RISE ON THE RIVER

The first plans for the 40-acre South River Complex alo-ng Arch Avenue and 12th Street were to tear down the industrial buildings, some of which date to the 1920s.

Property owner Beverley Shoemaker, of Stephens City, said that’s what her late father, James L. Bowman, would have done.

But when that idea met with disapproval from city officials and ultimately, Shoemaker, architects decided instead to restore the industrial buildings at the heart of Waynesboro’s heritage.

The product of that change is a proposed project valued at $40 million to $48 million, featuring research and education centers, entertainment, restaurants, commercial space and more.

Shoemaker and her representatives announced the plans Thursday in a news conference. Shoemaker’s South River, Inc. expects to submit an application today to the city to rezone the $2.5 million property from industrial to a mixed-use, planned use development.

“We initially came forward with the idea that we’d tear all the buildings down and build new, but the city was not at all receptive to that,” said Michael Bryan, South River, Inc. attorney. “And after considering it, we understood that they were right.”

If approved by the City Council, the proposed conversion of the industrial property would include professional, retail, restaurant and residential uses. Other proposed uses would include artisan studios and galleries, education and research centers, entertainment and light manufacturing.

Bryan said South River, Inc. is in discussions with Trout Unlimited, which has been in touch with some area universities, including James Madison University in Harrisonburg, about establishing a laboratory-type facility on the site.

“We hope that comes about,” Bryan said.

Bryan said the South River and the greenway would be important parts of the project. In the first phase, South River, Inc. would build a 47,000-square-foot “flex-space” for commercial, retail or office tenants. That could happen, he said, within a year of approval, perhaps by fall 2010. Market demand would dictate how and when the rest of the project gets completed.

The plans, officials said, would preserve the city’s past while moving forward in an innovative manner. Assistant City Manager Jim Shaw said the project represents a transition for the city from an industrial- to a service-based economy.

“I believe this is a landmark project in my career,” Shaw said. “And I think that it will be a landmark project not only in the city of Waynesboro, but in the region and in the Commonwealth.”

Shaw said it would go before the Planning Commission, and then the City Council this summer for review and final approval.

Council members offered praise for the project, dubbed The Mill at South River.

“This is such a boost for the downtown area,” said Councilwoman Nancy Dowdy, who along with other council members, received a briefing on the project. “I’m just glad to see something finally taking off in that area.”

City Manager Mike Hamp, along with other members of city staff, believe the project could make Waynesboro a model for other communities for its adaptive reuse and brownfield redevelopment. Bryan said the proposal would be the largest brownfield redevelopment project in Virginia.

The property, which sits on a half-mile stretch of the South River, was formerly the Crompton-Shenandoah Company Waynesboro Plant, a velvet, corduroy and velveteen fabric manufacturer.

Bill Hume, president of Interactive Design, an architectural firm in Roanoke, said plans call for preserving 450,000 of the 500,000 square feet of the buildings on the site.

The South River Complex currently leases space to small industry and artisan tenants, warehouse space to trucking and other industries and mini-storage rentals. Bryan said most would be welcome to stay upon completion of the project.

South River, Inc. says the rezoning of the property would encourage investment in converting industrial property to diverse uses while aiding in the city’s revitalization.

The company says it will incorporate historic preservation principles while preserving and increasing green space. It also plans to promote water and energy conservation, as well as encourage pedestrian and alternative transportation methods.

Engineers for South River, Inc. and Greenway Engineering of Winchester held three public information sessions in October following the release of a floodplain and floodway study for Waynesboro. The study included the South River between the Wayne Avenue Bridge and the CSX Railroad Bridge downstream at Broad Street.

Dowdy said she is impressed with the concept - preserving the structures already there, capitalizing on the river and minimizing flooding issues, and at the same time, putting forth a forward-looking proposal.

“It’s just awesome,” Dowdy said. “From an economic development standpoint, it’s exciting for Waynesboro. For downtown, it’s exciting for Waynesboro. From a historical preservation standpoint, it’s exciting for Waynesboro. On many levels, it’s a huge opportunity for Waynesboro.”

Hamp said the project, if approved, would enhance Waynesboro’s identity and reputation.

Said Vice Mayor Frank Lucente: “It’s just what the doctor ordered.”

Shoemaker, who inherited the property from her father, James L. Bowman, said it would have been wasted energy to destroy the old buildings and build anew. Preserving them, she said, is important.

“That’s more my style anyway, because I like old things,” Shoemaker said. “It’s a challenge, but it’s fun to restore something old and make it new again. … It just makes more sense to remodel and renew. Plus, it’s just a cool place, and it’s kind of our tribute to the folks that have worked here forever, and have spent their whole lives in this place.”