Something Old, Something New: Project Regeneration Takes Its First Steps

Something exciting is happening on Tinker Street and the Woodstock community is invited to be part of it.

On April 16, Project Regeneration took its first official step forward when project leader Lizzie Vann and engineer Barr Medenback appeared before the Woodstock Planning Board to begin the site plan review process. It was the starting gun for a project that has been years in the making.

The vision? To take six historic buildings on Tinker Street and breathe new life into them - thoughtfully, sustainably, and in a way that truly honours what makes Woodstock special.

So What Is the Plan?

Think of it as Woodstock's version of adaptive reuse, taking something old and beloved and repurposing it as one connected, vibrant campus.

The proposal calls for:

✦  Up to 15 energy-efficient, reasonably priced rental apartments for Woodstock resident.

✦  New spaces for community-supporting local businesses

✦  An expanded, publicly accessible green space for everyone to enjoy

✦  Cutting-edge sustainable building technologies, solar roof tiles, heat pumps, sustainable concrete, and more

✦  A bio-retention basin to collect and reuse the enormous amount of water flowing through the site

None of this is being dropped in from the outside. This is a project that has grown out of Woodstock's own values and priorities. 

Listening to Woodstock

Remember in 2018, Woodstock created a Comprehensive Plan. Eight years ago, residents sat down and mapped out what they wanted the town to offer. And the resulting plan asked for amongst other things, care of the natural landscape, affordable housing, energy-efficient buildings, walkable infrastructure, more green space, smart water management, and greater economic dynamism.

Project Regeneration is a direct answer to that call.

Every element of this project traces back to something Woodstock residents said they needed,  not just what looks good on paper, but what will genuinely serve a community that's diverse in age, background, and economic means.

To view the 2018 Comprehensive Plan click here.

What Happens Next?

The Planning Board has appointed its own planner and lawyer to review the proposal, and their feedback will be shared at a meeting (we are awaiting a date). From there, a collaborative review process between consultants, builders, and the board will unfold over many months and that's the way it should be.

One key hurdle to clear: a zoning map amendment is needed for three of the six properties. Right now, some buildings (for example the former library) are zoned Hamlet Residential and others Hamlet Commercial (for example the Lasher House on the edge of Tinker Street) The team is working to align all six under Hamlet Commercial zoning, which requires approval from both the Town Board and the Ulster County Planning Board.

As Chief Operating Officer Ian Troxell explained at the April 19th Earth Week community meeting, the first phase focuses on renovating the former library building for commercial use. If things go smoothly, that first building could be up and running within a year. The full campus? About four years total.

Building for People and Planet

Five of the six existing structures will be renovated, preserving Woodstock's architectural history rather than erasing it. Only the old funeral home will come down, and only then because it was built over a seasonal stream and has serious structural issues. Everything else stays, gets updated, and gets a new purpose.

Architects Joseph Vescio and Graydon Yearick are exploring features like solar roof tiles, heat pumps, and sustainable concrete to lower both carbon emissions and long-term costs for residents. The team is also planning a carbon net-zero flagship building that will serve as a learning hub for future sustainable businesses, a living example of what's possible.

And that water flowing beneath the site? The plan is to harness it through a bio-retention basin, using it to sustain plantings and a pond right on campus.

It's Been Done Before – And Done Well

If you want to see what Project Regeneration could look like when complete, take a look at Anna Maria Historic Green Village in southwest Florida. Built by Lizzie Vann in 2012, it remains one of the most celebrated examples of sustainable adaptive reuse, demonstrating how historic preservation, environmental responsibility, and economic vitality can successfully coexist.

The development earned both Net Zero Energy certification and LEED Platinum certification, the highest level awarded under the internationally recognised Leadership in Energy and Environmental Design (LEED) rating system. LEED Platinum status is reserved for projects that demonstrate exceptional performance in areas such as energy efficiency, water conservation, sustainable construction, environmental impact, and occupant wellbeing. It is one of the most respected benchmarks for green building worldwide and reflects a commitment to creating buildings that are better for both people and the planet.

The Green Village operates as a net-zero energy campus, producing as much energy as it consumes through a combination of solar power, rainwater harvesting, and groundwater cooling technologies. It features four lovingly restored homes more than a century old, alongside a grocery store, bakery, art gallery, bait and tackle shop, and sporting goods store, proving that historic preservation and modern sustainability can work hand in hand.

The site also captures and reuses thousands of gallons of rainwater annually for landscaping and daily operations, significantly reducing demand on municipal water supplies while demonstrating how natural resources can be managed more responsibly.

Rather than starting with a blank sheet of paper, Project Regeneration is building on lessons already proven elsewhere, adapting them to Woodstock's unique character, history, and community needs. The goal is not to replicate what was done in Florida, but to apply the same principles of thoughtful restoration, environmental stewardship, and community-focused development in a way that reflects Woodstock's own values and priorities.

That's the template. That's what Woodstock could have right here on Tinker Street.

You're Part of This

At the Earth Week gathering (April 19th)) which drew around 100 community members to the former library, Lizzie Vann made a promise: full transparency, every step of the way. Costs, decisions, trade-offs, all of it will be shared openly.

This isn't just good practice. It's intentional. The team wants Project Regeneration to serve as a replicable model that inspires other social entrepreneurs across the region to pursue their own regenerative projects. If Woodstock can do it, others can too.

Ian Troxell puts it simply: he envisions the project as a local model for “bucking the trend” of developments that harm environments and fail communities. You can count on the team of architects, engineers, and designers to hold themselves accountable to that vision.

Stay tuned for updates as the process unfolds and as always, your voice matters.

This is Woodstock's project, not just ours.

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Email the team on info@project-regen.com.