other properties within and surrounding the district. My deliberation was thorough and my decision was made with the upmost thoughtfulness. I am now confident the benefits tip the scale strongly to the side of support.
This project also requires approval from Burlington voters to utilize our Tax Incremental Financing (TIF) District to build the new streets that will connect Pine and St. Paul streets. To be clear, TIF approval does not mean a tax increase, nor is it a corporate subsidy. It will go towards claiming property owned by the mall that will be transformed into new city streets. It will pay for the improvement of eight surrounding city blocks and bring North-South connectivity to our downtown. TIF allows us to borrow at a low rate, and pay back the loan with the future additional tax revenue that result from the development itself. TIF financing cannot be used to pay for projects that are outside of the district set by the state, such as schools.
Everyone agrees Burlington’s downtown mall is a dead space in critical need of revitalization. The agreed upon multi-use development can provide new life to this dead site. Under the city’s current agreement the project will:
Create 274 new homes for a range of demographics and income levels, addressing a housing crisis which has led to Burlington residents paying 44 percent of their income on average for housing. Thirty percent is considered healthy.
Generate $2.4 million in annual new property tax revenue in Phase 1 alone, which will expand the tax base and limit future property tax growth on residents.
Rebuild our lost streets: Pine Street and St. Paul and create a neighborhood where dead ends exist today.
The redevelopment has improved time and time again in response to the public input received both in and out of public meeting settings.
Bring 1,300 jobs downtown (547 jobs during construction and an additional 957 permanent jobs).
Whether it be new homes, office space, more jobs or energized streets, I think there is plenty to be excited about in this project. Such excitement makes sense, as the project is the result of a 2+ year process of review that has been guided by public input. The redevelopment has improved time and time again in response to the public input received both in and out of public meeting settings. Just last week new designs were submitted with changes that are a direct result of the developer hearing concerns of the public and responding with measurable alterations. Some of the most notable changes include:
• Reducing how much of the development that will reach the maximum allowed height to a mere 16 percent.
• Lowering the office building component by two full floors.
• Increasing the number of solar panels to approximately 2,200.
• Removing 60,000 square feet of retail space, ensuring that 100 percent of retail space will be street facing.
While I see this project as a positive step forward for Burlington, others disagree. At times debates on this matter have become heated, and I have done my best to listen, just as I pledged to do when I ran for this office. I have kept that promise; to listen, taking into account a wide range of perspectives and making decisions based on my best judgment. I know full-well that not everyone agrees when it comes to this project. Open disagreement is a part of the democratic process.
In an election season that that has tested our patience as a voting public, many people in Burlington and across America have become frustrated with the political process. Voting on these ballot items and supporting real positive change at the local level is an opportunity for all of us to rise above the noise, and let our voices be heard. It is time to build a better future for Burlington.
