Rain Inside the Coca-Cola Plant: A Modern-Day Magic Show

Last weekend, amidst the rain-soaked streets of Queen City Mischief and Magic festival, a peculiar sight could be found inside the old Coca-Cola plant on N. Augusta Street. It was raining not only outdoors but also within the confines of the massive, dormant structure. This unexpected occurrence perfectly encapsulates the current state of the building that has remained neglected for many years.

Fortunately, there is hope for the future of this historic site. The Staunton City Planning Commission recently voted in favor of recommending the approval of a Special Use Permit, allowing for the brewing of beer on-site in the old Coca-Cola building. Unlike the previous meeting, property owner John Schoeb made sure to attend this time, eager to share his plans and address any concerns raised by council members and the public.

Rodney Rhodes, Staunton’s Senior Planner, reintroduced Schoeb’s request to rezone 709 N. Augusta Street from B1 Local Business District to B2 General Business District, Conditional. This rezoning would enable the establishment of a 15-20 barrel microbrewery and a tasting room, without immediate plans for a restaurant. Rhodes clarified that eating and drinking establishments could already be established without an additional permit, and beer brewing could be approved as an accessory to a restaurant. However, Schoeb’s intention is to begin with brewing and a tasting room, which necessitated the rezoning request.

The building itself, which is over a century old and includes two additions, spans a vast 26,000 square feet. Rhodes summarized the proposal, noting that the new business would be similar to existing establishments in the wharf district. However, it’s important to highlight that earlier exemptions were made to incentivize investors to repurpose older buildings, including the Coca-Cola plant. These exemptions, dating back to 2009, were granted to accommodate building footprints that couldn’t provide on-site parking. Rhodes emphasized that all potential uses of the property are exempt from providing off-street parking.

Despite the exemptions, concerns about parking were raised by residents living in the neighborhood surrounding the old building. Additionally, there were worries about the potential for intoxicated drivers in a residential area. During the public comment portion of the hearing, Zach Lewis expressed his support for the project but voiced concerns about the idea of a “tasting room,” which he believed was just a fancy term for a bar. Lewis feared that intoxicated customers leaving parked cars on residential streets could pose a risk to children in the neighborhood.

Schoeb reassured Lewis and the commission that he shared their concern about parking. He revealed that he was in talks with the owners of two properties to either purchase or lease parking spaces from them. Commission member Adam Campbell suggested that the city could explore ways to protect residential parking in the neighborhood. Campbell acknowledged the immense potential of this venture for the city and urged the commitment to that vision to be reflected in the zoning package. He also hinted at potential improvements to the intersection of Sunnyside and New Streets, which currently empty onto N. Augusta on different sides of the stoplight at Churchville Avenue.

Schoeb provided further details about the logistics of the brewery and tasting room. There would be no on-street loading or unloading, and a small box truck would park in the alley beside the southern side of the building. Schoeb proposed that employees would park within the building, if permitted. Once the tasting room opens, customers would enter through one of the side alleys, offering a safer entrance option.

Schoeb took pride in pointing out that everything used in the brewing process is all-natural, as this is a farm brewery. Water conservation is a priority, with all grains being collected in totes and given to farmers instead of being wasted. Schoeb emphasized that the brewery’s water consumption is significantly lower than the national average, ensuring a more sustainable operation.

In conclusion, the once-neglected Coca-Cola plant on N. Augusta Street is on the brink of transformation. With the potential rezoning and the establishment of a microbrewery and tasting room, the building will once again find purpose and bring economic opportunities to the city. The concerns of residents regarding parking and safety have not gone unnoticed, and efforts are being made to address them. This project represents a chance for the city to flourish while preserving its historic character and promoting sustainable practices. With careful planning and collaboration, Staunton may witness the rebirth of a forgotten gem, turning rain into the magic of opportunity.

Highlighting Historical Significance and the Concerns of the Community: A Refreshing Perspective on the Coke Factory

When a historic building sits idle, it becomes a topic of debate for any community. Such is the case with the Coca-Cola factory in Staunton. Members of the public recently gathered to discuss whether rezoning this iconic structure was a wise decision or a potential threat to the neighborhood. The arguments presented on both sides shed light on the advantages of repurposing a historic building and the potential drawbacks, such as increased traffic and the loss of another historically Black neighborhood.

Constance Birch, one of the attendees at the meeting, voiced her concerns regarding the impact on traffic in the area. She believed that the building’s location would attract more people, generating a surge in downtown traffic. On the other hand, Karen Lynn Johnston, who conducts walking tours of the area, spoke in favor of the rezoning, emphasizing the importance of preserving the building’s heritage. She expressed her disappointment at seeing such a grand structure left unused, as tourists frequently inquire about its history during her tours.

Caroline Book, a resident who moved to the community in 2005, spoke passionately about the vibrant atmosphere downtown once possessed. She believed that the Coca-Cola building played a crucial role in creating a sense of life and energy, ultimately attracting more people to the community. A local realtor echoed Book’s sentiments, highlighting how potential buyers are always drawn to the building’s grand mosaic in the front. They argued that the building’s unique space perfectly suited the purpose at hand.

Cassie Ivy, with a background in tourism, emphasized the importance of walkable cities for tourists and their desire for accessibility. She argued that repurposing the Coca-Cola factory would be a step towards meeting this demand. Cleveland Morris, a supporter of the project, shared his experience working at the Staunton Public Library and how visitors often view the unused building as a sign of decay. He emphasized the beauty of the mosaic art adorning the building’s front, applauding Carter Green’s ideas for a wall illustrating the neighborhood’s history.

While some community members advocated for the project, others expressed reservations. Christie Craig feared that the concerns of long-standing community members might be disregarded in favor of those with deeper pockets. She raised questions about equal protection for all citizens and the potential violation of zoning regulations. Clinton Davis, whose family has deep roots in the community, voiced his concerns about preserving the historic neighborhood and the impact that another business would have on its legacy.

In contrast, Renee Clark, a long-time resident of the Sunnyside neighborhood, supported the project. She highlighted the overwhelming number of people who attended an open house tour of the building and how parking was not an issue during that time. Preston Carter, another Sunnyside resident, shared his experiences of the negative effects of the Coca-Cola factory’s emissions on the neighborhood’s health, advocating for a new environmentally friendly business.

The discussion surrounding the rezoning of the Coca-Cola factory is clearly multifaceted, with various perspectives reflecting historical significance, community concerns, and the need for responsible development. As the decision-making process continues, it is essential to consider all viewpoints to ensure that the final outcome benefits the entire community while preserving the rich history that defines Staunton.

Title: A Strategic Transformation for the Sunnyside Neighborhood

Introduction

In a neighborhood that has been overlooked for far too long, the proposed rezoning of the old Coke plant in Staunton has sparked both excitement and concern among local residents. While the project promises potential benefits such as job creation and revitalization, there are valid worries regarding parking, water quality, and historical preservation. In this blog post, we will delve into these issues and explore the different perspectives voiced during the planning commission meeting.

Addressing Environmental Concerns

One of the primary concerns raised by residents was the presence of old tanks left behind by the Coca-Cola company. Preston Carter, a local homeowner, expressed his worries about their potential impact, urging Schoeb (the developer) to address the issue promptly. Schoeb responded to Carter’s concerns by stating that the tanks had been diligently remediated to ensure safety. Furthermore, he promised to remediate the entire building for asbestos, displaying his commitment to environmental preservation.

Water Quality and Historical Preservation

Ellen Teigert, a concerned citizen, voiced her worries regarding water quality in the neighborhood. Water quality is a crucial matter that needs to be thoroughly addressed to ensure the well-being of the community. Teigert proposed that if any issues arose due to the project, a system should be in place to handle them effectively. It is vital for the developer to prioritize the community’s health and find ways to mitigate potential negative effects on water quality.

Rachel Watts, a long-time resident of Sunnyside, spoke in favor of the rezoning and emphasized the potential benefits it could bring to the community. She highlighted the small staff requirements of a brewing operation, debunking misconceptions about traffic congestion. Furthermore, she pointed out the ample available parking spaces in the area, including the diagonal parking on N. Augusta Street.

Celebrating History and Creating a Sense of Community

Schoeb, a history major himself, expressed his intentions to honor the neighborhood’s rich history through the design of the new brewery. He envisioned creating a “wall of history,” allowing passersby to peer into the two outside windows and connect with the community’s past. This thoughtful gesture reveals Schoeb’s commitment to preserving the cultural heritage of Sunnyside.

Navigating Parking Challenges

Parking concerns were raised by several residents, particularly with an increase in traffic anticipated due to the rezoning. Schoeb acknowledged this issue and pledged to provide parking advice on the project’s website. By informing visitors about the best places to park and directing them towards off-site parking options, Schoeb aims to alleviate any future parking challenges. Such proactive measures will help maintain a harmonious balance between the business and the residents’ parking needs.

Moving Forward

Following a comprehensive discussion, the planning commission unanimously recommended approval of the rezoning. Rodney Rhodes, who accurately characterized the proposal as more than just spot-zoning, highlighted the mixture of zoning types existing in the area. The commission chair, Judith Wiegand, reassured the community that drainage concerns will be thoroughly addressed during the process.

Conclusion

Staunton’s Coke plant rezoning effort is beginning to gather momentum, with the planning commission fully supporting the proposed changes. Although concerns regarding parking, water quality, and historical preservation were raised, it is evident that community members and the developer share a common goal of creating a thriving, responsible, and inclusive Sunnyside neighborhood. As the rezoning moves towards City Council review in October, it is vital that all stakeholders continue to engage in constructive dialogue to ensure the best possible outcome for everyone involved.